| |
Home Buying Tips
The Texas Association of REALTORS® Buyer's Handouts
Texas REALTORS®: Working for you
These handouts explain the basics in understanding the buying process and more. Click on the desired link below to read
These handouts are in the PDF format which requires Adobe Acrobat Reader. These handouts may be large files and time consuming to download.
A home inspection is well worth the cost
When checking out a house, leave your emotions at home
Questions buyers should ask a mortgage lender
How to secure home financing the smart way
Homeowners insurance: 7 tips for Texans
How much does that home really cost?
Home Care Information
Guest Column
by: Tana Keudelka
Advanced Engineering Solutions
Foundation Care Information
Your foundation has been engineered for the soils,
which support it. Proper care of your foundation is very
important in preserving the integrity of the structure. Expansive
soils can create damaging movements (shrink and swell) to foundations
and structures. Movement occurs because the clay soils expand so
forcefully, the foundation is actually lifted or they shrink away and
no longer support the foundations. These movements originate from
changes in soil moisture. Maintaining an even and relatively
constant level of moisture in the soils supporting your foundation is
the single best thing you can do to reduce or minimized the effects
expansive soil movements have on your structure.
Drainage at the foundation
perimeter
Maintain the grading and planting beds around the foundation to slope
away from the structure. The soil around a house will tend to
settle with time and additional topsoil may be needed. Use a
clay-based soil any time you replace the soil around the
foundation. A clay-based soil, properly placed, will shed
rainwater away from the foundation. DO NOT USE SAND. Sand
is porous. Rainwater flows through the sand into the soils
supporting, and adjacent to, the foundation, where it can cause
problems. Avoid ponding or standing water in the area around the
foundation. The yard should have drainage channels (often called
swales) to route rainwater away from the structure. Do not add
fill dirt to change or alter these drains. Gutters should be
maintained and free of debris. All runoff water should be
diverted away from the foundation.
Watering
If the soil along the exterior becomes excessively dry, it will shrink
and crack. These cracks admit air, which causes more evaporation
and more cracking. When heavy rains come, these cracks allow
excessive amounts of water to go directly to the bearing levels,
causing movement. Eventually the foundation will flex and
possibly crack. If you notice the soil shrinking away from the
foundation and forming a gap, it is a sign that eh soil needs
water. Whether you have a sprinkler system, above ground water
system or underground watering system, you should monitor the system on
a daily basis. Irrigation systems can be highly effective in
maintaining moisture balance. However, undetected leaks and
overuse frequently are contributors to foundation movement. Trees
and large bushes use large amounts of water and must be placed such
that soil moisture loss, as well as excessive root growth, is
avoided. You should add extra moisture as necessary to areas,
which naturally remain dryer, such as gabled ends, adjacent to large
trees and bushes.
Trees and Plants
Because of the highly expansive nature of the soil, trees and other
large plants can significantly contribute to differential movement of a
foundation. The roots of trees and large plants consume moisture
from the soil, causing the soil to shrink much faster than other soil
areas exposed to the weather. The desiccated soil will sink lower
than the surrounding soil, causing differential settlement in the
building structure. Research studies indicate that a tree to
minimized the effect of drying caused by the tree. Planting
flowerbeds or shrubs next to the foundation and keeping the area
flooded will result in a net increase in soil moisture content.
The expansion will occur at the foundation perimeter. We
recommend that initial landscaping be done on all sides, and the
drainage away from the foundation should be provided and maintained.
Plumbing Leaks
The homeowner must pay special attention to leaky pools and
plumbing. Below-grade utility leaks are perhaps one of the
largest factors for adverse foundation performance. Frequently,
the distress occurs before the leak is identified. Leaking water
pipes can be detected by turning off all the taps and checking if the
water meter records any flow. Sewer leaks are more difficult to
check and require testing by a plumber. Dripping faucets, leaking
drains, air conditioning condensate drains, leaking water pipes, etc.,
can cause local differential movement. Corrective action should
be taken immediately.
Every homeowner should conduct a yearly observation of foundation and
concrete areas and perform any maintenance necessary to improve
drainage and minimize infiltration of water from rain and lawn
watering. Foundations constructed on expansive clays can perform
satisfactorily provided that good design, good construction, and good
maintenance are implemented.
.Tana Koudelka, P.E., President
and CEO of Advanced Engineering Solutions. LLC, has a Master.s Degree
in Structural Engineering and over 20 years experience in design,
construction and building failure analysis. She has over 12 years
experience with local soils, foundation and construction
techniques. AES is a member of the Greater San Antonio Builder.s
Association, CCIM and Ms Koudelka also serves on the GSABA
Remodeler.s Council and other professional and community
organizations. www.aes-tx.com
Reprinted with permission of
Tana Koudelka, from the San Antonio Board of Realtors .Real Estate
Newsline. February 15, 2004.
Referrals Appreciated… If you know someone who is thinking of buying or selling a home, please call us at 210-734-5590 or email Click to email us.
Roman is fluent in Spanish. Click to email Roman
Back to the Top
|
