Why Foundation Repair Is a Big Concern for McAllen Homes

The Clay Soil Problem in McAllen

McAllen is located above extensive clay soils that consist of smectite clay minerals. Smectite clay minerals will cause the soils to expand as they get wet and contract as they dry out, thereby creating motion under the foundations of houses that can ultimately result in cracking, settling, and structural damage to the house.

Because the entire Rio Grande Valley contains large amounts of clay-rich soils, this is an issue that impacts thousands of homes and businesses in Hidalgo County and the surrounding counties.

According to the construction industry, expansive clay soils in Texas create more foundation problems than floods, hurricanes, earthquakes, and tornadoes combined. As a result of the continuous expansion and contraction of the soils, there is significant stress placed on the concrete foundation systems, especially during times of rapid moisture change. McAllen’s subtropical climate creates additional stresses caused by heavy rainfall, followed by prolonged periods of drought that cause soil to move dramatically.

Patterns of Seasonal Soil Movement

During spring rains, the clay soils take in moisture and swell considerably; the increased volume of the soils exerts upward pressure on the home’s foundation, resulting in heaving and cracking of the foundation. Following the spring rains, the summer heat causes the moisture to be removed from the soils, causing the soils to shrink dramatically and remove support from the edge of the foundation, and create gaps that allow the foundation to settle. This pattern of soil movement is repeated year after year and creates cumulative damage to the foundation that requires professional repair services.

Fall weather transitions create difficult conditions for soil movement because the moisture levels in the soils vary unpredictably, creating uneven soil movement that may result in differential settling. Winter brings relief from extreme conditions as the soil movement becomes more predictable; however, the damage created throughout the year usually becomes more evident as the soil movement ceases.

Impact of Drought on Foundations in the Rio Grande Valley

The current drought conditions in South Texas have presented unprecedented challenges to the stability of foundations throughout the McAllen area. Low water levels at Amistad and Falcon Reservoirs reflect the broader water crisis in South Texas that not only affects agriculture but also residential foundation systems that rely on consistent soil moisture to remain stable. Prolonged periods of drought cause clay soils to shrink more severely than usual, creating larger voids around the foundations and increasing the risk of settlement.

Since 2022, the Rio Grande Valley has experienced drought conditions unlike any seen before. Disaster declarations continue to exist in the area as communities deal with water shortages and the subsequent impact on property infrastructure. Drought conditions exacerbate the natural shrinking characteristics of clay soils, thus increasing the likelihood of severe foundation problems that may require professional concrete foundation repair services.

Limitations of Water Restrictions on Foundation Maintenance

Stage 2 water conservation measures currently in place in McAllen and surrounding communities limit homeowners’ ability to keep the soil around their foundations consistently moist, which is a crucial factor in minimizing clay soil movement. Many homeowners used irrigation to stabilize the soil conditions and prevent settlement before the implementation of the stage 2 water conservation measures.

Combining the drought conditions and water restrictions creates a difficult environment for foundation maintenance; therefore, it is essential to seek professional assessments and implement targeted repair strategies to protect the value of the property and the structural integrity of the home.

Common Foundation Problems in McAllen Homes

McAllen homes typically suffer from two types of foundation damage that are directly related to the environmental conditions present in our area. These include concrete slab foundation problems, including settling, where parts of the foundation sink due to inadequate support of the soils, and heaving, where the clay soils push up on parts of the slab, causing sections to rise. Both settling and heaving create stress points that can result in cracking and/or structural instability.

Another common problem is differential settlement, which occurs when different sections of the foundation move at different rates, creating uneven floors, sticking doors and/or windows that will not shut properly, and/or visible cracks in walls and ceilings. This type of damage is indicative of significant foundation problems that need to be addressed immediately to prevent further structural damage and potentially costly repairs.

Warning Signs for Homeowners to Watch For

Identifying warning signs of foundation problems enables homeowners to address the issue before it becomes a severe problem that is very expensive to repair. Some common warning signs include cracks in interior and exterior walls, doors, and/or windows that stick or will not fit together, uneven or sagging floors, and/or separation between walls and ceilings or floors. Around the exterior of the home, look for cracks in brick or stone veneer, gaps between exterior doors and/or windows, and/or areas where the soil has moved away from the foundation.

Additionally, plumbing problems like recurring drain clogs or water pressure issues may indicate foundation settlement that has put undue pressure on the pipes. If you notice any of these symptoms, you should contact a professional to inspect your home and evaluate the extent of the damage to develop a plan for repair.

Consequences of Delayed Foundation Repairs

Delaying necessary foundation repairs in the McAllen area typically results in greater problems and expenses as the damage continues to spread to the rest of the home’s structure. A small amount of foundation settlement that could cost a homeowner approximately $3,000 to fix may eventually cost the homeowner tens of thousands of dollars to repair as the damage extends to other parts of the home’s structure. Because the soils in our area constantly move, it is rare for foundation problems to resolve themselves.

Typical Costs of Foundation Repairs

The typical costs of foundation repairs range from $2,200 to $7,800, depending on what repairs are required. Typically, the average cost of foundation repairs is approximately $5,000. However, this pales in comparison to the costs of repairing damage to flooring, walls, windows, doors, and other elements of the home that occur as a result of continued foundation movement.

Impact of Foundation Damage on Property Values

Foundation damage can significantly decrease the property value of homes in the competitive McAllen real estate market. Buyers who are knowledgeable of the presence of foundation damage are willing to pay lower prices for those homes compared to similar homes that do not have foundation damage. Additionally, some buyers will simply choose to purchase homes that have no known foundation problems.

A quality foundation repair that includes a warranty that transfers to new owners can increase the value of the property and give buyers confidence in the structural integrity and long-term stability of the property.

Modern Foundation Repair Methods

There are modern foundation repair methods that provide effective, long-term solutions to the challenging conditions in McAllen and throughout the Rio Grande Valley. Steel pier systems are able to extend deep into stable soil layers below the clay soils and provide permanent support to the foundation that is unaffected by the seasonal movement of the clay soils. Steel pier systems can raise sunken foundations to their original position and provide continuing stability to the foundation.

Polyurethane foam injection is a less invasive method of concrete leveling that is capable of addressing minor settlement issues. Polyurethane foam injection provides a quick solution to minor settlement issues with little disruption to landscaping or day-to-day living. Advanced sealants provide a protective barrier against future moisture infiltration to the repaired area while being flexible enough to compensate for normal foundation movement without cracking or failure.

Strategies for Preventive Maintenance

Drainage management practices can assist in limiting soil moisture variability that contributes to clay soil movement. Properly installed and maintained gutters, downspouts, and grading direct water flow away from foundations and prevent erosion that can compromise soil support for foundations. Foundation watering systems can assist in keeping the soil consistent in terms of moisture content during dry periods, thereby decreasing the degree of clay soil shrinkage.

Regular foundation inspections by experienced professionals can identify developing foundation problems so that the problems can be addressed before they become major repair issues, and thus minimize the potential for costly repairs. Regular inspections can provide homeowners with a sense of security and enable them to schedule maintenance activities to protect their investment in the foundation of their home.

Finding Qualified Professionals for Foundation Repairs

Homeowners in the McAllen area who have concerns about the stability of their home’s foundation will benefit from working with a contractor who understands the unique challenges associated with clay soils in our area, the local climate, and how to effectively repair foundations in our area. A reputable contractor will understand the relationship between clay-soil movement and foundation performance, and will design a plan for repair that addresses the root cause of the problem rather than merely the symptoms.

Reputable contractors are licensed, insured, and provide warranties on their work, and utilize established methods of repair that will withstand the challenges of our South Texas climate. In addition, reputable contractors are knowledgeable of local building codes, permit requirements, and inspection procedures that assure that repairs meet all relevant standards for performance and safety.

Understanding the Challenges Facing Properties in McAllen and Taking Appropriate Actions

By understanding the challenges associated with the clay soils in the McAllen area, homeowners will be better equipped to make informed decisions regarding maintenance, repairs, and protection strategies. By seeking professional evaluations and taking prompt action to repair their foundations, homeowners can protect the structural integrity of their homes and the value of their properties, while maintaining peace of mind relative to the challenges presented by our environment. At McAllen Concrete Contractors, we have the expertise and equipment to assess and correct foundation problems caused by clay-soil movement in the Rio Grande Valley.