How Soil Type Affects Your Foundation: A Homeowner's Guide
Clay, sand, loam, and rock — how different soil types cause different foundation problems, and what you can do about it.
The soil under your home is the single biggest factor in foundation health. Understanding your soil type helps you prevent problems and make informed repair decisions.
Expansive Clay
High RiskSwells when wet, shrinks when dry. Can exert thousands of pounds of pressure on foundations. Common in Texas, Oklahoma, Georgia, and Mississippi.
Tip: Maintain consistent soil moisture around your foundation. Water during droughts, ensure drainage during rains.
Sandy Soil
Medium RiskDrains quickly but can erode and wash away, leaving voids under the foundation. Common in Florida and coastal areas.
Tip: Prevent erosion with proper grading and landscaping. Watch for sinkholes in limestone karst areas.
Loam
Low RiskThe ideal soil for foundations — balanced drainage and stability. A mix of sand, silt, and clay.
Tip: Maintain good drainage and you'll likely have few foundation issues.
Rock/Limestone
Low-Medium RiskVery stable for foundations, but limestone karst can develop underground voids (sinkholes). Common in Tennessee, Kansas, and Florida.
Tip: If you're in a karst area, be alert for sudden settling or circular depressions in your yard.
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