Causes for Building Settlement

The most common causes for building settlement are from underlying deposits of compressible fill or native soils. Compressible soils which are under unchanged building foundation loading cause settlement to start immediately and taper off over time. Therefore, if the settlement is not noticed until much later in time, the presence of compressible foundation soils is not likely the culprit. One cause, which can result in building settlement at any time, would be the shrinkage of plastic clay soils. These clay soils will shrink when they “dry out” and are problematic where they are subjacent to the foundation and have significant initial moisture. Shrinkage of foundation clay soils is typically associated with added landscaping which causes water to be “sucked out” of the soils.

Another fairly common source of settlement are foundation soils that can collapse when exposed to moisture. Therefore, settlement of the structure would be noticeable after significant precipitation and is likely to occur early after and even during construction. Soils which would exhibit this behavior are loose, drier fine sands to silts. More common in colder climates, another typically early post-construction source is thawing soil. More specifically, building settlement results from thawing of frozen soils left below the foundation.

Two other more typical causes are less time dependent but are location dependent. These are building settlement from land subsidence in karst terrain and underground mining. In other words, there are only certain regions where either karst conditions and/or underground mines are present. These karst and mine subsidence events may occur at any time. These land subsidence events are discussed in blogs entitled “What is Karst Subsidence” and “What is Mine Subsidence”.

There are some causes of building settlement which are more directly identifiable. These include from underground tunneling, structures next to temporary or permanent yielding retaining walls, earthquake shaking of mainly loose fine sands which can contain some silt, and high extraction underground mining which causes immediate ground collapse.

Red herrings of building settlement, even to the professionals, can be building foundation heave, and from subtle landsliding. Landsliding is discussed in “Landsliding What to Do” and building heave will be discussed in an upcoming blog. Where the building damage is apparently from settlement but requires proper investigation a qualified geotechnical engineer expert in forensic analysis is recommended.

If MEA can assist you with your building settlement problems, please contact us at 314-833-3189.

FIGURE 1: SETTLEMENT DAMAGE FROM MINE SUBSIDENCE

FIGURE 2: SETTLEMENT DAMAGE FROM KARST SUBSIDENCE

FIGURE 3: FOUNDATION SETTLEMENT OF A BUILDING IN MEXICO CITY
(Photo Credits: Tim Leffel) https://www.perceptivetravel.com/issues/0409/mexico_city.html

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