How to Maintain Your Home’s Foundation

Maintaining your property’s foundation might not be the most glamorous part of homeownership in Calabasas, but it's certainly one of the most important. With the stunning terrain of the Santa Monica Mountains and the ideal Mediterranean climate, this area is a wonderful place to live. However, the climate and landscapes come with their own challenges when keeping your home’s foundation in top shape.

This guide will walk you through several practical tips to ensure your foundation remains sturdy and secure, giving you peace of mind and keeping your property’s value intact.

Calabasas experiences warm, dry summers and mild, wet winters. While this weather is ideal for outdoor pursuits, it also has a specific impact on home foundations. When exposed to moisture, soil tends to swell, while during dry periods, it contracts, creating movement beneath the foundation that can lead to cracks or shifting. This movement can be compounded by the hilly topography, increasing the chances of foundation-related issues. Understanding how these environmental factors affect your home is the first step in properly maintaining your foundation.

Routine inspections are key to catching foundation issues before they become significant problems. Ideally, you should inspect your home’s foundation at least twice a year: once in the spring after the wet season and again in the fall before the winter rains.

Walk around the perimeter of your home and check for visible cracks or areas where the ground seems to be uneven. Inside, keep an eye out for doors or windows that start sticking or cracks in the walls, particularly around windows and doors. These can be early signs that the foundation is shifting or settling unevenly, and it may be time to call in a professional for a more detailed evaluation.

One of the most common causes of foundation problems is improper drainage. Excess water around your foundation can lead to soil expansion, which exerts pressure on the foundation and can cause cracks or shifts. Ensuring proper drainage around your home can go a long way in preventing these problems.

Start by inspecting your gutters and downspouts. Make sure they are clear of debris and functioning properly to direct water away from the foundation. Downspouts should extend at least five to ten feet from the house to ensure water does not pool near the foundation.

Grading is another crucial factor. The ground around your home should slope away from the foundation, allowing water to naturally flow away instead of seeping into the soil around the foundation walls. If your yard slopes toward your home, consider regrading or installing a drainage system, such as French drains, to redirect water.

Landscaping does more than just enhance curb appeal — it can also impact the stability of your foundation. Trees, shrubs, and other plants absorb water from the soil, and their roots can grow toward your home’s foundation in search of moisture. Large tree roots, in particular, can cause major damage if they invade the area beneath your home.

To prevent these issues, plant trees and large shrubs at a safe distance from your house — generally, at least 10-20 feet, depending on the size of the tree and its root system. This distance will allow the roots to grow naturally without threatening your home’s stability. Additionally, opt for plants with smaller, non-invasive root systems that are less likely to impact the foundation.

Maintaining consistent moisture levels around your foundation is crucial to prevent the soil from expanding and contracting too dramatically. Sudden changes in moisture content can lead to uneven soil movement, which stresses the foundation.

Striking the right balance is essential in maintaining stable soil conditions around your home. During the hot, dry months, watering the soil around your property can help prevent it from drying out completely and shrinking away from the foundation. Remember, moderation is key. Drip irrigation systems or soaker hoses can be helpful, as they provide a slow, steady flow of water without oversaturating the ground.

When the rainy season hits, focus on ensuring your drainage system is working properly. That way, you can avoid the soil becoming too saturated and expanding.

Cracks in the foundation are one of the most visible signs of potential problems, but not all cracks are a cause for alarm. Smaller hairline cracks are common and often result from the natural settling of the home over time. However, larger cracks or those that follow a stair-step pattern in brick or block foundations, may indicate more serious issues.

The best rule of thumb is to address foundation cracks as soon as you spot them. In some cases, minor cracks can be repaired using sealants or epoxy injections, which will prevent them from getting worse. However, for more substantial cracking or other signs of foundation movement, it’s best to consult a foundation repair specialist who can assess the situation and recommend the appropriate repairs for a more permanent solution.

Another aspect of foundation maintenance is the health of your plumbing system. Leaking pipes, particularly those located beneath the foundation, can lead to soil erosion and destabilize the foundation over time. Older homes, in particular, may have aging pipes that are more prone to leaks. If you notice unusually high water bills or signs of water pooling near your foundation, it’s essential to have a professional check for potential leaks.

Ultimately, your home’s foundation is literally the cornerstone of everything else in your residence. By staying vigilant with inspections and seeking professional input when necessary, you can ensure that your foundation remains stable for many years to come.

If you’re ready to begin the homeownership journey, reach out to Team Sorrentino of Rodeo Realty for expert guidance in Calabasas real estate today.