Robby Brown is the founder of Pinnacle foundation repaira foundation repair company that has been serving Texas for over 20 years.
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A faulty commercial property foundation can cause serious problems for owners and occupants, and the longer it persists, the more likely it is to cause collateral damage. This article looks at common causes of foundation problems in commercial buildings and ways to extend the life of a foundation.
Five reasons why foundations fail
Three of the most common types of foundations for commercial buildings are slab-on-soil, pier and beam, and strip. Builders choose which to use by balancing soil stability and conditions, building height, and construction costs. Whatever your foundation type, here are five reasons why it can fail and what you can do to keep your foundation in great shape.
Saturated or frozen soil
Where I live in Texas, there isn’t much of a problem with frozen ground, but there are dramatic contrasts between wet and dry. Some soils, such as clay, will expand and contract so much when wet or frozen that the foundation shifts and cracks develop.
Solution: Provide adequate drainage in the ground with spouts away from your property so that rain does not get near the foundation. Drainage becomes even more important if there is not a proper slope around your property to drain away from the foundation.
If your foundation is built on clay soil that contracts during the dry season, consider a foundation watering system to keep the soil from drying out completely. This should be done carefully, as some areas of your property get more sun than others and you don’t want to cause erosion or other damage.
exposed surface
Natural landscaping around your property, such as trees and grass, absorbs rainfall from the ground, so less of it gets deep enough to penetrate under your property’s foundation. When soil erosion occurs due to natural causes such as heavy rain or flooding, dust storms, plant removal or storms, moisture from rainfall penetrates through these layers all the way down and can cause erosion under the foundation.
Solution: If you notice areas of exposed substrate or ponds in certain areas around your property, don’t wait any longer to have a qualified landscaper add plants or ground covers to that area. Keep in mind that you want to avoid planting anything with a large, sprawling root system too close to a foundation.
Poor drainage
A drainage system is designed to drain excess water that may come into contact with a building’s foundation. If this system is not properly installed or maintained regularly, you may face serious problems in the future.
Solution: To solve this problem, make sure there are no areas where water can collect. In addition to removing standing water from your property, also remove any debris around the foundation that could collect water. Place gutters on any downspouts so water doesn’t wash over the ground around your building rather than away from it.
Plumbing Leaks
Plumbing pipes do not only go through the walls and ceilings of your commercial building. They also go into the foundation or underground. Hidden pipe leaks can cause cavities under the foundation as the water erodes the soil. This can be more problematic for slab-on-soil or strip foundations, but enough erosion will undermine any foundation.
Solution: Remind your tenants to report suspected leaks in the pipes. Keep an eye on your water bill for unusual changes. Have the pipes checked regularly to make sure everything is in good condition.
Mold And Mildew
Anywhere water can get in, whether it’s leaky pipes, poorly sealed windows or doors, or a crack in the foundation or floor, mold and mildew will result. Over time, mold spores will penetrate deep into wooden beams and damage the structure of your building.
Solution: Conduct regular inspections to ensure your property is watertight. Solve any water infiltration problems immediately. If you notice mold or mildew, get it professionally taken care of right away.
A solid foundation is good for business
There are many things you can do to extend the life of your commercial real estate foundation. However, if yours needs repair, don’t wait too long. The sooner you notice a problem, the easier and cheaper it is to fix.
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