Atlanta, GA

Foundation Settlement in Atlanta, GA

How Foundation Settlement Happens

Foundation settlement occurs when the soil supporting the home changes and no longer holds it evenly. Parts of the foundation may sink deeper into the ground than others, causing the structure to tilt, twist, or crack. This process can be gradual, taking years to become obvious, or more rapid if soils are particularly weak or heavily affected by moisture.

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Common Causes of Foundation Settlement

Settlement is closely tied to the type of soil and how it behaves under changing moisture and load conditions. Construction practices also play a significant role in how well the foundation stands over time.

Poor Compaction at the Time of Construction

If the builder placed the foundation on fill soil that was not fully compacted, that soil may compress under the weight of the house. As it compresses, the foundation settles unevenly.

Changes in Soil Moisture Levels

Soils swell when they take on water and shrink when they dry. Repeated cycles of wet and dry conditions cause expansion and contraction beneath the foundation, leading to movement.

Erosion from Surface or Subsurface Water

Water flowing along or under the foundation can wash away fine soil particles. This erosion leaves voids that the foundation eventually sinks into, creating uneven support.

Tree Roots and Vegetation

Large trees and plants draw moisture from the soil with their roots. As the soil dries out and shrinks, the ground near the root zone can drop, pulling part of the foundation down with it.

Expansive Clay Soils

Clay soils are particularly prone to changing volume with moisture. They can swell during wet periods and contract during dry spells, causing the foundation to rise and fall unevenly.