Basement Floor Heaving Equals Big Problems

Do you notice cracks in your floors or walls, sticking doors and windows or uneven floors? These are all signs of a foundation heave problem. 
Heaving happens when expansive soil swells and pushes your foundation up. It can be extremely noticeable on basement floors and interior footings. It can often be mistaken for foundation problems or your home settling.

What is heaving?

Heaving occurs when the ground beneath a structure pushes upwards. This phenomenon happens when the soil underneath the foundation expands and contracts due to changes in ground moisture levels. This can cause the foundation and entire home to rise, which is opposite of settlement, when the foundation of a home sinks due to weak soil.

As shown in the photo above, the center of the floor is higher than the perimeter. This is a perfect example of floor heaving.

It is essential to determine what is causing the heaving, this can entail drainage problems, soil expansion, foundation issues, etc. 

What causes basement floor heaving?

1. New construction Heave usually happens with newer homes. When a home is built the builders dig a hole, and that hole remains exposed to sunlight for weeks. With so much direct sun exposure, moisture in the soil dries up and the ground shrinks. This is more common in the summer or if there is little rain. When moisture returns to the soil, causing it to expand, it pushes up the floor slabs and interior footings.
2. Improper drainage If water is not effectively guided away from the home through a proper drainage system, it will pool around the home’s foundation, potentially weakening the concrete causing cracks to form. Make sure your home has systems in place to keep your basement dry. These can include having an interior drainage system, a good sump pump, and sufficient gutters that help guide water away from your home. To learn more about protecting your basement from water visit our basement waterproofing page.
3. Fluctuating climate Water in soil can freeze during cold winters causing it to expand. This can apply significant pressure on the foundation of homes leading to floor heaving.
4. Expansive clay soils Clay soils have the ability to swell significantly when they absorb water and shrink when they dry out. This cycle of expansion and contraction can exert pressure on the foundation, leading to heaving over time. 
5. Tree roots Large tree roots near the foundation can absorb moisture from the soil, causing it to dry out unevenly. This differential drying can lead to uneven settlement and heaving of the foundation.

Signs you have a foundation heaving problem

Drywall cracks

Noticeable cracks in walls, typically near windows or doors is a visible sign of a foundation heave problem. They often appear to be vertical or diagonal and often widen over time. 

Uneven floors 

If your floors suddenly become uneven or sloped this could be a sign that the foundation underneath your home is shifting. This is often a result of soil expansion underneath your foundation. 

Sticking doors and windows

When your home has a foundation heave problem it can cause the frame of a house to distort, making your doors and windows difficult to open or close smoothly. You might notice sticking or jamming more frequently during seasons when the ground freezes and thaws. 

Floor and ceiling gaps

As the foundation shifts, you may notice gaps forming where walls meet ceilings or floors. These gaps can indicate that the structure of your home is no longer properly supported by the foundation.

Like foundation settlement, heave can be invasive and cause significant damage to the home. These signs collectively suggest that the foundation of your home may be experiencing heaving or shifting due to changes in the underlying soil conditions. Several things can be done to address a heaving problem, and the solution depends on the severity of the problem. Here are a few potential solutions based on the challenges that you are facing.

How to know if it is a settlement or heaving problem

Distinguishing between foundation heaving and settlement issues can be crucial for determining the appropriate corrective measures. Here are some indicators to help you differentiate between the two:

Vertical crack in wall indicating foundation heaving.

Solutions for heaving floors

• Solution for basement floor slab heaving If your issue is primarily the basement floor slabs being humped in the middle, you might be able to address just the slab. For example, if the basement is unfinished and the interior footings have not moved, you can remove and replace the basement slab. You will want to ensure that a geotechnical engineer reviews the soil and assists the concrete contractor to make sure the underlying soil has the appropriate moisture content. If the ground is especially problematic, it may need to be removed and replaced with a more competent material.
• Solution for basement slab and non-load bearing walls If the interior walls in your finished basement are being pushed up unto your second-floor joists, you will have to take a more invasive approach. In most cases, you'll have to remove the basement slab, excavate below the bottom of the slab about 12". Then install helical piers to support a new structural slab. After that's done, a void form can be established. This concrete form goes under the concrete and creates a space for the soil to move in without impacting the new structural concrete slab. Once the helical piers and void form are installed, a structural slab can be installed, and the basement can be updated.  
• Solution for basement slab and load-bearing walls If the heave is impacting the interior load-bearing walls, that means the problem is severe. This type of heave causes significant damage. In this case, all of the above solutions need to be done, with the addition of piers under the interior load bearing walls and footings. By installing these interior piers, we can excavate under the interior footings, lower them back down to their original position, and install a void form under the footings to prevent issues. This is the most invasive approach, but it will prevent further problems from occurring in the home. If you're in our service area, we'd love to help. We have a unique geotechnical solution to basement floor heave that restores property value. If you think you are experiencing this problem, contact us for a free home inspection from one of our experienced specialists.

When in doubt, talk to the experts

Hey there, we are the friendly team at Thrasher Foundation Repair, and excited to meet you. With nearly 50 years of experience in foundation repair and basement solutions we've got you covered when it comes to basements and crawl spaces.  

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