Whether you’re buying, building, or selling a home, understanding the four main home foundation types for residential properties will help you get the biggest bang for your buck. Does foundation type affect daily life in a home? Does the value of your home depend on the style of concrete underneath? Luckily, at J-Tech Construction, we’re the experts in our field and this week we’re here to answer all of your burning questions about foundation types and what you need to consider when buying, building, or selling your home. This week, we’re going to start by discussing two common types of house foundations: concrete slab foundations and basement foundations.

Foundation Basics

What is a House Foundation?

A house foundation is the essential base that supports the entire structure of your home. It plays a critical role in ensuring the stability and longevity of the building by distributing the weight of the house evenly across the ground. Beyond just support, a house foundation also acts as a barrier against moisture, frost heaves, pests, and other environmental factors. Without a solid foundation, a home could start to sink, shift, or suffer damage from accumulated rainwater, sleet, ice, insects, rodents, and more. The type of foundation chosen for a home depends on various factors, including the local climate, soil conditions, and personal preferences. Understanding the importance of a house foundation can help you make informed decisions when buying, building, or maintaining your home.

Climate and Soil Considerations

When selecting a foundation type for your home, it’s crucial to consider the climate and soil conditions of your area. The average temperature, humidity, and weather patterns can significantly impact the performance and longevity of your foundation. For instance, full basements and crawl spaces are ideal for colder climates as they provide additional insulation and protection against frost heaves. On the other hand, slab-on-grade and pier and beam foundations are better suited for warmer locations where the ground is less likely to freeze.

Soil conditions also play a vital role in foundation choice. Different soils have varying load-bearing capacities and moisture retention properties, which can affect the stability of your foundation. For example, clay soils expand and contract with moisture changes, which can lead to foundation movement and cracking. In such cases, a more flexible foundation like a pier and beam might be preferable.

The durability and resistance of the foundation material should also be considered. Concrete and stone foundations are highly durable and resistant to water and pest infestations, making them suitable for areas with high moisture levels. However, these materials can be more expensive and may require more frequent maintenance compared to a wood foundation. By carefully evaluating the climate and soil conditions, you can choose a foundation type that will provide the best performance and longevity for your home.

Common Foundation Types

There are several common types of foundations used in residential construction, each with its unique characteristics and advantages. These include basement foundations, crawl space foundations, concrete slab foundations, pier and beam foundations, and wood foundations. Basement foundations offer additional living and storage space, making them a popular choice in colder climates. Crawl space foundations provide easy access to plumbing and electrical systems, while concrete slab foundations are cost-effective and quick to construct. Pier and beam foundations are ideal for areas with unstable soil, and wood foundations offer flexibility and ease of installation. Understanding the benefits and drawbacks of each foundation type can help you make an informed decision when building or buying a home.

CONCRETE SLAB FOUNDATIONS

As one of the most common foundation styles for modern homes, concrete slabs, also known as slab on grade foundations, have many benefits. A concrete foundation is constructed by digging twelve inches into the ground and pouring concrete in. The concrete is then reinforced with steel beams, and the home is constructed directly on top of the slab.

Benefits: If you’re building a new home, the concrete foundation method takes less time and money than constructing a basement. Less material is used, and less labor is needed to lay the concrete. If you’re looking to buy a home and are considering your foundation styles, this type of house foundation helps fight against critters and insects since it doesn’t have many crevices for them to hide in. Additionally, concrete slab foundations are typically built closer to the ground, meaning they are more practical for homeowners with limited mobility as there will likely be fewer stairs and inclines. Plus, concrete slab foundations are generally less expensive than other types of foundations like basements or crawl spaces.

Disadvantages: If you live in the Midwest, a concrete slab foundation won’t provide much shelter from tornadoes. You’ll have to locate the nearest public tornado shelter, which will cause more stress and more risk in the case of an emergency. Additionally, since critters won’t be hiding out in your foundation, they might venture through your windows or walls to make their way inside. Finally, if tree roots, soil displacement, storms, or frozen grounds crack or warp your foundation, it will require an expensive and invasive fix.

Our take: We recommend slab concrete foundations for homeowners living in mild or predictable climates. If the weather is relatively tame year round, you won’t find yourself worrying about this foundation in the case of an emergency or in regards to the foundation cracking or warping from freezing temperatures. If you live in a state where weather is either unpredictable or ranges from extremely hot summers to freezing winters, but you want to save a quick $10,000-$15,000 when buying or building your home, we suggest finding alternative ways to save money rather than choosing an inexpensive foundation.

BASEMENT FOUNDATIONS

Unlike concrete slabs, every basement is built differently. A solid gravel base and concrete footings are essential for providing load-bearing support and preventing moisture issues. While there are many different ways to construct a basement foundation, the two most common methods are poured concrete or concrete block basements. Concrete footings are crucial for structural stability and are used in various foundation types, including basement foundations. With poured concrete, the basement is excavated, the concrete is poured, and forms are used to keep the concrete walls in place as they dry. These basements are durable and long-lasting with minimal upkeep requirements. When a house is built with concrete blocks, steel rebar is generally used to reinforce the walls. Concrete block basements cost a fraction of the price and can be built in a fraction of the time, but will require upkeep and are susceptible to water damage.

Benefits: The benefits of basement foundations include the added safety in storm-prone climates such as our own. Also, basements provide more living space and storage, and maximize the square footage of your home. In general, basements increase the value of your home simply by adding more space and being more attractive to homebuyers. Basements also offer a secure refuge during storms and can serve as a shelter in regions prone to tornadoes or hurricanes. If you’re able to finish your basement, expect an even larger return. Since most basements are built using the poured concrete method, they require very little upkeep.

Disadvantages: Building a basement foundation is generally more expensive than a slab foundation due to excavation and construction costs. Plus, while one of the advantages is that basements provide a cool place to hideout in your home during the summer, a disadvantage is that they don’t help when trying to keep warmth in your home during the winter. In fact, some homeowners feel they waste money on utilities by heating a basement that rarely gets used. In addition, basements can get damp, especially in times of heavy rain or melting snow. The excess humidity can lead to flooding or an influx in insects around your home. Basements may require regular maintenance to prevent mold, mildew, and other moisture-related issues. If you happen to buy a home with a concrete block foundation, you might notice reoccurring foundational issues.

Our take: The additional money spent on minimal maintenance and utilities to warm or cool your basement will end up back in your pocket when selling your home. If you live in Tornado Alley, investing in a home with a basement will give you peace of mind regarding the safety of your family. Ultimately, the extra cost is worth it, and will return down the line when selling your home.

OTHER TYPES OF FOUNDATIONS

While concrete slab and basement foundations are two of the most common, there are two other types of foundations you’ll see popping up around the housing market. Next week we’ll explore the benefits and disadvantages of both crawlspace and pier foundation types. In the meantime, if you need help with any exterior projects, reach out to the experts at J-Tech Construction today. We work in construction, roofing, siding, solar systems, and more!

Here at J-Tech, we’re excited to help you achieve the results you’ve been dying to see in your home!