How Long Does It Take for a House to Settle?

What Causes a House to Settle?

House settling is common as a building adjusts to the ground under it. Several factors can cause or add to it:

Soil Condition

Different soils carry weight differently. Sand and gravel generally hold up a load better than silt and clay. In the Carolina Piedmont, many homes sit on clay rich soil; on the coast, sandy soil and a high water table are more common. So, depending on the soil where you live, a house may settle more or less.

If the soil was not compacted well before construction, the ground can also settle after the house is built.

Weight of the House

The weight of the house, including additions and changes over the years, presses on the foundation and the soil under it. On soil that was not compacted well, or that carries less weight, that load can lead to settling.

Moisture Content

Changes in soil moisture can make soil expand when wet and shrink when dry. This is especially true of clay soils. Poor drainage or grading can let water collect around the house, which can make the soil swell or wash away.

Seasonal Changes

Each season brings different moisture levels. Heavy spring rain can make soil expand, and dry summer weather can make it shrink.

In colder areas and higher elevations, the ground can freeze and thaw. Water expands when it freezes, which can move the soil or the foundation.

Construction Methods

Poor construction, such as a poorly built foundation, can lead to uneven settling. A foundation that is designed and built for its soil helps limit settling problems.

Tree Roots and Vegetation

Large trees near the house can pull a lot of moisture from the soil, which can make it shrink and settle. Roots can also push soil aside, and removing large trees can change the soil’s moisture too.

Flooding and Heavy Rain

Floods and heavy rain can saturate the soil, which can weaken its support of the house and wash soil away.

Nearby Construction

Construction near your home can cause vibrations that move soil. Digging nearby can also change the soil under your house.

What Are the Signs of House Settlement?

These signs can mean your house is settling:

• Small, thin cracks in walls or ceilings
• Minor cracks in the foundation
• Gaps around windows, doors or trim
• Cracks in brick, drywall or other surfaces
• Gaps where wood joints are coming apart
• Gaps between cabinets and walls
• Uneven or tilted floors
• Water collecting in the basement
• Pipes that break as the house shifts
• Sagging or gaps in the roofline

How Is House Settling Repaired?

Monitoring Minor Settling

Some settling is minor. Keeping a log of what you see, such as the size of a crack or a door that starts to stick, helps you notice changes, and an inspection can tell you whether it needs repair.

When the signs are getting worse, these are common repairs.

Steel Push Piers

Steel push piers are steel pipes driven deep into the ground beneath a foundation to reach stable soil or rock. They are used to stabilize, and in many cases lift back toward level, the parts of a building that have settled unevenly. The piers are driven hydraulically through the weak soil until they reach a depth that provides support.

Helical Piers

Helical piers, or screw piles, are steel shafts with plates shaped like a screw that are turned into the ground. Like push piers, they are used to stabilize and lift structures. The helix plates spread the load, and helical piers work well where heavy equipment access is limited, where soils carry less weight and where the water table is high.

When Should You Call a Foundation Professional?

Contact HydroHelp911 if you notice:

• Large or uneven cracks in your foundation or walls
• Stairs and floors that are noticeably sloping
• Doors and windows that have become harder to open and close
• Gaps between walls and the ceiling or floor
• Walls that are bowing
• Countertops that have separated from cabinets or walls
• A chimney separating from the house