Foundation Settling – What It Is and How to Deal With It

If your house feels like it's creeping down a bit, you’re probably dealing with foundation settling. It’s not just a fancy term – it’s the slow shift of the base that supports everything in your home. When the ground beneath the slab or footings moves, walls can tilt, doors start binding, and cracks appear out of nowhere. Catching it early can save you a lot of money and stress.

Common Causes of Foundation Settling

Most settling comes from the soil itself. Clay soils swell when they get wet and shrink when they dry, pulling on the foundation. Poor compaction during construction leaves air pockets that collapse over time. Leaky pipes, heavy rain, or a missing drainage system dump extra water onto the footing, increasing pressure from below. Even heavy loads – like a new garage or a big piece of furniture placed on a slab – can cause the soil to shift.

Another sneaky cause is tree roots. Large trees near your house draw a lot of moisture from the soil, drying it out and creating voids. If the roots grow under the footing, they can physically push the foundation aside. It’s a good idea to keep big trees at least 15 feet away from the house, or at least monitor their health.

Quick Steps to Stop Settlement Damage

First, look for the tell‑tale signs: diagonal cracks in walls or floors, doors that won’t close properly, windows that stick, and gaps between the wall and the floor. Grab a level and check if the floor is sloping. If you see three or more of these, it’s time to act.

Start with drainage. Make sure gutters direct water at least six feet away from the foundation. Clean roof downspouts, add splash blocks, and grade the soil so it slopes away from the house. If you have a basement, install a de‑humidifier to keep moisture levels low.

Next, address minor soil issues. Fill low spots around the foundation with compacted gravel or crushed stone. For larger voids, you might need to inject a low‑expansion foam that fills gaps and stabilizes the ground without digging up the yard.

If the settlement is serious – large cracks, doors that refuse to align, or an uneven floor – call a foundation specialist. They can recommend piering, slabjacking, or carbon‑fiber reinforcement, which are proven methods to lift and hold the foundation back in place.

While you wait for a pro, protect interior finishes. Use flexible caulk on cracks to keep water out, and place shims under doors to improve clearance. These temporary fixes won’t stop the movement, but they’ll keep your home comfortable until a permanent repair is done.

Remember, foundation settling isn’t always a sign of a looming disaster. Many homes settle a little each year, especially in regions with expansive soils. The key is to monitor the change, keep water away, and act quickly when signs appear. With the right steps, you can keep your house stable and avoid costly repairs down the road.