HOUSE LEVELING AND THE SIGNS THAT YOU MIGHT NEED IT

House leveling is a key aspect of foundation repair that is crucial for homeowners to understand. It involves the process of correcting a foundation that has settled or become uneven, causing it to tilt or sink in certain areas. Essentially, house leveling is about restoring a home to a level condition. This process involves lifting the house (or just sections of it) and stabilizing the foundation to correct the settling issue.

Before we dive into the specifics of house leveling, let’s take a closer look at why foundations settle. There are several reasons this can happen, including:

• Soil movement: Moisture changes throughout the year cause the soil beneath the foundation to expand and contract.

• Water pooling or poor drainage: This can cause the soil to erode and shift, leading to uneven settling.

• Construction issues: If the foundation wasn’t poured or constructed properly, it may have an inherent weakness that can cause settlement over time.

• Tree roots: Roots near the foundation can pull moisture from the soil or disrupt the ground, causing movement.

Now that we’ve covered the causes, let’s take a look at some of the signs that indicate your house might need leveling:

• Uneven Floors: Floors that slope, feel bouncy, or show unevenness, with noticeable sags or pockets. The issue with this is that these changes may not be noticeable until they become severe.

• Cracks: Cracks in the walls, around doors and windows, or even in floors or ceilings. These are often the result of pressure building on one side, which can eventually cause the foundation to crack. Cracks can appear both inside and outside the house.

• Sticking Doors and Windows: Doors that won’t close properly or windows that jam in their frames are often a result of shifts in the foundation. Over time, this can cause them to become nonfunctional.

• Gaps: You might notice gaps around doors, windows, where walls meet the ceiling, or where the floor is pulling away from the wall.

• Bowed Walls: If you have a basement, settling can affect its walls, causing them to bow inward due to pressure on one side of the house. 

• Sagging Roof: Settling can also affect the roof. You might notice sagging areas, holes, or tears, and in extreme cases, even the chimney can start to pull away from the house. If left unchecked, the roof could begin to lift away from the frame.

• Sloping Exterior: The exterior of the house may begin to tilt, or you might notice a noticeable slant in the structure.

How Is House Leveling Done?

There are different methods for leveling a house, depending on the severity of the issue and the type of foundation. The most common and widely used method is through steel and concrete piers, which work for both pier and beam foundations as well as slab-on-grade foundations. Hydraulic jacks are used to lift the structure gradually, and then piers are inserted beneath the foundation to support the home.

Steel, concrete, or even helical piers are used to lift the home and stabilize the foundation. The piers are pushed down until they reach bedrock or the "point of refusal," which typically means reaching pressures of around 9,000 PSI. Shims, thin layers of material (usually steel), are then used to fine-tune the leveling until the house is completely leveled.

How Long Does House Leveling Last?

The durability of a house leveling job depends on several factors, including the repair method, the condition of the soil, and the quality of the materials used. With the right repairs, a foundation can remain level for many years. However, if the underlying causes of the settling (like poor drainage or soil erosion) are not addressed, there is a risk of re-settlement in the future. This is where the distinction between foundation repair and foundation leveling comes in.

House leveling is simply about raising the home back to its original level, while foundation repair goes further by addressing and treating the underlying causes. Some of the additional services or actions involved in comprehensive foundation repair include:

• Proper drainage: Ensuring water flows away from the foundation is crucial. Installing gutters and downspouts will help prevent soil expansion due to excessive moisture around the foundation. Sump pumps and French drains can also be helpful.

• Root barriers: If there are trees near your foundation, a root barrier can help protect against both root damage to the foundation (and plumbing) and moisture imbalance around the foundation.

• Grading the soil: Proper grading around the house and using retaining barriers can help prevent water pooling and excessive moisture buildup.

• Soil stabilization: If your soil is prone to shifting, you may need to stabilize it through techniques like soil compaction or by using soil stabilization products.

• Soaker hoses: Installing soaker hoses around the foundation helps maintain a stable moisture level throughout the year.

• Regular maintenance: Early detection is key. Regularly check for signs of settlement, as mentioned earlier, to address minor issues before they escalate.

When Should You Call a Professional?

It’s true that there are some DIY fixes for minor issues like caulking small cracks or managing drainage (we’ve even written a few DIY guides about these fixes in the past). However, foundation leveling and foundation repair should always be handled by professionals. It is a complex and specialized process that requires knowledge of structural engineering, soil behavior, and appropriate lifting techniques.

A professional foundation repair contractor can assess your situation and recommend the right solution for your particular issue, whether it’s simple leveling or a more in-depth foundation repair.