Essential Foundation Inspection Tips for Snowbirds Returning to Phoenix’s Unique Climate
As a homeowner returning to your winter residence in Phoenix after an extended absence, one of the most important aspects to inspect is your home’s foundation. Arizona’s desert climate can have unique effects on foundations, especially when a home has been left unattended for months. Ensuring your foundation is in good condition is essential not only for the structural integrity of your home but also for its long-term value and safety.
Here’s a detailed guide on what homeowners should do to assess and maintain the health of their home’s foundation upon returning to Phoenix for the winter.
1. Conduct a Visual Exterior Inspection
The first step is to perform a thorough exterior inspection of your home’s foundation. Phoenix’s arid climate, combined with the potential for extreme temperature shifts, can cause soil to expand and contract, which may lead to cracks or other signs of settling. Walk around your house and carefully examine the foundation for visible cracks, bulges, or gaps. Pay special attention to:
- Foundation walls/Stem Walls: Look for horizontal or vertical cracks, especially those that seem large (wider than 1/4 inch) along with spalling or crumbling of the exterior exposed concrete..
- Corners of the home: These areas are more susceptible to shifting or settling.
- Exterior walls: Check for signs of cracking or separation of the stucco or block walls, which may indicate foundation movement.
If you’re noticing cracks in your stucco, especially around the lower part of your home, it could be a sign of foundation movement or issues with the stem wall. Stem walls are the portion of your foundation that extends above the ground, supporting the structure’s exterior walls. Cracks in these areas may indicate underlying problems with the foundation or footing. Hairline cracks in stucco can often result from natural settling, but larger cracks might point to more serious structural issues. If the stem wall is compromised due to moisture damage, you may need to address the issue by chipping out the damaged section, replacing the rusted rebar and replacing the removed concrete to stabilize it and prevent further cracking. Monitoring and fixing these cracks early can prevent costly repairs later.
- Check the Interior for Signs of Foundation Movement
After inspecting the outside of your home, move indoors to check for signs of foundation movement or damage. Many times, foundation issues reveal themselves inside the home. Be on the lookout for:
- Cracks in walls and ceilings: Horizontal or vertical cracks, especially near windows, doors, or along ceiling lines, can indicate foundation shifts.
- Uneven floors: If your floors feel sloped, bouncy, or have visible dips, it may suggest foundation settling.
- Doors and windows sticking or misaligning: Difficulty opening or closing doors and windows could be a sign that your foundation has shifted or settled during your absence.
- Gaps around window or door frames: Any noticeable separation between the walls and frames could also point to movement in the foundation.
Addressing these interior issues early can prevent larger problems from developing over the course of the winter season.
3. Inspect the Landscape and Drainage System
Phoenix’s desert soil is prone to extreme dryness during the summer, which can cause the ground around your home to contract. When the winter rains arrive, the soil may expand again. This expanding and contracting can affect your foundation’s stability, especially if water is not properly draining away from the foundation.
- Check the soil around the foundation: If the soil is pulling away from the foundation, it may lead to instability. Refill any gaps with soil to create a slight slope away from your home, which will help direct water away.
- Check irrigation systems: Many Phoenix homes rely on irrigation systems to maintain landscaping. Leaking or malfunctioning systems can lead to oversaturation near the foundation. Ensure that your irrigation system is working properly and that it isn’t overwatering the soil around the home.
- Inspect gutters and downspouts: Clogged or damaged gutters and downspouts can lead to water pooling near your foundation, especially after a rainstorm. Make sure gutters are clean and downspouts are properly directing water at least 5 feet away from the foundation.
Proper drainage is crucial for maintaining a healthy foundation, as excess water can lead to soil expansion and foundation cracking.
4. Examine for Signs of Water Damage
While Phoenix is known for its dry climate, monsoon rains can cause significant water damage, particularly when a home has been vacant for a long time. Water damage around the foundation can lead to erosion and weakening, putting the structural integrity of your home at risk.
Look for signs such as:
- Water stains or mold: These may appear on basement or crawl space walls, indicating past flooding or excess moisture.
- Pooled water near the foundation: After a monsoon, there may be evidence of standing water, which can weaken the soil supporting your home.
- Efflorescence: This white, chalky residue often appears on concrete walls when water has seeped through and evaporated, leaving behind mineral deposits.
If you find any evidence of water damage, addressing it quickly is critical to preventing further foundation issues.
5. Schedule a Professional Foundation Inspection
If you have any concerns about the state of your foundation, it’s always a good idea to bring in a professional. An experienced foundation repair expert in Phoenix can assess your home for any hidden issues that may not be visible during a casual inspection. They’ll be able to provide a detailed report on the foundation’s condition and recommend repairs if necessary. This is particularly important if your home has experienced shifting or settling due to Phoenix’s soil conditions or if you’ve noticed any warning signs of damage. Read of others experiences with Ram Jack Arizona here.
6. Prevent Future Foundation Problems
After ensuring your foundation is in good health, you can take steps to prevent future issues. Some proactive measures include:
- Inspect your home on a regular basis: Make it a point to walk your home at least once a year and note any potential problems. Cracks in the floor, walls or ceilings are the initial signs of foundation movement. Exterior stem walls can be fine for years but once moisture makes its way to the steel rebar causing rust, it will continue to expand resulting in cracking and spalling. Pay attention to your water bill as unexpected increases in your bill could be a result of a leak. If left untreated, the additional water under you home will most likely damage your foundation.
- Regularly maintain gutters and drainage: Routine maintenance will help prevent water from collecting near the foundation during the monsoon season.
Winter Home Foundation Maintenance Tips for Phoenix’s Desert Climate
Maintaining the health of your home’s foundation is critical, especially in Phoenix’s challenging climate. Upon returning to your winter home after months away, a careful inspection of both the exterior and interior of your home, along with your landscape, drainage system, and irrigation, can help catch any potential problems early. With these preventative steps and regular professional assessments, you can ensure your foundation remains strong and stable for years to come. Read more about our Phoenix team here.