Owning a rental property involves its fair share of accountabilities, including overseeing foundation maintenance. While it may not be the most glamorous part of property management, overlooking your foundation can lead to pricey repairs, so it does account for something. As a landlord or property owner, guaranteeing the structural integrity of your rental home means protecting your investment as you provide a safe living environment for your tenants. So, without much worry, these foundation tips apply to all types of properties, whether it's an older charmer or a modern building. Below, we will cover ten essential foundation maintenance tips to maintain a safe and structurally sound rental home.
Regular Home Checks
Inspect your rental property's foundation every three months. Walk around the house, both inside and out, and look for signs that something might be wrong. Cracks in the kitchen walls or floors, doors that suddenly don't close right, or windows that stick and don't come around could mean your home’s base isn't stable. These simple checks can identify problems early. If you find anything concerning, write it down and take pictures for reference. You can determine if a foundation repair is necessary before problems worsen.
Professional Inspections
Hire a licensed foundation inspector annually. They use specialized tools like moisture meters and laser levels to assess your foundation. The inspector will check the home's exterior for bowing walls or a tilting chimney. Inside, they'll measure floor slopes and examine support beams. They'll also assess the soil type around your home, which affects foundation stability. After the inspection, you'll get a detailed report. This report will highlight any current issues and potential future problems. Regular professional inspections can prevent small issues from becoming major structural problems.
Quick Problem Resolution
Foundation repair should never be delayed. Small cracks can grow wider if left untreated. Water can seep through narrow cracks, leading to mold growth. Uneven floors can worsen over time, causing wall cracks. Fixing minor issues is always less complicated than major repairs. Prompt foundation fix also prevents secondary damage to plumbing, electrical systems, and the roof. Quick action maintains your property's value and ensures tenant safety. It's wise to set aside a portion of your property's value annually for potential foundation maintenance.
Proper Drainage Systems
Install gutters that can handle heavy rainfall. Ensure downspouts extend well away from the foundation. Grade the soil around your house to slope away from the walls. If water still pools near the foundation, install a French drain. This drain should be deep and filled with gravel. In areas with heavy clay soil, consider installing a perimeter drain system. This system can remove excess water from around your foundation. Good drainage prevents soil expansion, which can exert pressure on foundation walls.
Manage Trees On Your Property
When managing trees inside your property, keep large trees a good distance away from your foundation. Tree roots can extend far beyond the tree's canopy. Mature trees can extend far beyond the tree's canopy. Mature trees can absorb significant amounts of water, potentially drying out the soil near your foundation. For existing trees, install root barriers around the foundation perimeter. Prune trees annually to control their size and water intake. Remove any trees leaning towards your house, as they can fall and damage the foundation. Consider planting smaller, less water-hungry species near your home.
Regular Plumbing Inspections
Schedule annual plumbing inspections to check for house leaks. Even small leaks can waste substantial amounts of water over time. This excess water can saturate the soil around your foundation. Use a water pressure gauge to test for leaks. Be sure to inspect any exposed pipes for any signs of corrosion or small drips. Inspect the water meter when all taps are off - any movement suggests a hidden leak. Pay attention to your water bill - an unexplained increase could signal a leak. Fixing plumbing issues promptly can prevent the need for foundation repair and save on water costs.
Consistent Soil Moisture
Maintain even soil moisture around your foundation. In dry periods, use soaker hoses placed near the foundation to water the soil. Run these hoses for short periods every other day during droughts. In rainy seasons, ensure proper drainage to prevent oversaturation. Consider installing moisture sensors in the soil around your foundation. These sensors can alert you when soil moisture levels change significantly. Consistent moisture prevents soil shrinkage and expansion, which can cause foundation movement. In areas with expansive clay soils, this is particularly important as these soils can change volume significantly with moisture changes.
Interior Warning Signs
Check interior walls for cracks. Look for diagonal cracks extending from the corners of doors and windows. Measure any gaps between the baseboard and the floor. Use a level to check if the floors slope. Inspect tile floors for cracks or loose tiles, which can signal foundation movement. Check if doors swing open or close by themselves, indicating an uneven foundation. Look for nail pops in drywall - multiple occurrences in a single wall may suggest foundation problems. These interior signs can help you catch foundation issues before they become severe.
Careful Home Improvements
Before adding a second story, ensure your foundation can support the extra weight. When building additions, extend the foundation below the frost line. For decks, use concrete piers that extend below the frost line to prevent movement. If removing walls, consult a structural engineer to verify if they're load-bearing. Adding large appliances like hot tubs can put stress on floors - reinforce the area if needed. When landscaping, maintain a plant-free zone around the foundation to prevent root damage and excess moisture. These precautions can prevent inadvertent damage to your foundation during home improvements.
Detailed Record Keeping
Create a foundation maintenance log for your rental property. Record the date, location, and size of any cracks you find. Take photos with a ruler next to cracks to track growth over time. Note any repairs made, including the method used. Keep receipts for all foundation-related work. Document annual professional inspections, including the inspector's name and license number. Record significant weather events that might affect the foundation, like heavy rains or droughts. These records can help identify patterns in foundation issues and prove your diligence in maintaining the property. Good documentation can also be valuable if you ever need to make an insurance claim or sell the property.
Conclusion
Foundation care isn't just about avoiding cracks and leaks. It's about building trust with your tenants and protecting your long-term investment. By following these tips, you're not just maintaining concrete and soil but creating a stable home environment. Regular checks and quick fixes show tenants you care about their safety. Good drainage and tree management protect against nature's challenges. Keeping detailed records proves you're a responsible landlord. Remember, a solid foundation supports more than just the building – it upholds your reputation and rental income. Stay proactive, and your property will stand strong for years, attracting reliable tenants and ensuring peace of mind for everyone involved.
