How Bull Tallow Soil Affects Charlotte, NC, Foundations
Did you know that the soil your house was built on directly affects its foundation? Bull tallow soil is the most common soil type in the Charlotte, NC, area; however, special considerations must be taken before home construction. These steps ensure a safe and reliable foundation.
This page offers insights into bull tallow soil, its impact on foundations, and effective repair methods for damage and settlement.
What is Bull Tallow Soil?
“Bull tallow” is a Piedmont term used in Raleigh, Greensboro, and Charlotte, NC, for poor draining, clay-rich soils with high plasticity characteristics. Bull tallow soil is associated with the Iredell soil series. It has a dark gray to dull brown loam surface layer and a sticky, waxy clay subsoil layer.
Soil Types in Charlotte, NC
Clay-rich expansive soils like bull tallow of the Iredell Soil Series aren’t the only type found in North Carolina. There are several predominant soil types in the Piedmont region, including:
Sandy Loam
These more uncommon soils contain more sand than clay, providing better drainage and a looser, more workable texture. They are found in upland areas and near rivers. The characteristics of sandy loam soil include:
- Drainage: Sandy loam soils have good drainage properties, making them less likely to cause water-related foundation issues like hydrostatic pressure, basement wall bowing, and leaks. Effective exterior and interior drainage systems are necessary for proper water management.
- Workability and Compaction: Sand, silt, and clay comprise sandy loam soil. It is more stable than loamy sand but less prone to extreme settling than clay soils. Properly compacted sandy loam soil provides stable support for foundations.
- Moisture Balance: Sandy loam retains more water than loamy sand but drains faster than clay. This characteristic helps prevent the clay soil expansion and contraction cycles that cause foundation shifts. Additional drainage measures in areas with seasonal moisture variations may still be necessary.
Loamy Sand Soils
Similar to sandy loam, loamy soil has a higher sand content and is common near rivers and lower-lying areas like riverbanks and floodplains. It provides excellent drainage with less water retention. The characteristics of loamy sand soil include:
- Drainage: Loamy sand soils drain well, reducing the risk of water accumulation around the foundation. This benefits foundation stability.
- Stability: While less problematic than clay soils, loamy sand soils can still experience some settlement caused by drought or excessive moisture. This can lead to minor foundation shifts and cracks.
- Water Retention: Loamy sand soils have lower water retention capacity than clay soils. This can lead to minor soil shrinkage during dry periods, causing foundation gaps and structural instability.
Soil types vary by region, but builders can create stable foundations and reduce long-term risks by considering the soil characteristics. Proper landscape grading and drainage systems help manage water flow, reducing accumulation near the foundation, soil erosion, and washout.
How Does Bull Tallow Soil Affect Foundations?
Homes built on bull tallow soil, or clay soil, may experience foundation damage if erosion and washout are unaddressed. Bull tallow soil affects foundations by causing:
Hydrostatic Pressure
When moisture causes soil expansion, it puts immense pressure on foundation walls. This stress is called hydrostatic pressure. Hydrostatic pressure causes wall failure and other damage, including:
- Foundation wall cracks, especially horizontal cracks
- Bowing or leaning walls
- Water seepage
- Mold growth
- Musty odors
Foundation Settlement
When bull tallow soil settles unevenly, it causes foundation settlement and sinking.
Water Damage
Poor drainage causes water to accumulate around the foundation and increases the risk of water damage to the basement, foundation walls, or crawl space.
If you notice potential signs of damage, contact a foundation repair expert for a free inspection. Professionals have the expertise to accurately diagnose soil-related foundation issues and create a tailored repair plan.
How to Prevent Foundation Damage Caused by Clay Soil Expansion
Clay soil expansion and contraction cause foundation damage if not addressed; however, these problems can be prevented with the right proactive steps. These include:
Foundation Design
The surrounding soil conditions should always be considered before construction. Potential settlement and soil-related movement should be considered to help prevent structural instability. Building deeper foundations, such as pier and beam or reinforced slab foundations, also helps prevent some issues by anchoring deep below the active soil layer.
Landscape Design
Plant vegetation stabilizes soil and reduces erosion. However, do not plant trees or other plants too close to the foundation, as their roots can be invasive and cause damage.
Soil Treatments
Pre-treatment soil stabilizers or sand and gravel additions can help improve the load-bearing capacity and reduce clay soil expansion and contraction, which leads to foundation damage.
Drainage Systems
Proper drainage, such as French drains, downspout extensions, grading, and other systems directs water away from the foundation, preventing water accumulation, soil washout, and damage.
Regular Inspections
Monitor the area for soil movement, foundation settlement, bowing basement walls, or other damage. Contact a foundation repair expert for regular inspections.
Foundations built on bull tallow soil require careful design planning, regular professional inspections, and proactive measures to minimize long-term damage and ensure stability.
How to Repair Foundation Damage
Foundation damage caused by clay soil expansion is common, so various repair methods are available. The specific method depends on the soil condition, the foundation’s age and type (slab, basement, or crawl space), and other factors. Dry Pro Foundation and Crawlspace Specialists install the following foundation repair methods:
- Foundation Piers: Helical piers, push piers, and slab piers are driven deep into the soil, transferring the home’s weight to more stable soil or bedrock. They provide foundation reinforcement and stability.
- Carbon Fiber Wall Reinforcement: These low-profile straps are ten times stronger than steel. They are ideal for foundation wall repair on minor to moderate damage of less than two inches in bowing. Carbon fiber wall reinforcements are easy to conceal and ultra-efficient.
- IntelliBrace™ Wall Repair System: These anchor to floor joists, stabilizing bowing basement walls and preventing further deterioration. They are adjustable over time, providing alignment and strength. IntelliBrace can potentially realign bowing basement walls to their original position, providing robust foundation wall repair.
- Channel Anchors: This foundation wall repair system stabilizes shearing, cracked, or bowing walls through realignment. Wall anchors transfer uneven weight through a steel rod connected to two steel anchors, one installed on the affected wall and the other to deeper, more stable soil.
Dry Pro Foundation and Crawlspace Specialists Offer Free Inspections
Bull tallow soil can cause significant foundation damage if not addressed promptly. Dry Pro Foundation and Crawlspace Specialists have the local expertise to resolve soil-related issues affecting Charlotte area foundations. Our specialized foundation wall repair and piering systems provide reliable, long-term support.
Contact us today for a free inspection and learn how proactive measures can safeguard your home and family.
Foundation Soil FAQs
Yes, wall anchors suit various soil conditions. We will assess the soil conditions on your property and recommend the most appropriate wall anchor solution.
Yes, helical piers are designed to work effectively in different soil types, such as sandy, clay, and rocky soils. They have proven to be especially effective in areas with silt and expansive clay-based soils, commonly found in our region.
Soil erosion can be devastating on any home, which is why it’s so unfortunate that it’s a common occurrence. The reason soil erosion is so common is because very little is done to stop water from reaching the soil around our property and especially our foundation. If you want to prevent soil erosion and avoid structural issues like sticking windows and doors, then there are a few things you can do.
Foundation Waterproofing
While it is impossible to completely stop soil erosion, we can control how much groundwater is around the foundation at any given time. This can be done with foundation waterproofing. Waterproofing solutions are the only way you can make sure that your foundation is dry on the inside and outside as well. By controlling how much water the soil is exposed to, you can prevent things like hydrostatic pressure and damage from frost heave.
A good drainage system is especially important because the only thing worse than no drainage pipe is a clogged drainage pipe. So, when choosing a sump pump and a French drain system, choose a reliable one. At DryPro, we offer foundation drainage solutions that are designed to never clog and are guaranteed to keep groundwater away from your home.
Shaye Glisson
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