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You are here: Home / Buyers / The Dirt on Dirt in Austin – How to Protect Your Home

The Dirt on Dirt in Austin – How to Protect Your Home

December 26, 2015 By Raymond Stoklosa

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the dirt on dirt in austin txAustin is different. One major difference between where you are moving from and here is our local soil composition. Right now some of you might be thinking “who cares about dirt?” Well, if you are considering buying a home in Austin, you should know how soil conditions may affect your future home. Here’s the quick and dirty version of what you need to know about Austin’s soils – the dirt on dirt in Austin.

Austin Dirt Can Cause Extensive Foundation Damage

It is generally acknowledged that the soils which underlie most houses and buildings in Central Texas contain moisture-sensitive clays. The common characteristic of these various clays is that they shrink when they dry and swell when they absorb moisture. These “expansive” clays perform this way whether they are in the field or beneath buildings acting as foundation support soils. Most problems with foundations built on these soils are caused by a non-uniform shrink/swell of the soils, which causes non-uniform foundation settling or upheaval.

Foundation Damage Can Be Controlled and Prevented in Most Cases

Foundation distress or damage from this natural and normal soil behavior can be controlled by managing the uniformity of the foundation soil moisture. The goal is to maintain soil moisture at a uniform and constant condition regardless of the weather.

Watch for Settlement Cracks and Differential Movement

Failure to properly manage soil moisture conditions may result in settlement, differential movement, swelling, wall/ceiling cracks, drive-way and walk-ways upheaval and other similar conditions. These conditions can be cosmetic and no cause for alarm; sometimes these conditions are of a more serious nature and need immediate correction. Don’t assume and don’t guess. Have an experienced home inspector, foundation contractor or soil engineer evaluate.

Have All Settlement Cracks Evaluated When Buying a Home

Recommendation: Whenever you see conditions that may be the result of soil movement, shrinking, swelling or evidence of erosion, such as, cracks in foundation, patio slabs, drive-ways or walk-ways, consult an independent licensed Professional Engineer to evaluate the integrity of the structural components and their relationship to the soils. It’s peace of mind at a nominal fee.

Worried About Buying an Austin Home in Poor Condition?

As experienced Realtors who have worked with buyers for a combined 58+ years, we assume the responsibility to counsel our clients about conditions that may affect the value or desirability of a property. Buying the right house starts with being an informed consumer.

Looking for an Experienced Realtor to Help You Buy Right?

Our team of Realtors has a combined 58+ years of experience representing home buyers in all types of markets. We’ve seen just about everything and can recommend professionals that can help you evaluate the condition of a home so you aren’t surprised. Check out our Austin Home Buyers section for more tips and to learn how we’re different than you’re average Realtor. Then, call us at (512) 827-8323 or email us at info@11OaksRealty.com to schedule a no obligation conversation.

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Filed Under: Buyers Tagged With: Buyer Beware, Foundations, Home Inspections

About Raymond Stoklosa

Raymond has been a respected authority in residential real estate since 1978. Having sold more than $150 million worth of property, in a variety of high-intensity markets, he possesses a noteworthy portfolio of success. A former real estate instructor, Raymond brings a passion for education to the real estate process. With an uncompromising attention to detail, he counsels clients to a well-informed business decision. He takes particular pride in assertively negotiating for the client's best interests. Raymond has earned elite professional designations from the Certified Residential Specialists (CRS) and Accredited Buyer Representative(ABR) of the National Association of Realtors held by fewer than 4% of the agents in the industry.

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