Is Your Home’s Foundation at Risk? Experts Warn of Rapid Sinking in Some U.S. Areas

Your home might be sinking without you even realizing it. Experts are warning that land in many U.S. cities is slowly dropping, with areas along the East Coast and Gulf Coast being particularly vulnerable. Cities like Houston, New Orleans, New York City, Miami, and San Francisco are some of the most at risk. This problem is especially concerning near coastal areas, as they’re already at higher risk for flooding due to rising sea levels driven by climate change.

This sinking is known as land subsidence, which occurs when the ground beneath a building weakens, causing the foundation to sink. It’s different from normal settling, where a home sinks slightly due to the weight compressing the soil. Subsidence can compromise the integrity of your home, causing significant structural damage and potentially reducing its value by 6 to 8 percent. If left unaddressed, it can even pose safety risks.

Let’s explore the main causes of subsidence, how to spot the signs that your home is sinking, and what you can do to protect it from serious damage.

Common Causes of Land Subsidence

Land subsidence can happen due to both natural processes and human activities. Here are some of the most frequent causes of a sinking home:

• Groundwater extraction: When groundwater is pumped out for consumption, it lowers the water table, which supports the soil. This often leads to subsidence.
• Dry soil: Prolonged dry periods can cause soil to shrink, crack, and shift. Clay soil is especially prone to this.
• Trees: Large trees, especially oaks and conifers, absorb a lot of water. If planted too close to the house, their roots can deplete moisture from the soil under the foundation, leading to subsidence.
• Mining: Homes built near mining operations, quarries, or pits can experience subsidence as a result of the land being disturbed or weakened by these activities.
• Pipe leaks: Leaks in pipes, especially drainage systems, can weaken the soil, making it soft and prone to subsidence.
• Heavy construction: Large construction projects near a home can destabilize the soil and contribute to sinking.
• Natural events: Earthquakes, tectonic shifts, and even the retreat of glaciers can lead to land subsidence over time.

Signs Your Home Is Subsiding

One of the most obvious signs of subsidence is the appearance of large, thick cracks in walls or ceilings. These cracks tend to be wider than 3 millimeters, often diagonally shaped, and are usually found near doorways and windows. Cracks that are wider at the top than the bottom are a particularly strong indication. You may also notice cracks expanding over time.

However, not all cracks are a sign of subsidence. Some cracks may simply occur due to the normal expansion and contraction of the home as temperatures fluctuate, or because of a newly built house settling as it dries.

Additional signs to watch for include:

• Uneven or sloping floors
• Gaps near baseboards or around door and window frames
• Cracks in the brickwork or masonry
• Sticking doors or windows
• Wallpaper that’s shrinking, crinkling, or peeling at the seams

How to Protect Your Home From Sinking Land

While some subsidence is due to natural processes that can’t be prevented, there are steps you can take to reduce the risk of serious damage. If you notice cracks or any of the other warning signs, act quickly. It’s always better to have a professional assess the situation than to wait for the problem to worsen.

Here’s what you can do to minimize the risk:

• Maintain proper drainage: Regularly clean gutters and ensure pipes and drains are clear of blockages or leaks. This helps prevent water from collecting and weakening the soil around your foundation.
• Plan tree planting carefully: If you’re planting new trees, consult with a professional to understand how deep the roots will grow and make sure they’re planted far enough away from the house to avoid damaging the foundation.
• Protect existing plants: If you have shrubs or bushes near your home, don’t remove them, as doing so could destabilize the soil. Their roots provide some support to the ground.
• Hire a qualified contractor: If you plan to build an extension or make significant changes to your home, make sure to hire a contractor who understands how to protect the foundation and prevent subsidence.

Solutions to Fix Subsidence

Once a structural engineer has determined the cause of the subsidence, they can recommend a solution. Common methods to fix the problem include:

• Tree maintenance or removal: If subsidence is caused by a nearby tree, an arborist can either remove it, prune it heavily, or install root barriers to prevent further damage. Root barriers act as an underground wall to block roots from impacting the foundation.
• Repairing leaking pipes: If leaking pipes are the cause, a professional can conduct a drain survey to locate the leak. After finding the source, they can repair or replace the faulty pipes.
• Underpinning: Underpinning is a more invasive and expensive solution. It involves digging under the foundation and filling the space with concrete to stabilize the home. This process can take time and is often costly but is effective for severe cases.
• Resin injections: A less invasive alternative to underpinning, resin injections involve drilling small holes in the foundation and injecting resin. The resin expands, solidifies, and compacts the soil, strengthening the ground and helping to raise the foundation back into place.

The cost of these solutions depends on several factors, including the severity of the problem and the chosen method of repair. Be sure to contact your insurance provider early on to determine if they cover subsidence-related repairs and which contractors they recommend.

Be Prepared for a Long Process

Addressing subsidence is not always quick. While the repair work itself may only take a few days to several weeks, the process of contacting insurance providers, scheduling assessments, and getting quotes from contractors can take months or even longer. Be patient and plan accordingly.

By taking action early and working with professionals to identify and fix the cause of subsidence, you can protect your home from further damage and ensure its long-term stability.