Home Foundations: Important Things to Know
Home Foundations: Important Things to Know
Homes in Australia rely on the stability of the foundations underneath them for structural integrity. Despite the importance of this home system, most homeowners throughout the country understand very little about house foundations and the issues that plague them.
Below, we'll be discussing the most common types of foundations found throughout Australia and the problems that are most likely to occur. We’ll also offer some advice on when foundation crack repair is required and what to do if you find foundation damage under your home.
Common Foundation Styles Throughout Australia
There are four primary foundation types found in Australia. Below are explanations of how each is constructed and the damages that occur most often on each.
Slab Foundations
Slab foundations are the simplest type and among the most prevalent in Australia. Builders construct these by pouring a single concrete slab on pre-prepared soil. Because the slab sits directly on the ground, there is no space beneath the first floor for utilities or storage.
How Slab Foundations Get Damaged
The most common type of damage you'll find on slab foundations is cracking. Hairline cracks in the slab surface form in most homes as a result of normal concrete settlement.
However, wider or uneven cracks can be indicative of much more severe problems. Most of the soil in Australia is considered clayey. Clay soil generally offers good support for home construction, but it expands and contracts in response to changes in moisture.
Luckily, the average rainfall in Australia is relatively low, but when it does rain, the water can soak into the ground beneath your home and cause it to shift unevenly. The result is called differential settlement, which can leave you with significant structural damage.
Pier Foundations
Pier foundations — commonly referred to as pier and beam foundations — are another standard foundation style in Australia. These are often used in areas where flooding is an issue, especially around coastal areas.
The crawl space beneath homes with pier foundations allows floodwater to pass through without causing significant damage. If you have a pier foundation in a relatively dry area in Australia, the space can also be used for storage and to house utilities.
How Pier Foundations Get Damaged
Pier foundations can be adversely affected by soil movement, just like slab foundations. Expansion and contraction of Australia's clay soil can promote unevenness in pier foundations that can lead to structural damage.
However, the most prevalent issue with pier foundations is an accumulation of moisture beneath the home. Because the under-home area is not enclosed, humidity in the air can build up beneath the house and cause a myriad of issues. Some of the most common problems related to moisture include mold growth, uncomfortable indoor temperatures, pest infestation, and excessive utility bills to combat the moist air.
Crawlspace Foundations
Crawlspace foundation construction begins with excavation. Crawlspaces are set three to four feet into the ground and provide an enclosed under-home area. In most cases, a concrete wall — called a stem wall — surrounds the foundation and serves to separate the space from the elements.
Crawlspaces are very commonly used to house utilities for easy access and for storage.
How Crawlspace Foundations Get Damaged
Crawlspaces are set several feet into the ground, making them more prone to soil movement than slab and pier foundations. In Australia, the biggest threat to crawlspaces is expansive clay soil pushing against the stem wall. As the soil expands and contracts, it puts varying pressure on the walls and can cause them to give way or lose structural stability.
Basement Foundations
Basement foundations are very similar to crawlspaces because they provide significant space beneath the first floor of your home. However, basements are usually set seven to ten feet into the Earth and provide enough clearance to stand. Many people choose to finish basements to increase living space in their homes, and almost all basements house utilities, including water heaters and boilers.
Basement foundations are prevalent in some areas of Australia, but they are not typically realistic in coastal regions. This is mainly because the groundwater is relatively shallow near the coast and would present significant problems with water intrusion.
How Basement Foundations Get Damaged
Basements in other countries are prone to leaking. However, the below-average rainfall in Australia means that water intrusion is usually not a major threat.
The biggest issue most Australian homeowners have with basements is the absorbent clay soil that can put excessive pressure on the basement walls when it expands. Homeowners may notice horizontal or stair-step cracks in the walls of their basement as a result. These types of damages almost always indicate structural issues.
What to Do If You Notice Foundation Issues
Regardless of the foundation style underneath your home, taking immediate action when you find a problem is crucial for limiting the damage and the inevitable repair costs. Foundation issues almost always get worse with time because of the immense pressure they experience. Therefore, finding foundation issues and calling in a professional as quickly as possible are the best things you can do to keep your home and your family safe.
It's often a good idea to do a foundation inspection once every three to four months. If you have a slab foundation, this will typically consist of an exterior assessment of the concrete strip beneath your home. Report any new or worsening cracks, or any signs of sinking to a professional immediately. They will typically stabilize the foundation using push piers.
If you have an under-home area, head into that space during your inspection to look for cracks in the foundation walls or floor. Report these to an expert right away. Common solutions include installing earth anchors and supportive piers to limit further movement.
Keep an eye out for excessive humidity, musty odors, mold growth, signs of pest infestation, and any other irregularities, and report these issues to a foundation repair company as well.
Wrapping Up: Why You Need to Understand Your Foundation
Your entire home relies on the foundation underneath it for support and stability. Any issues with the concrete foundation can result in massive structural damage and, in extreme cases, total home collapse.
Knowing what type of foundation you have and the most common problems with that style will help you identify issues early and implement a sufficient resolution quickly.
Questions? Contact us today to see how we can help!