Foundation Settlement: Causes and Solutions for Commercial Buildings

Foundation settlement is a critical concern for commercial buildings, leading to structural issues that can affect the safety, stability, and value of a property. Understanding the causes of foundation settlement and the solutions available is crucial for property owners and managers to maintain the integrity of their buildings.

Common Causes of Foundation Settlement

Soil Movement

One of the primary causes of foundation settlement is soil movement. The type and condition of the soil beneath a foundation play a significant role in its stability. Different soil types, such as clay, sand, or silt, have varying abilities to support a building's weight. Expansive soils, like clay, tend to shrink and swell depending on moisture content. During dry periods, clay soils shrink, creating gaps beneath the foundation, leading to settlement. Conversely, during periods of high moisture, the soil can swell and put upward pressure on the foundation, causing movement and cracks.

Loose or poorly compacted soil is another contributor. If the soil beneath a foundation was not properly compacted during construction, it may settle over time under the weight of the building, causing the foundation to shift.

Poor Drainage

Water management around a commercial building plays a significant role in preventing foundation settlement. Poor drainage can cause water to pool around the foundation, leading to soil erosion and weakening of the ground supporting the structure. This can be exacerbated by improperly designed gutters, downspouts, or drainage systems that fail to divert water away from the foundation. Over time, waterlogged soil loses its load-bearing capacity, causing the foundation to sink or settle unevenly.

Repair Solutions for Foundation Settlement

When foundation settlement occurs, swift action is required to prevent further damage. The most common and effective repair solution is **underpinning**, a technique used to stabilize and strengthen the foundation.

Underpinning involves reinforcing the existing foundation by extending its depth or spreading its load across a more stable soil layer. While you can read more about underpinning here, these are some examples of underpinning methods:

1. Piering: This method uses steel or concrete piers driven deep into the ground to reach stable soil or bedrock. These piers then support the foundation and prevent further settlement.

2. Slabjacking: For slab foundations, a grout mixture is injected beneath the foundation to lift and stabilize the sunken areas. This is a less invasive solution but is typically suited for smaller settlement issues.

3. Helical Piers: Similar to piering, helical piers are screw-like supports drilled into stable soil. They provide immediate stabilization and are effective for buildings experiencing significant settlement.

Contact Us Today

Addressing foundation settlement is essential for maintaining the safety and longevity of commercial buildings. Understanding the causes and implementing the right repair solutions ensures the structural integrity of the property for years to come. Contact Us today to discuss the best solutions for your property's foundation.