It's a big Texas buggaboo. You can do things to prevent foundation problems. You can repair foundation problems. Newer houses are built with new technology that heads off a lot of foundation problems.

We've also got fire ant and termite problems, but that's the climate.

When we got the relocation package from the realtor 11 years ago, a huge deal was made in the literature about the foundation problems. Having lived here now and gotten used to hearing it, I think a lot of it is induced hysteria to get you to cling to your realtor for dear life.

The important thing is to have an inspection done during an option period and find out what problems there are with the property. Then decide if it's something you're ready to deal with or not.

We are too far inland to feel most of the effects of tropical storms or hurricanes even the rains, so that's one issue you won't be dealing with.

Soil conditions are a big factor in Texas. But, the builders these days go to great lengths to do soil samples specific to a lot rather than random testing across land to be developed. That way, the foundation can be optimized specific to the test findings for that lot. I just had a conversation with Darling Homes about that at the opening of their new neighborhood in Frisco, Newman Village.

If you are concerned about foundation on a specific resale home, there are firms that will come out and measure the home in each room, so you have a starting point for comparison. Keep in mind that no slab is perfectly level from the start. Some settling in the soil is to be expected because our soil is more clay-based in some areas than in others. But, this is incorporated into general home maintenance. A watering schedule can help, as can periodic walks of the house to ensure there is no exposed or cracked slab.

I lived on the shores of Lewisville Lake for 9 years. We were told that because of underground water, there was a higher than normal chance of foundation issues just because of where it sat. What we didn't know as young buyers was that there was a slow plumbing leak from the time the home was built. The water from that leak pushed our foundation up, causing our 3-car garage to separate from the main house. Yikes. We had 3 structural engineers and a plumber come out to analyze the house, all of which stated the problem could be dated to the time of the build. So, the fight was on with the insurance company. It took a year of battling, but insurance covered the entire foundation repair (60 piers every 8 feet inside and outside of the home). Olshan Foundation Repair did the work in 3 days. They were wonderful! We replaced all the flooring in the home when that work was done. Insurance didn't cover that, but we got off with the easier of the repairs. When I sold that home because we outgrew it, we got top dollar because the work had been done and the warranty had a lifetime policy from an established company with a great reputation. It was actually a big positive to the agents and buyers in the area that all the work had been done for them. My price per square foot on that home still holds as the highest in the last 3 years.

Come on down to Texas and don't let what you've heard about foundations scare you off.
Have a blessed day!

Ronda



Ronda Allen
Realtor, Life Coach, and Certified Purchasing Manager
Owner/operator: http://www.comingsoonhomes.com
RE/MAX Dallas Suburbs

I am in Texas 5 years, and foundation is pretty normal here. A few other states I have lived in, have the same thing, we call settling, I have seen foundation in homes less than a year as older homes. The dirt down here is sensitive, If the property doesn't get enough water? or to much water, causes house to shift. If your not sure where you want to be? Renting might be the best option.

We have expansive clay soils in North Texas - they expand if there is a lot of rain and shrink if it is dry. Proper grading of the pad prevents the expansion issue and proper foundation watering prevents summer shrinkage. The only reason pier and beam are not as much of a problem is that the utilities are running through the soil under the house and not in concrete. The biggest problem with slab is when you have movements of the slab it can cause leaks - which causes soil expansion. There are parts of Richardson which are not on clay soil. I live in Richardson Heights along Cottonwood Creek and do not have clay soils and though the house is over 45 years old it is standing firm. Richardson is an excellent community, I moved here after 30 years in Dallas and can highly recommend it. It has a responsive government, "walkability", convenience to shopping and lots of services. It has been ranked as a "best place to live" and will continue to enjoy prosperity. UTD which is in Richardson is undergoing major improvements and also will contribute to the overall quality of life. We also chose this community because we could see it is going to be a great place for retirement. You won't regret moving to Richardson.

Basically our soil in Texas can become very very dry in the summer. Many things come into play when it comes to foundation problems. Obviously initial quality is huge. When buying a house here over 3 or 4000 sqft ask if it has a piered slab. Which means not only does it have a regular slab foundation but it also has piers going 20 ft or more into the ground for extra support.

The second thing is maintenance. If you do not keep you foundation moist in the Peak summer times you will run into problems no matter the quality. This can be done through landscaping around the foundation, however avoid using trees or bushes that have large root systems close to the house as these can often fuel foundation problems. You can cheaply put a soaker hose around the foundation and keep it on during the hottest times of the day for a few hours in the peak times. Also foundation drip systems are available and work very similar to sprinkler systems and are a great idea to install at the same time as a sprinkler system as it will save you money.

My parents have owned a few houses in different parts of north texas and through maintenance they have experienced no problems.

I have helped many people relocate to the area and personally lived and worked in Richardson for 4 years so I know the area quite well. Also I have a great knowledge of the entire DFW area so I can help show you areas you may not have thought about. Depending on what you are looking for in a home and neighborhood.

Please dont hesitate to call or email

Thanks
RJ
214-682-0598
rj.avery@att.net

It all depends on the property, construction, Texas is very dry in summer time water of lawns based on water restrictions. Not all homes have foundations issues.

There are some areas of Dallas OR historic areas have issues.

Happy to assist you. http://sites.google.com/site/dallasbankforeclosureslistings

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