What is a Sinking Foundation?

A sinking foundation is a problem encountered by thousands of homeowners every year. To spot a sinking foundation, first be aware of the key signs.

Concrete that has cracks that appear above ground level may indicate that your foundation has settled unevenly, lower on one side than the other.

The pressure of uneven settling leads to stress cracks on your foundation. Watching for floors that are sloped, doors and windows that shut unevenly, and walls that are curved. In the exterior of your home, you can examine the pattern of dirt around the perimeter.

If your foundation has settled unevenly, it will leave spaces in between the wall and the ground where new dirt has settled. Fortunately, there are a few important warning signs to help you get to the heart of the problem before it gets worse.

Signs of a Sinking Foundation

Look for these four signs if you’re concerned about a sinking foundation.

  • Above ground-level cracks: If you notice cracks in floors, basements or foundation walls, there may be a problem with your foundation’s stability.

  • Uneven or sloping floors: Inside the home, sloping or uneven floors may indicate a shift in your foundation.

  • Cracks or gaps between floors and walls: As the foundation of your home shrinks and expands, gaps may form between floors and walls.

  • Chimney and exterior wall separation: If your home’s chimney begins separating from the exterior wall, the foundation may be compromised.

Causes of a Sinking Foundation

There are three main causes for a sinking foundation.

First, your foundation will sink if it was constructed on soil with a large amount of softer soils. This makes the dirt more susceptible to expansion and contraction when it comes into contact with water. Your foundation will be lifted up by expanding soil, and then it will start to sink when the soil underneath contracts. This process can occur frequently with changing seasons, compromising structural soundness.

Second, a foundation can sink due to poorly compacted soil. If the soil was left too loose, your foundation will settle too much, causing cracks and other damage.

Finally, landscaping that is too close to your home can also lead to damage in your foundation. If the roots of large trees grow under your home, they will dry your soil, leading to contraction and further settling.

Some homes are more susceptible to an uneven or sinking foundation than others. Specifically, homes built on clay-heavy soil are prone to foundation instability for the following reasons:

Expansion and contraction:

Soil with high levels of clay readily absorbs moisture. In this process of absorption and drying out, clay-heavy soil expands and contracts. Over time, this can weaken the stability of a home’s foundation.

Loose soil:

Poorly compacted soil, such as soil with high concentrations of sand, is unable to adequately support the weight of a structure. Homes built on loose soil are prone to foundation problems.

Outside interference:

Even perfect soil doesn’t provide a barrier against intrusion. Typically, two sources of outside interference can disrupt the stability of a foundation:

1. Hydrostatic pressure – As the level of water in the ground rises, pressure from the water bears down on a home’s foundation. Homes built in tropical climates or in areas prone to flooding may be affected by hydrostatic pressure.

2. Tree roots – Trees do not necessarily grow in a uniform manner. Over time, tree roots can make their way to a home’s foundation and breach the barrier, compromising the stability of the structure.

Effects of a Sinking Foundation

If left untreated, a sinking foundation can have result in serious consequences. Putting off repairs now will only lead to more expenses down the line. The longer you wait, the worse the problem gets, and the higher the number of piers required leading to a more expensive job.

Furthermore, the damage to your home above ground level will increase as your foundation continues to sink, leading to costly repairs. If your foundation is left untreated for too long, it can cause walls to buckle and your home to collapse.

Intech Anchoring Systems Products & Solutions

There are a variety of repair options for sinking foundations. One option is high-pressure grouting, which involves an injection of grout into the soil underneath your foundation.

For a solution that is both permanent and economical, we only recommend using underpinning methods to install steel piers underneath the home. Either helical or resistance piers can be used.

Helical Piers

CHANCE Helical piers consist of a central shaft containing helical flights (helices). These act as bearing plates to support the load of your home, and the shaft functions as a screw in the soil. These are useful in deep soil where you cannot reach bedrock.

Resistance Piers

After installing a bracket to your home’s foundation, Atlas Resistance Piers, also known as push piers, are driven into the soil until they reach bedrock or soil to support the weight of your house.

Sinking Foundation Repair Steps

  1. Our certified installer will inspect the condition of your home’s foundation.
  2. You will receive a customized foundation repair plan.
  3. Your home is prepared for the new foundation support system.
  4. Helical or resistance piles are selected and spaced at proper intervals to support the load of your home. For more information on both products, read about them here: Helical Piers vs. Resistance Piers.
  5. The piles are driven into the stable soil until the prescribed depth is reached. Brackets on top of each pile connect to the base of the foundation wall.
  6. Rigorous, on-site load tests are conducted to assess the capacity of each pier. This ensures the load is properly supported immediately after the pier is installed.
  7. The weight of your home is transferred to the new foundation support system and adjusted using hydraulic equipment.

Why Choose Intech Anchoring Systems?

Partnering with Intech you will quickly realize that customer service is our top priority. We don’t make guesses, we make informed recommendations based on plans, soil borings, geotechnical reports, and over job constraints. This is how we are your partner. Our engineers are your engineers.

Our engineers work directly with you to help overcome the challenges you’re facing in design limitations or less than competent soil conditions. This type of customer service is not something you’ll find with every other regional distributor for Indianapolis, IN. We’ve made a commitment to quality service, from the products we supply to the design recommendations we make. We use design theory, along with time-tested field applications, and combine it all with the latest in interactive software programs.

We’ve made it a policy to maintain a substantial inventory of products so we are always ready to supply your needs with rapid response. With us at your side, you’ll receive high-value engineering, competitive pricing, and shorter lead times. All of this technology and customer support make Intech Anchoring Systems a competitive advantage you can’t afford to pass up on your next project. We want to help make sure your next bid is a success.

Intech Anchoring Systems has over 20 years of experience in sinking foundation repair. We utilize a skilled team of engineers as well as the most advanced technology in the industry. Intech Anchoring Systems offers competitive prices and superior customer service, along with the highest quality repair products. If you are in need of foundation repair services, contact Intech Anchoring Systems at 800-223-7015 or fill out our contact form below.

Contact Intech Anchoring for a Quote


Tim Comb


Tim is the President of Intech Anchoring and has 25 years of experience in the Civil Engineering and Geostructural Industry. Tim has developed extensive industry knowledge by working to support the needs of specialty contractors at each and every business level. Tim’s diverse industry background has given him exposure to a wide variety civil construction projects, ranging from the simplest residential applications to the most complex commercial and industrial projects. Coupled with a highly skilled and educated team, Tim focuses on providing the highest quality products and solutions to Intech Anchoring’s customers in order to consistently exceed expectations.