Rosie Romero
Special to the Arizona Daily Star
Q: What does it mean when we hear that Arizona is a “clay” state?
A: The term clay state simply means that a large portion of the surface soils in our state are comprised of clay. Clay soil is considered shifting and expansive and is triggered by wet and drying soil. However, it is important to note that not all clay soils are created equal. Soils may contain varying amounts of clay content. Higher clay content can lead to potential foundation and concrete issues.
Q: How can clay soil compromise our foundations?
A: Most of our foundations are steel-reinforced concrete sunk 18 inches or deeper into the soil. When our foundation systems are placed in expansive soil, movement can cause cracks in the footing and/or the stem wall. Any cracking indicates movement. Smaller or hairline cracks can be caused by thermal expansion and contraction or soil with a low clay content. Larger cracks that produce a measurable gap might be the result of a high clay content in the soil. Victor Rivera of Arizona Foundation Solutions tells us that movement of the soil can cause settlement and/or rotation of footings and stem walls, which leads to more considerable cracking. This condition will not resolve on its own.
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There are other problems that can result from soil movement near a structure:
Structural complications: Any defect in your foundation can affect your entire home, from interior and exterior wall surfaces to the roof’s surface.
Surface cracking: Cracking can occur on the outside of the home and can be seen in stucco or siding, or it can occur inside and can show up in your drywall. When you see cracking in these surfaces, determining the cause begins with the foundation. Another possible sign of foundation disturbance is when windows and doors that used to work well become hard to open or close.
Water infiltration: Any crack will allow water to enter your foundation system. The larger the fracture, the more water penetration. Water will oxidize the steel reinforcing.
Rusting steel: Steel can expand up to 20% of its diameter when it oxidizes. This expansion can cause other cracking in your foundation system. In masonry stem walls, this might appear as horizontal or vertical splitting along mortar lines.
When you have a crumbling foundation wall, damage can show up inside or out.
Arizona Foundation Solutions
Q: What are the solutions to a failing or compromised foundation?
A: The first step in determining a solution is defining the problem and measuring its magnitude. A qualified foundation expert can assess how much the foundation is moving. If it is moving very little, then the direction would be to leave it alone and monitor it over time. If movement is significant, designing and planning a fix is in order. Possible solutions or fixes include:
Replacing oxidized steel reinforcing: With specialized tools and training, the steel can be located and removed by cutting and chipping. The steel can be replaced with a fiberglass rod that is specifically manufactured to be as strong or stronger than steel. The space around the new reinforcing rod is then sealed with a high viscosity polyurea mixture. It is an epoxy like product that is structurally sound.
Foundation failure: When the foundation, or some portion of the home’s foundation, is no longer functioning, tearing it out and replacing it is costly and difficult. Foundation experts can stabilize the house by using piers. Three-foot by 3-foot holes are dug about 6 feet apart (center to center), and metal piers are driven into the ground to a depth of about 15 feet. The piers are driven in at a slight angle to be under the structure and stabilize the existing foundation. The steel piers are hot dipped in molten zinc, which galvanizes the pier. This process significantly slows oxidation as the zinc must first sacrifice itself before anything gets to the steel. This method is a more costly way of protecting the pier than less effective polymers or powder coatings.
These solutions are far less expensive and less stressful for the homeowner to support the home with piers than to replace the foundation.
Q: Can concrete cracks be repaired?
A: Yes. The solution depends on whether the concrete is cracking or heaving.
There are two types of concrete failures: cracking and heaving. Concrete walks, driveways, and pool decks can also be the victims of clay soil expansion and poor compaction prior to placing the slab. Other causes of failure might be water damage undermining the slab, tree roots, or even a heavy truck driving over the slab.
Cracking: This is typically a horizontal fracturing of the slab that has no or minimal vertical displacement. Cracking can happen inside and outside the home. One solution is called concrete stitching. This process involves saw-cutting slots at different angles from each other across the crack. The grooves are about 2 inches deep and about 3 feet apart. Next, a carbon fiber laminate plate, stronger than steel, is placed in the slot and the space around it is filled with an epoxy-like mix. The mix is the same product used for reinforcing steel, as discussed previously. The finishing step is a specifically colored polymer mixed to match the existing slab.
Heaving: This is where a vertical displacement of a slab has occurred. Heaving leaves voids under the slab that must be filled to realign the slab. A foundation expert can use special tools designed to locate these voids. Once mapped out, a drill is used to make small pea-sized holes through the slab at 5 to 6 feet on center. Next, a hydrophobic foam product that withstands the harmful effects of water is inserted into the holes. The foam begins as a liquid, expands in a few minutes, and realigns the slab.
Repairing foundation failures or concrete cracks and heaving is often preferable to replacing them. Repairs tend to be less costly and usually less stressful for the homeowner and are necessary for the stability of the home.
Refer to Rosie’s “How to Choose a Contractor Guide” (tucne.ws/1mek) when you need repairs at your home.
Inspiration on how to use desert-adapted plants in a formal garden design in the Tucson desert. Video by Dominika Heusinkveld/Arizona Daily Star
Dominika Heusinkveld
An Arizona home building and remodeling industry expert since 1988, Rosie Romero is the host of the syndicated Saturday morning Rosie on the House radio broadcast, heard locally from 10-11 a.m. on KNST-AM (790) in Tucson. Ask your homeowner questions by emailing [email protected] or call 888-767-4348.
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Publish date : 2024-08-17 10:00:00
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