Maintaining your pier and beam foundation

What is a pier and Beam Foundation?

Pier and beam foundations are different from a slab foundation in that they are elevated off of the ground. They are help up by a lot of piers rather than a sold concrete foundation. Typically there will be a crawl space under your house. These foundations can last a very long time if you are consistent with maintaining your pier and beam foundation.

Here are the 10 ways you can be maintaining your pier and beam foundation to make it last for many years to come.

1. Water Your Foundation

This may sound a little weird but hear me out. WATER is the enemy of any structure built by man. Eventually, if given enough time water will tear down anything humans have built. That being said there are ways we can prolong this for a long time.

Setting up a watering system that waters the foundation evenly will make sure there isn’t just one part of your foundation getting water around it. There is a slow release hose that you should set up around the exterior of your entire foundation and water when conditions demand it.

When should I water and for how long?

During the dry and hot summer months it is wise to water the foundation every day for 1-2 hours. Too little water is just as bad as too much water for a foundation. So during those 100 degree days you’ll want to make sure to water around the foundation so that doesn’t move when the ground dries out, cracks, and starts to move.

2. Uncover Those Crawl Space Vents

This is a very common question with a few different answers. Those vents are there in order to provide air flow so that moisture does not build up under your foundation. If you cover them up then there is no way for your house to dry out and it can create a ton of problems.

• Moisture build up that is conducive to fungal growth and mold.
• It creates an ideal environment for bugs and termites.
• It can cause wood rot when there is a lot of moisture.

There may be some benefits of covering them for the very cold winter month but generally it is recommended to keep them uncovered to protect the foundation.

3. Direct Water Away From Foundation

Again, WATER is the enemy! We need to manipulate water as much as we can to protect the foundation. We talked earlier about watering your foundation when it is very dry and hot outside. What do we do when there is a lot of rain and a ton of moisture? Is this bad? Short answer is yes. When soil is too moist it moves and if there is too much water around the foundation it will eventually get it. So, the answer to the problem is to direct it away from the house. We can’t control the rain, but we can control where it goes.

Looking at the slope of your lawn can tell you a lot about the drainage of your house. The lawn is supposed to be sloping away from your house. This is the best way to direct water away from the house. As older homes sink and settle it’ll be harder to maintain this, but constant care of your lawn can help all of this. If you see that water is ponding around the foundation it would be a good idea to add dirt to create a slope going to away from the foundation.

4. Make Sure Enough Foundation Is Showing

There should be at least 4-6 inches of concrete foundation showing underneath your brick veneer or siding. This is essential in order to let moisture come out behind the veneer or siding. If the soil comes up to the brick and/or siding this will direct water into the house, and will not let it out. Make sure there is enough of the concrete showing and it will be much harder for water to get in and much easier for water to get out.

5. Check the Crawl Space Often

Checking the crawlspace often can tell you a lot of things and can prevent a lot of potential damage. By simply looking down into the crawlspace you can see if there is any moisture, you can smell for weird smells, and see if there is any rot anywhere. If you are consistent with this then you might catch an issue before it becomes a huge problem or causes other problems.

The first thing to find is the access to the crawlspace. I have usually found this in closets but there may be access on the outer perimeter of the foundation.

Be sure to wear a mask and some kind of Tyvek suit to keep yourself protected.

6. Beware Trees and Certain Shrub Roots

Roots can eat away at any foundation. Pier and Beam Foundations are no different.

You will typically want any tree to be at least 10 feet away from the house. If you have a tree very close to the house it can wreak havoc on your house.

Shrubs are great to have around the foundation because they will actually soak up a lot of excess water and maintain soil levels. That being said you’ll want to make sure the shrub foliage is away from the house at least 12 inches. You do not want any plant touching the house as it will keep moisture at places that you will not want moisture to be. So trim them back and you should be good to go.

There are some shrubs that should not be against the house at all due to how deep and strong their roots go. A prime example of this is the Red Tip Photinia.

7. Check for Cracking in the Foundation and Siding

Cracking in an old house can be normal settlement or it could mean there are problems going on with the foundation. Getting a structural engineer or foundation company to come out and assess is a good idea. It can tell you where your foundation is at. Once you have the information you can keep track of these cracks. You’ll be able to tell if they are growing or shrinking. Staying ahead of all of this can help you take care of your pier and beam foundation.

8. Maintain and Inspect Gutters Regularly

Making sure water from rain is going to where it needs to is essential as we talked about earlier. One of the ways we direct water is through our gutter system. If it is working properly then rain water is taken off the roof and away from the house. If the gutters are broken or are clogged with debris it can inhibit this flow and cause problems. Making sure your gutters are clear and unbroken can save you a lot of money in the future. This is a key part of maintaining your pier and beam foundation.

9. Keep Your House A consistent Temperature

We can’t control a lot of the elements of our environment. The weather is going to do what the weather is going to do. These fluctuations wreak havoc on our houses. We can control the environment of our homes though. This can help maintain our building structures and help them to last longer.

10. Pest and Plumbing Inspection

Staying on top of this is essential. Termites are a reality for many people. Staying ahead of any critters can save you a ton of money in the future. A typical inspection can cost about $75-$100. Doing this every 6 months or a year can help maintain your house and keep you from some big expenses in the future.

Endurance Home Inspections

If you have any questions about maintaining your pier and beam foundation or any other house inspection questions reach out to: http://endurancehomeinspections.com

Buying a New Home

If you are looking to buy a new home here is a link to the 10 things you should look for when walking through a house: Buying a New Home