Signs of a foundation problem
Water pooling next to the house
Water is behind much foundation trouble, and it is the part a homeowner can do the most about. Start outside, in the rain, with an umbrella.
What to look for in a storm
- Puddles that sit against the wall for more than a few hours after rain.
- Soil that has sunk into a trough along the foundation, or mulch beds that tilt toward the house.
- A downspout that empties at the foot of the wall, or a buried drain line that no longer runs.
- Gutters overflowing at one spot.
- Window wells that fill.
- Indoors: a damp line or white powder low on a basement wall, or a sump pump that runs long after the rain stops.
Why it matters more here
The Kansas Geological Survey's description of Sedgwick County notes that most of the rain arrives in the growing season as brief, heavy thunderstorms, and that much of the flat land beside the Arkansas River drains very poorly. A lot of water lands at once and has nowhere to go.
On the clay soils east and north of the river, that water makes the ground swell against basement walls. On the sandy soils near the river it raises the water table under the floor. Either way, the strip of ground closest to the house is where the harm is done.
What you can do yourself
- Extend downspouts so they let go several feet from the wall, onto ground that falls away.
- Add soil along the foundation so the surface slopes away from the house, and keep it below the siding.
- Clean gutters in spring and again after the leaves drop.
- Fit covers on window wells and clear their drains.
- Check that the sump discharge is not running back toward the wall.
None of this needs a contractor, and it is worth doing before and after any repair.
Who to call for what
Call about foundation repair if the water comes with movement: wall cracks that are widening, a wall leaning in, floors going out of level, doors binding on that side.
If the basement takes in water but nothing has moved, that is a job for a basement waterproofer, which is a separate trade. A wet spot that appears in dry weather points to a supply or drain pipe, so start with a plumber. Water standing in the street or in a drainage easement behind the lot is a matter for your city's public works office.
Questions people ask
Will regrading the yard fix a foundation that has already moved?
It can slow or stop further movement by taking away the water that drives it. It will not lift a footing that has settled or straighten a wall. Companies often ask for drainage to be put right as part of a repair for that reason.
How far from the house should a downspout discharge?
Far enough that the water lands on ground sloping away and does not run back. Several feet is a common rule of thumb, and on flat clay lots further is better. A buried pipe to the kerb or to a low spot works too, as long as it stays clear.
Ready to have it looked at?
Talk to a foundation repair company near Wichita
Call and describe what you are seeing. You will speak with an independent local company that can arrange to inspect the house and give you its findings and its price.
Foundation repair for houses
Basement walls, settling, cracks, crawl spaces and sloping floors in Wichita and nearby towns.
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