✓Clay soil the counties mapHenrico County requires a soils report before it permits a new home or addition where its maps show moderate or high shrink-swell soil. Chesterfield County asks for a sealed soils report on every new single-family home. Clay that swells when wet and shrinks when dry can lift or drop part of a house.henrico.gov
✓An 18-inch frost lineHenrico County lists its frost line at 18 inches and rates the local weathering risk as severe. Winters are mild, but wet ground still freezes and thaws, and shallow footings on older homes and porches can heave.henrico.gov
✓Few basements, many crawl spacesOnly about 4 to 7 percent of homes in the city of Richmond have a basement, one Virginia study of home sales found. Most of the rest sit on a crawl space or a slab, so much of the trouble here starts under the floor.jeswork.com
✓Very old homesAbout 29 percent of homes in the city of Richmond were built before 1940, according to an analysis of Census data. The Fan was mostly built between 1890 and 1930, and Church Hill has the most homes from before the Civil War of any Richmond neighborhood.stacker.com
✓Termite countryHenrico County rates the local risk of termite damage as moderate to heavy. Termites and wood rot both thrive in the damp wood of a wet crawl space.henrico.gov
✓The James River floodsHurricane Agnes pushed the James to a crest of about 36.5 feet in 1972. The Shockoe Bottom floodwall came later, but in 2004 Tropical Storm Gaston dropped close to a foot of rain and about 20 blocks there were declared unlivable.claimsjournal.com
Small signs now, bigger repairs later
Foundation problems almost never show up overnight. They start small, with a crack here or a sticking door there. Catching them early is the best way to keep the fix small.
Here is what to look for, from outside to inside to under the floor. If you see more than one of these, it is worth a free inspection.
Outside the house
Stair-step cracks in brick or block. A crack that zigzags along the mortar joints often means one part of the wall settled. Watch corners and the area under windows.
Mortar falling out. On older Richmond brick homes, worn or missing mortar lets water in and lets bricks shift. The National Park Service notes that old brick often needs a softer mortar than modern cement mix.
A chimney pulling away from the house, or leaning.
A gap at the porch or steps where they meet the house.
Cracks in the foundation wall you can see above the ground.
Water pooling next to the house after rain, or a downspout that dumps right at the wall.
Soil pulled away from the foundation in a dry spell.
Vents in the crawl space wall with wet soil or mold behind them.
Inside the house
Doors that stick or will not latch, especially if several do, or it is new.
Windows that are hard to open or have gaps at the corners.
Cracks over doors and windows that run up from the corners.
Cracks in plaster or drywall that keep coming back after you patch them.
Gaps where the wall meets the ceiling or the floor.
Floors that slope. A ball or marble rolls to one side of the room.
Floors that bounce, sag or feel soft, often in a hallway, a kitchen or near a bathroom.
Trim and baseboards pulling away from the wall.
Cracked tile that keeps cracking in the same spot.
A musty smell, often worse in summer.
Under the house
Most Richmond homes have a crawl space, not a basement. So for most Richmond homes, the most telling signs are under the floor.
Standing water or wet dirt.
Mold or white, fuzzy growth on the wood.
Insulation hanging down or falling off.
Wood that is dark, soft or crumbly when you press it.
Sweating pipes or ducts in summer.
Piers that lean or have sunk, or shims that have slipped.
Beams that sag in the middle.
Signs of termites, like mud tubes on the walls or piers.
Why does this matter so much here? Summers in Richmond are hot and humid. A U.S. Department of Energy funded study of homes in the humid Southeast found that vented crawl spaces often went above 80 percent humidity in summer. Damp like that wears away at the wood that holds up the floor.
In a basement
A long crack running sideways across a wall.
A wall that bulges or leans in.
Water at the bottom of the walls after rain.
White, chalky powder on the walls, a sign that water has passed through.
A sump pump that runs all the time.
Which signs are urgent?
Call soon if you see:
A crack that is growing fast, or wider than about a quarter inch
A wall that is bowing or leaning in
A floor that suddenly sags or feels like it may give
Standing water under the house that does not drain
A door or window that suddenly will not open or close
Have it checked, but it is less urgent:
Thin hairline cracks in concrete or drywall that do not change
One door that sticks only in humid weather
A crawl space that smells musty but is not wet
When in doubt, have it checked. The inspection is free.
Why Richmond homes show these signs
Richmond has a mix of things that are hard on foundations. Some soils in the area swell and shrink with water. Rain is steady all year, about 43.6 inches on average. Summers are humid, winters freeze and thaw, and much of the housing is old.
None of this means your house is in trouble. It means the signs above are worth taking seriously when you see them.
How to track what you see
Mark cracks. Put a pencil mark at each end and write the date.
Take photos. Put a coin or ruler next to cracks so you can compare later.
Check monthly. See if cracks got longer or wider, or doors got worse.
Note the weather. Does it get worse after rain or in summer?
Then call (804) 293-2238 or send the form. A local crew will look at everything you noted, measure your floors, check the crawl space, and give you a written price if work is needed.
Frequently asked questions
What is the first sign of foundation problems?
For many Richmond homes it is a door that starts to stick, a new crack over a door or window, or a musty smell from a damp crawl space. Floors that start to feel soft or slope are another early sign.
Do foundation problems get worse in summer or winter?
Both, in different ways. Humid Richmond summers are hardest on crawl spaces. Wet springs and storms soak the soil. In winter the ground can freeze and thaw. Signs that come and go with the seasons are a clue that the soil under the house is moving.
Is a sticking door always a foundation problem?
No. Humid weather can swell a wood door, and loose hinges cause sticking too. If several doors stick, or a door sticks along with a crack over it, the house may be moving.
How wide does a crack have to be to worry?
Cracks wider than about a quarter inch, cracks that grow, and cracks where one side sits higher than the other are the ones to have checked. Thin hairline cracks that do not change are often cosmetic.
Should I worry about a musty smell?
A musty smell often comes from a damp crawl space. It is not an emergency, but damp wood under a house can rot and draw termites over time. Have the crawl space checked.
Can I check my crawl space myself?
You can shine a light in from the access door and look for standing water, mold, hanging insulation or wet wood. Be careful going in. There can be sharp debris, wires and pests. The free inspection covers it for you.