Foundation Repair in Huntsville & North Alabama, AL

Local know-how

Why foundations move in Huntsville

The Huntsville area is known for its karst landscape: limestone bedrock riddled with caves, springs and sinkholes. As water moves through the rock, soil above voids can settle or collapse, which is one reason foundation settlement is a concern in parts of Madison County.

Clay soils on top of the limestone add seasonal shrink-and-swell movement, and homes on the slopes of Monte Sano and other hills deal with runoff pressing against foundations.

The region has grown fast, with many new subdivisions on former farmland. Local contractors handle everything from piers under a settling slab to crawl space supports in older homes.

Red clay over limestone

Huntsville, Madison and Decatur sit in the Tennessee River Valley, where most soils formed from weathered limestone. The USDA describes the Decatur series, one of the most extensive in the valley and named for the city of Decatur, as very deep, well-drained soils that formed in residuum derived from limestone, with a red clay subsoil. Red clay is firm and stable when its moisture is steady, but it shrinks during long dry spells and swells after heavy rain. Where part of a house rests on drier soil and part on wetter soil, the difference shows up as cracks in brick and drywall and doors that stick.

The limestone below is also the source of karst. Huntsville grew up around Big Spring, a karst spring downtown, and the U.S. Geological Survey mapped the geology of the Huntsville quadrangle in cooperation with the city and the Geological Survey of Alabama because of the importance of the limestone aquifer. The Geological Survey of Alabama notes that much of north Alabama is underlain by carbonate rocks susceptible to caves and sinkholes. Most foundation problems in the area are ordinary settlement, but sinkhole activity is a real possibility in some locations, especially where drainage is concentrated.

Growth, slopes and fill

Madison County has been one of Alabama’s fastest-growing areas, and many newer subdivisions in Madison, Harvest, Meridianville, Hazel Green and Owens Cross Roads were built on graded lots. Where fill was placed and not compacted well, slabs and footings can settle for years after construction. Homes on the slopes of Monte Sano, Green Mountain and other ridges face a different set of issues: water running downhill toward the house, retaining walls and soil creep on steeper lots. See foundation problems in a new home.

What local homeowners notice

• Stair-step cracks in brick veneer, often near a corner
• Doors and windows that stick in late summer
• Cracks in drywall above doors and at ceiling corners
• Sloping floors in crawl space homes
• Gaps between the garage slab and the house
• Depressions forming in the yard, which can point to drainage problems or, occasionally, sinkhole activity

Typical costs in Huntsville

These are published figures for orientation only, not quotes. Averages include many small jobs; multi-pier projects cost more. The contractor you are connected with sets the price after an inspection.

Permits and licensing in Alabama

The cities of Huntsville, Madison and Decatur issue building permits for structural work, and Madison County handles permits in some unincorporated areas. Alabama requires a license from the Home Builders Licensure Board for residential remodeling and repair jobs over $10,000. Check the license on the Board’s website before you sign, and ask whether an engineer will design or review the repair.

If you suspect a sinkhole

A new depression in the yard, a sudden drop in a slab, or cracks that appear and grow quickly after heavy rain deserve prompt attention. Keep people and vehicles away from any open hole, photograph it and call a professional. Sinkhole-related repairs usually require an engineer and may include grouting in addition to piers. Alabama homeowners policies often exclude earth movement and may treat sinkholes differently from Florida policies, so review yours. See sinkholes and foundations.

Keeping red clay stable

Gutters that empty well away from the house, soil sloped away from the foundation, and steady moisture around the slab during droughts all help. On sloped lots, make sure uphill water is diverted around the house with a swale or drain. See foundation drainage and tree roots and foundations.

Communities we cover

Partner contractors take calls from Huntsville, Madison, Decatur, Hartselle, Harvest, Meridianville, Hazel Green, Toney, Owens Cross Roads, New Market, Gurley, Brownsboro, New Hope, Scottsboro, Ardmore, Falkville, Somerville and Trinity. Enter your ZIP code above to check your address.

Sources

• USDA NRCS: Official soil series description, Decatur series
• USGS: Geology of the Huntsville quadrangle, Alabama
• Geological Survey of Alabama: Sinkholes (geologic hazards)
• This Old House: Foundation repair in Huntsville, AL
• Angi: Pier and beam foundation repair cost
• Bob Vila: Foundation repair cost (national price ranges)
• Alabama Home Builders Licensure Board