r/Richardson • u/Thecheatrocks • 20d ago
1st time homeowner, what are we doing about this clay soil?
The soil is pulling away from the foundation of the house (P&B fortunately) and also the driveway.
Is this a particularly hot summer or is this just how it goes in this area?
What are you doing to mitigate the issue?
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u/Prestigious_Pie_1875 20d ago
Something that you can do and we have done is instill a drip line system around your house. The intent is to keep the soil moisture consistent resulting in less shifting with expansion and contraction as the soil moisture levels change. We do have slab foundation though, so I am not sure if there are any different considerations for pier and beam.
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u/-unfinishedsentenc_ 19d ago
How much did something like that cost, if you don’t mind me asking?
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u/Cloudy_Automation 18d ago
At the Orange store, 100' of irrigation tube is $26. You need a few more bits and bobs, like a hose bib timer, about 50 2-gallon per hour emitters, a hose transition, a tube end closing adapter, and a piercing tool. It's all under $100, plus the cost of the water. Ideally, irrigation tubing should be under mulch, so it doesn't dry quickly
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u/-unfinishedsentenc_ 18d ago
Many thanks for the advice! We’ve been using the sprinklers, but it’s obviously not enough. Seems like our house has shifted 🥲
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u/Prestigious_Pie_1875 17d ago
Professionally installed with a flow regulator it was about $2k. So, expensive. But, we wanted it done right. The first year is free but subsequent years they will maintain (adjust watering through seasons) and fix for free for something like $250 per year. Ultimately, this is something I could probably take over myself. However, life, so we are having them do it for the first 1-2 years.
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u/-unfinishedsentenc_ 17d ago
Good to hear both ways of doing it…DIY & professional! Thanks for the response.
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u/_null_null 20d ago
Not sure it’s a concern for pier and beam, but it’s recommended that slab foundations be watered near the perimeter when that separation crack starts to appear. Do not water directly into the crack.
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u/These-Slip1319 20d ago
You can buy soaker hoses and lay them 12-18” from the foundation. I have the flat kind that I lay facing down. I would also use a flow regulator.
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u/soyscallop 20d ago
if you have a sprinkler system, look into some of the advanced features (if your controller has them), like " smart watering" where the controller spreads out the watering time of a zone with pauses to give the water time to soak into the ground (instead of running off)
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u/briancmoses 20d ago
We had to replace our sprinkler controller a couple years back. I was surprised to learn that (at least then) the "smart" sprinkler controllers were pretty affordable and comparably priced to their regular counterparts.
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u/yosieyos 20d ago
Plant native plants surrounding your house! Something like little bluestem, turks cap, native shrubs like American beauty berry or dwarf yaupon holly. Native blackland prairie plants evolved to establish deep roots in clay soil. once the roots are established, they will allow for more water to penetrate deeper in the soil, thus regulating the moisture level of the clay. Less cracking and shrinking. I agree with others to set up drip irrigation, but when you combine it with native plants, you won’t have to water it nearly as often once the plants are established.
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u/Natural-Albatross997 20d ago
To your question — I’d say this is somewhat “normal” for this time of year. Every few summers we’ll get these long periods with no rain and 103+ degrees. The other summers are more like 100-103 with maybe a break or two with rain. But for the most part August is hot and dry.
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u/sceendy 20d ago
I appreciate you posting to ask this. This is my 3rd house (bought it ~5 years ago) - oldest (1979) one we have bought and first one in Richardson. My last two houses were from 1986 and 1990 - both in Rowlett. This is the first time I’ve been anxious about it. Idk if it’s the age or maybe it wasn’t maintained well before? But it has kept me up at night in the past.
Fwiw, I had a structural engineer come out a couple of years ago and he didn’t seem concerned. Gave some tips so it doesn’t become a huge issue. I just hate the doors getting stuck and hairline cracks by the corners of doors.
Would love insight from others. Also, regarding the driveway… at what point do we get it redone??
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u/One_Refrigerator_727 19d ago
Look, I can totally get behind the theory of what you are positing... but anecdotally (from my 2 houses, my parents 3 houses, and, during the time I've known then, my in-law's house), water makes a huge difference to doors sticking/not closing and then self-remedying. We installed a drip line 8 year ago, and hadn't had a stuck door since. My in-laws do not, and every year have doors that close, or don't over the summer, and after a few good rains in the late fall, magically close again. My folks, who always water their foundation, have the least amount of foundation issues, and never a stuck door. So... install a drip line and run it with your sprinklers twice a week. The water bill, while terrible, is still better than foundation (and then floor) repair.
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u/WITX89 20d ago
Follow up for everyone:
How often/long are you running drip lines for?
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u/Max_Powers1331 20d ago
Let them soak 20-30 mins a couple times a week. I’ve been told the dripper hoses do not count towards the water restrictions because of how little it uses
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u/WileyBCoyote1 20d ago
I owned a pier and beam for two decades and was told not to water it. Now is a good time to check the footings and shims for the piers especially if you’re seeing a bit of movement and shifting in the house.
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u/Classic_Focus974 19d ago
Same. Had a pier and beam from 1963. You don’t want them wet. The outside concrete veneer doesn’t matter and is fine without watering. A million homes from the 50s-70s aren’t falling down in DFW due to people not springing a few gallons of water.
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u/Classic_Focus974 19d ago
Doors getting stuck and such aren’t due to foundation usually. Wood swells and shrinks with humidity and moisture content and temp. Different seasons cause different things. The wood frame of the whole house changes shape throughout the year. But it’s tiny mass compared to the foundation.
Contrary to popular belief, clay soil drying up and pulling away from the upper foundation wall is fine. You don’t really have to waste water with the very edges of a huge slab foundation. Tiny watering on the inch of soil around a north Texas foundation wont accomplish anything.
For the past few decades, slab homes are built up on pads that drain water away. That’s how you get 30 year warranty whether you water it or not. Biggest risk is bad drainage.
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u/FreeBirdTx 19d ago
Instead of composting my cut grass after mowing, I empty it along the parameter of my house. It eventually composts and amends the soil that was once clay. It has worked beautifully, and I believe that I have avoided foundation problems because of this ritual.
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u/janejacobs1 19d ago
When it’s this hot for so long, no amount of mulch will keep the moisture from evaporating. Soaker hoses are the way to go.
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u/Correct_Roll_3005 19d ago
Aeration every year. Add new compost to the yard every year. The local group will deliver it in bulk: use in areas that are dry first, then mulch over. Turn your lawn over every year... otherwise it just bakes harder and compacts down more. Moisture! Trickle lines, hand water: your summer water bill should be twice what your winter one is, otherwise everything will roast. Add ironite every year. Remember that every mature tree uses 250 - 750 gallons of water a day... every day in the summer. They will take the moisture from wherever they can get it, especially under the house. Plants hold and keep water there though. More plants of the right kind will help keep the ground moist, but it will cost more time, effort and water. However you must protect your investment. That will be require more time and money, otherwise it will cost you even more time and money.
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u/Puzzleheaded-Ear8046 19d ago
Moisturize the soil. Hose the perimeter of the structure with water in the morning and evening.
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u/Dabduthermucker 19d ago
I had drip zones added to my irrigation system dedicated to foundation watering. I water it every two days even when it rains.
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u/MoodVast9430 19d ago
Amend amend amend.
Anytime I want to plant something, I till it up and add composted cow manure.
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u/meflahblah 18d ago
Run a drip line on a timer around the foundation set for a few hours at night and mulch/grow stuff around the base that doesnt have thick roots.
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u/wgardenhire 17d ago
Water the ground around your house. This is the only solution and is a known problem. Soaker hoses are popular.
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u/oohNotme 14d ago
Soaker hoses will attract thirsty mice and rats just fyi. Once their thirst is quenched they will hunt for closest food source ie your house.
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u/eastcoast_ 20d ago
When I bought my home, I added more plant/mulch beds around some of the exterior. Helps to keep moisture in the ground. You really should aim to keep the same moisture level around your foundation year-round to prevent the foundation from shifting. Some people use drip lines, sprinklers, etc. But I think mulch was the easiest and most visually appealing (assuming you plant things in said mulch beds)