3 Tips to Prevent Structural Damage to Your DFW Home

Drainage plays a crucial role in preventing foundation damage in the Dallas/Ft. Worth metroplex. Areas within the metroplex such as Arlington and Rowlett are known to have some of the deeper layers of active soil. Because of expansive clay soils and sometimes heavy rainfall, the relationship between drainage and foundation damage becomes crucial. In this article, we will explore how drainage relates to foundation damage and the importance of effective drainage, so that you can be proactive in protecting your home’s foundation.

1. Keep Soil Moisture Levels Consistent

Many areas in Texas, including DFW, have soils with high clay content. Theses soils have the ability to expand significantly when they absorb water and shrink when they dry out. This cycle of expansion and contraction can put considerable pressure on foundations, leading to cracks, movement, and other damage.

When the clay soil dries out, it shrinks and begins to pull away from the foundation, leaving voids beneath it, and effectively removing Over time, this repeated shrink/swell cycle can lead to foundation movement, settlement, and structural damage. How much the soil expands and contracts depends on the clay content, soil composition, and the presence of moisture. Sometimes, builders have replaced high-clay soil with more stable fill before placing concrete. However, for most of us, managing moisture is easier, making it vital to control the amount of water in the soil around our homes. By maintaining a consistent moisture level in the soil, homeowners can minimize the risk of foundation damage.

Soaker Hose Foundation Zones

Some builders are installing a “foundation zone” in their sprinkler system, using a soaker hose in the soil next to the building perimeter to keep the area below the exterior walls at a consistent moisture level. Consult with a qualified landscaper or irrigation contractor to see if this is an option for you.

2. Prevent Water Ponding Near Your Foundation

Poor drainage can lead to the accumulation of water near the foundation. The most common foundation problems are often built in: the builder did not properly grade the soil or did not install an adequate drainage system.

Typical Grading Next to House Walls

Grading is done by moving surface soil so that is it sloped away from structures and allows water to drain away from and around buildings using gravity. This is the single most effective way to manage water around your home. If the soil is sloped towards the building or is flat, it can result in water pooling near the foundation and creates potential for foundation problems.

Generally, soil should be graded to slope 5% (6 inches of fall over the first 10 feet). For concrete walkways and sidewalks around the home, a minimum 2% slope (a drop of 1/4 inch per foot) is recommended. This means that over a distance of 10 feet, the concrete should have a minimum drop of 2.5 inches. Required drainage slope can vary by jurisdiction.

Swales Can Help Poor Lot Drainage

When the land around the home slopes toward it, grading the soil to encourage water to flow around the house can sometimes solve a less-than-ideal drainage scenario. Obviously, this is easiest to do before landscaping improvements are completed.

Gutters & Downspouts

Gutters and downspouts are essential parts of a property's drainage system. They collect and redirect rainwater that would normally run off the roof and get concentrated at the building perimeter. Gutters are not required and their absence is not considered a home inspection deficiency by the Texas Real Estate Commission (TREC). However, without them, the shrink/swell cycle is magnified beneath the outside walls. Unlike grading, gutters need periodic maintenance. If they are clogged, damaged, or improperly installed, water can overflow and collect near the foundation.

During your home inspection, we check for proper grading and assess the condition of the gutter system to help prevent foundation problems. Schedule an inspection here or call us to get a free estimate.

Good: Typical downspouts

This is what you typically get with a new build if a gutter system is included. Downspouts drain next to the house, sometimes onto a concrete splash block. It helps some, but does little to prevent moisture from collecting near the foundation.

Better: Downspout Extensions

Extensions can help keep water away from the foundation, but they really only help if grading takes over water drainage at the point of discharge. Where the grading is negative, water simply drains back toward the house. We routinely recommend 5 foot extensions, but they are unsightly, create trip hazards, and are easily dented by gardening equipment and foot traffic.

Best: Downspouts with Receptors

A receptor that collects all water discharged and diverts it to a storm drain is best. Here, a surface drain box serves both the downspout and surrounding yard. A more common method is to have corrugated drain pipe installed in the ground with matched downspout adaptors.

3. Install Additional Drainage When Needed

Sometimes, such as when your home is built in a low area on the property, it is difficult or impractical to control moisture by grading alone. In these cases, it is important to have effective drainage systems in place. These systems may include french drains, surface drains, or subsurface drains. They collect and redirect water away from the foundation, preventing water accumulation and reducing the risk of foundation damage. These types of drains are expensive to install and will disturb finished landscaping.

To help prevent foundation damage related to drainage issues in Texas, it is important to ensure proper grading, install and maintain functioning gutters and downspouts, and install additional drainage systems when needed. Consulting with a professional engineer or a foundation specialist can provide valuable insights and recommendations specific to your property's needs.

Curb appeal in McKinney, Tx

Often, you can see good grading from the street. We want the front yard to slope down toward the street and the side yards to slope down away from the building walls.

Well-sloped back yard in Rowlett, Tx

This is a properly sloped yard at a Bloomfield Homes new build. Notice how the soil falls about 6 inches within the first 10 feet from the wall.

There you have it. You can help prevent foundation damage by keeping soil moisture at a consistent level, preventing water from accumulating near your home, and adding additional drainage systems if needed. If we identify foundation or grading issues during your inspection, we will typically recommend getting an evaluation from a structural engineer or landscaper to identify the problem and provide options for correction. Visit our Trusted Providers page for local companies we recommend. We get no compensation from these vendors.

Copyright 2023 Kingsway Inspections LLC. All rights reserved. Images are used under license from their respective owners.

Looking to buy or sell in the DFW market? Let us help you with a detailed home inspection.