Foundation Settlement vs. Heaving in Montgomery, AL

When a foundation moves, it can either settle (sink) or heave (rise). These two conditions have

different causes and require different repair approaches. Homeowners in Montgomery,

Alabama often confuse the two. Understanding foundation settlement vs. heaving helps you

describe the problem accurately.

Foundation Settlement

Settlement occurs when the soil beneath a foundation compresses or is displaced, causing the

foundation to sink. In Montgomery, settlement is most often caused by clay soil shrinking

during droughts. As the clay dries, it contracts, leaving voids. The foundation drops into these

voids. Settlement can also occur if the soil was never properly compacted, or if water washes

away fine soil particles (erosion). Signs of settlement include sloping floors, cracks that are

wider at the top than the bottom, and doors that stick at the top of the frame. Montgomery

Foundation Repair Co repairs settlement with steel piers that transfer loads to deeper, stable

soil.

Foundation Heaving

Heaving is the opposite: the foundation rises upward. This happens when soil expands, usually

from absorbing water. In Montgomery, heaving occurs after heavy rain when the clay swells.

Heaving can also be caused by tree roots growing under the foundation, or by freezing (rare in

Montgomery). Signs of heaving include cracks that are wider at the bottom, doors that stick at

the bottom, and floors that are higher in the center. Heaving often reverses partially when the

soil dries out. Repairing heaving may require removing the expanding material (e.g., tree roots)

or installing relief drains to keep soil moisture consistent.

How to Tell the Difference

Observe your symptoms during wet and dry periods. If problems worsen during drought and

improve after rain, you likely have settlement (shrinking soil). If problems worsen after heavy

rain and improve during dry spells, you likely have heaving (expanding soil). A professional can

confirm with elevation measurements taken at different times of the year. Montgomery

Foundation Repair Co uses laser levels to track changes over seasons.

When Both Settlement and Heaving Occur

In some homes, settlement and heaving happen simultaneously in different areas. For example,

one corner may settle during drought while the opposite corner heaves after rain. This

differential movement is very damaging because the foundation twists. The solution is to

stabilize the entire foundation with piers, which prevent both settlement (by supporting from

below) and heaving (by anchoring through the active clay layer). Montgomery Foundation

Repair Co designs pier layouts that address both conditions.

Frequently Asked Questions