For my Facebook friends:  Some of you may not know that I have spent the last thirty years dealing with foundation problems in Texas, Oklahoma and other areas where expansive soil causes extreme foundation issues. I was a contractor/consultant for almost twenty-five years and have been strictly consulting with property owners the last five.  While continuing to consult I am also going to provide as much general information as possible to my friends on Facebook.  Things the foundation companies would just as soon you didn’t know.

To begin, I am going to tell you how to protect your property from settlement, due to shrinking soil.  This will not stop all movement, but done correctly it should reduce normal settlement due to drying out during a long hot summer. Best case, it may stop and possibly reverse foundation settlement.

This is particularly beneficial during periods of watering restrictions. Save water and your foundation.

The answer is proper use of soaker hose. You must not let the soil around and under your foundation become dehydrated. Sprinkler systems are designed to keep the grass green, not the foundation stable. 

Used with a sprinkler system the soaker hose is a compliment. Without a sprinkler system soaker hose is often a true necessity. So here is what nobody tells you: how to use it!

First of all a definition of soaker hose: black, garden hose look alike, fabricated to weep water under pressure. It can be found at most any hardware store. They are quite inexpensive.

W hen buying soaker hose you will want to be sure that it contains a restrictor in the female end, this will help distribute the water evenly over the length of the soaker. A short piece of garden hose should be affixed to the water source. The soaker containing the restrictor should be attached to the short hose at ground level.  The Soaker should be placed, as level as possible, approximately 12” from the foundation.  When rounding corners or going under fence 12” spacing should be maintained.

When obstacles, such as air conditioners or portable building force variation of distance, always choose away from the foundation rather than closer!

Always use common sense when questions arise. On a sloping lot place the soaker closer to the foundation on the side that slopes away. Do not run soaker across concrete. Use short garden hose across driveways and walks.   Run soaker around patios and swimming pools as you would around the house. They are sitting on the same soil as the house so they have the same chance of movement.

The main thing to remember is we are attempting to keep the soil from shrinking and withdrawing support from under and around the structure.  We want the soil to stay hydrated close to the foundation but too much water is worse than not enough.

 When beginning the use of the soaker hose: run for twenty to thirty minutes 3 to 4 times a week. After seven to ten days walk around and touch the soil next to the foundation. If it is slightly moist, keep the same program. If it is bone dry, run it longer or more often. If it is rather wet next to house, cut back the time or frequency.  Recheck several times during the summer. If it rains you may be able to cut it off for a few days. If it stays around 100+ or – for several day you may need to crank it up.

To find more information go to my website, receive my Newsletter or email me or call me at 817-308-8186.