Homeowners often battle various natural elements to keep their homes safe and intact, including frost heaves. Frost heave is a phenomenon that can cause significant damage to various concrete structures like roads and basements. Understanding what frost heaves are and how they occur, their effect on basements, how to repair any damage caused by frost heaves, and how to prevent frost heaving is critical for homeowners looking to protect their investment and maintain a safe living environment.
What Are Frost Heaves and How Do They Occur?
Frost heaves result from groundwater’s freezing and thawing cycle beneath the soil surface. This cycle can cause the ground to lift, a process that can severely impact buildings and structures. Several conditions contribute to frost heave, including (1) the presence of water, (2) freezing temperatures, and (3) frost-susceptible soil—a type of soil that allows water to migrate and accumulate in the freezing zone, leading to ice formation.
It was previously believed that frost heave occurs when water in the soil freezes and expands, exerting upward pressure on the ground above and anything resting on it. However, after further investigation, scientists have learned that the process is actually due to a phenomenon called “ice segregation.” During this process, ice begins to form in the soil as the temperature drops below freezing. Unfrozen water from the surrounding soil is drawn toward the already-formed ice lens, adding additional layers. This ice accumulation exerts pressure on the surrounding soil, causing it to expand and push upwards. Without restraints, this expansion can continue almost indefinitely, increasing the potential damage to structures built in these frost-susceptible areas.
What Are the Signs of Frost Heaving?
Identifying frost heaving early can make a significant difference in managing its impact. The most common signs include:
- Unexpected Changes in Ground Level – You might notice areas of your lawn or driveway that appear raised or have shifted.
- Cracks in the Foundation – Look for new or expanding cracks in the foundation walls, which indicate movement caused by frost heave.
- Cracks in Interior Walls – Cracks in drywall or plaster, especially near corners of windows and doors, can signal that the house is shifting due to frost heave.
- Misaligned Structures – Porches, decks, and other attached structures may begin to pull away from the main house.
How Do Frost Heaves Affect Basements?
Basements are particularly vulnerable to frost heave due to their proximity to the freezing soil. The pressure exerted by the expanding soil can cause:
- Foundation Cracks – Both horizontal and vertical cracks can form in the foundation walls and supporting columns, compromising the structural integrity of your home.
- Bowed Walls – Frost heave can exert uneven pressures against the basement’s walls, causing them to bow.
- Uneven Floors – Heaving can cause basement floors to crack and become uneven, posing safety risks and potentially damaging flooring material.
- Water Leaks – Cracks in the foundation caused by frost heave can allow water to seep into the basement, leading to moisture problems, mold, and mildew.
How to Repair a Basement Affected by Frost Heave
Repairing a basement damaged by frost heave involves addressing the immediate damage and taking steps to prevent future occurrences. Immediate solutions include:
- Sealing Cracks – Cracks in the foundation should be sealed to prevent water intrusion and further damage. Epoxy injections are a popular solution for sealing hairline cracks. It is minimally invasive and comes with a 2-year transferable limited warranty. If you have a more significant, active leak after multiple failed repair attempts, the Xypex crack repair system may be the perfect solution. It offers a 10-year transferable limited warranty, sealing the crack and eliminating water and air leaks.
- Underpinning – If frost heave has caused your home to settle unevenly, foundation underpinning is crucial to stabilizing it. Push or helical piers are attached to your foundation and driven through the ground until they reach stable soil. Your foundation is then lifted to the maximum practical level, stabilizing it and restoring the structural integrity of your home.
- Wall Supports – Bowed walls can be straightened and stabilized using anchors, supports, or wall straps. Wall anchors are installed outside your bowed basement wall and have a limited lifetime warranty. Wall supports are installed inside your basement, making them more suitable for homes where excavation is difficult. With only a four-inch depth, they do not interfere with framing and come with a 10-year transferable limited warranty. Straps are also installed within a basement and are suitable for walls that are bowed up to three inches. They can conveniently be painted over or covered with drywall.
How Can You Prevent Frost Heaves?
While altogether preventing frost heave can be challenging in susceptible climates, there are several strategies homeowners can employ to minimize their risk:
- Clean Your Gutters and Install Downspout Extensions – This will ensure water and snowmelt are carried safely from your foundation, preventing oversaturation.
- Install Foundation Insulation – Insulating the foundation can help maintain warmer soil temperatures, reducing the likelihood of freezing.
- Choose the Right Soil – If you’re building a new home or making significant landscaping changes, opt for less frost-susceptible soil types around the foundation, like those mixed with sand and gravel.
- Regrade Your Yard – Ensure the yard slopes away from your home so that water and snow do not accumulate around your foundation.
- Install a Drainage System – Installing a drain tile system or French drain with a sump pump is crucial to removing excessive water from the soil and protecting your basement. Drainage systems can be installed inside and outside of your basement.
Frost heaves can be a daunting problem for homeowners, causing significant damage to basements and foundations. However, by understanding how they occur, recognizing the signs, and employing both repair and prevention strategies, homeowners can protect their homes from the adverse effects of this natural phenomenon. If you suspect your basement is affected by frost heave, schedule a free foundation inspection and repair estimate today. With decades of experience, our experts can determine the source of your foundation problems and provide effective solutions. We service Nebraska and parts of Iowa, Kansas, and Missouri.
