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Acceptable Foundation Deflections

With respect to slopes (foundation deflections) in slab on grade foundations, individuals who ask “How much is too much?”. This will receive a variety of answers depending on who they ask. Within the engineering community, the answer will vary depending on each engineer’s opinions as to the appropriate design assumptions, design procedure, applicable building codes, legal precedents, and market standards. For other types of individuals, such as foundation repair contractors, insurance companies, builders, Realtors, property sellers, property buyers, and lawyers the answer will be affected by their personal experiences and vested interest in a particular situation. 

Slab on grade foundations are built of concrete reinforced with steel. Over time, design criteria have changed to incorporate the experiences of the engineering and building communities. In general, older slabs tend to be thinner and have less steel reinforcing than newer slabs. As a result, expectations for the performance of an existing slab should take into account the age, and hence the then current design criteria, of the slab.

Foundation slabs are not completely rigid or perfectly stationary. As the underlying soils move, slabs will move up and down and may tilt (uniform deflection) or bend (differential deflection). Soils movements are caused by: 1] the shrinking and swelling of expansive soils as they dry and get wet; 2] by the settlement of fill dirt that has not been fully compacted; 3] and the heaving of soils where the land has been cut. As underlying soils move, any slab that they support will shift. Because slabs, and the structures that rest on them, are more rigid than the soils on which they rest, the manner in which slabs and soils interact is complex.

As slabs move, the structures that they support also move. How, and of what materials, a house was built determines to a significant extent how much foundation movement is acceptable. The more rigid and brittle the materials used to build a house are, the more rapidly damage will appear. Hard plaster walls are more brittle than sheet-rock, brick veneer is more brittle than wood siding, ceramic floor tiles are more rigid than vinyl tiles. The age of a home is also important. Obviously, movement is less acceptable in newer homes than in older homes. People often pay a premium for older historic homes fully expecting floors to be out of level and doors and windows to be out of square.

Various bodies have had a hand in determining standards for acceptable foundation movement. Some of the more important ones are:

  1. The American Society of Civil Engineers
  2. The American Concrete Institute (ACI)
  3. The Building Research Advisory Board (BRAB)
  4. The Department of Housing and Urban Development and the Federal Housing Administration (HUD/FHA)
  5. The Post Tensioning Institute (PTI)
  6. The various bodies that prepare and distribute the Uniform building Code (UBC)
  7. The courts
  8. The market place

Most of these standards have a qualitative requirement similar to, or based on, the ACI Building Code Requirements, Section 9.5 Control of Deflections which states “Reinforced concrete members subject to flexure shall be designed to have adequate stiffness to limit deflections or any deformations that may adversely affect strength or serviceability of a structure at service loads.” In plain English, what this means is that a foundation should be strong enough so that it will not break or bend beyond the point where the structure begins to suffer unacceptable damage. What is acceptable is subjective and will vary according to particular circumstances. The role of the market and the courts has been to determine what constitutes acceptable deflection or movement as well as to determine damages. The market makes its determination by adjusting the prices of, and demand for, homes with foundation damage.

The following table summarizes the existing standards for the previously referenced bodies.

Acceptable Foundation Deflections

   Superstructure                    Governing Body
   ______________   ________________________________________________
                    ACI     BRAB     FHA     PTI     UBC     Courts
                    (2)     (3)      (4)     (5)     (6)
   Wood             1/240   1/200    1/240   1/240   1/240   Various
   Masonry          1/240   1/300    1/240   1/240   1/240   Various

  1. The ratios shown in the table represent the maximum acceptable vertical difference between two points, divided by the horizontal distance between the two points. The two points must be on the same structure. Given a ration of 1/240, for two points that are 20 feet apart (240 inches) the maximum acceptable vertical difference would be 1 inch.
  2. ACI 318-89 (Revised 1992), table 9.5(b).
  3. Criteria for Selection and Design of Residential Slabs-on-Grade, Report No. 33, to the FHA, page 50. Publication 157 , National Academy of Sciences, 1968
  4. HUD/FHA 4900.1 Minimum Property Standards, 1982 Edition, references ACI-318. Now abandoned. No replacement issued.
  5. PTI Design of Post-Tensioned Slabs-on-Ground, references ACI-318
  6. Uniform building Code, 1988, Section 2307, Table 23-D

In 2009, the American Society of Civil Engineers, Texas Section, issued version 2 of “Guidelines for the Evaluation and Repair of Residential Foundations.” The guidelines include 2 quantitative standards: 1/360 for deflection, and 1% for tilt. The ASCE defines the deflection ratio as the maximum distance from a straight line, drawn between 2 points on a foundation and the surface of a foundation. When applied, the standard, taken in isolation, can mean that slopes in excess of 1 inch over a 15 foot span are acceptable. A 1% tilt works out to a slope of 1 inch every 8 feet, 4 inches. The ASCE standards allow the engineer to exercise discretion when applying the standards. Engineers are also expected to consider a variety of factors, such as the extent of cosmetic damage when applying the standards, making recommendations, and reaching conclusions.

Given the existing published standards, and the ability of most individuals to feel a deflection or slope in a foundation, it is our opinion that, in general, the most appropriate standard for maximum acceptable deflections is 1/360. The age of a home, the price range, and the specific manner of construction also play a role in determining how much deflection is acceptable. In situations where seasonal movement is causing unacceptable cosmetic damage, in a new home, or in a custom designed home, lesser amounts of movement may be unacceptable.

Unfortunately, there is no hard and fast standard for foundation deflections that can be used. Individuals and professionals who deal with foundation movements must use their judgment. Prevailing standards, including what typical buyers and sellers find acceptable, are also relevant issues. For example, purchasers of historic homes tend to be more tolerant of movement than purchasers of new homes.

Google Reviews

Larissa Perez
20:24 13 Jun 18
I can't say enough good things about Advanced Foundation Repair. Their professionalism, care, attentiveness, and quality of work are superb. I had a full foundation lift so they were a part of our daily life for a few weeks. Brad Bertelsen is always easy to talk to and answered all my questions no matter what they were; everything from scheduling to how the equipment works. How pilings work don't affect the job that gets done and it took time from his schedule but he took the time to answer my questions. Betrice called to inform me of an update but I was not able to answer my phone at the time. She then sent a text to inform me of the update. I was able to respond to her text so we were able to proceed with the planning. I appreciated that extra effort. The excavation crew and the lifting crew were great. They are very hard workers and very courteous. Advanced Foundation made the process of LIFTING A HOUSE seem completely effortless. We were also able to stay in our house the entire time they worked on the foundation; including when they actually lifted our home. God forbid I ever need them in another home but if I do, they will be the only foundation company I use. Thank you Brad and Advanced Foundation for helping me protect my home.read more
Henry Nance
14:01 24 Apr 18
4/20/2018 I was very pleased with my experience. During the initial visit, Jim Moravec explained the problem and the solution. We discussed cost and I decided that my "cost/solution "ratio would be best served with Advanced Foundation Repair and a crew was out in a matter of days. The work went quickly and neatly. Alfonso and his crew seemed to know what they were doing and their cleanup exceeded my expectations. I have since referred a local property manager to Advanced and as far as I know she is satisfied with their work too.read more
Carl Nemec
16:23 21 Feb 18
The last few months I've noticed cracks in the corners and some interior doors aren't latching. We had foundation repair done in 2013 around the outside of the house. I was thinking we'd need a pier or two on the inside, because I thought the middle might be sagging. The company who did the work in 2013 had gone out of business, because the owner suffered some catastrophic illness (and is now working for a competitor). Advanced Foundation was the company my engineer co-worker used after extensive interviewing of local foundation companies. Eric Vineyard, the estimator, was prompt and courteous when he arrived 5 minutes before our 9am appt. He took measurements all around the inside and outside of the house and took elevation readings afterward. Good news for me: he found that the elevation difference was within tolerance and no work was needed. The company called two days before to remind me of the appointment and were courteous about it. Overall, it was a positive experience to have a gentleman in my house and to have a good company behind him. Thanks Eric and Advanced Foundation Repair.read more
Jim Bronson
22:33 17 Jan 18
I purchased my home on 10-18-16. Unfortunately, very shortly after my we moved in my wife went into hospice and died. I did not transfer my foundation warranty. I reached out to Advanced Foundation Repair and asked if they would allow me to transfer the warranty even though I was over a year past the deadline. Without argument they transferred the warranty. This is a compassionate family run company. I give them the highest possible recommendation. In addition to this, the repairs they made to my foundation have performed great, and the house has stayed perfectly level.read more
Margaret Adams
14:12 08 Jan 18
I am very impressed with the service I received. First, Eric explained in detail what would be done and how. Then the amount of needed lift was measured. In 3 of 19 holes that were dug it was necessary to go through concrete. The workers dug as deeply as 22 feet in order to reach bedrock. Concrete was replaced, as were shrubs. My yard was cleaned up nicely upon completion. I would recommend this company to anyone needing any work done.read more
Diana Stimax
00:23 08 Dec 17
We had problems with our foundation for a few years, with several cracks inside the house, on walls, garage floor, etc. They came to do an inspection and we were very happy with their professionalism and price for the value. We immediately set that up. They did exactly what they said they were going to do and more at no extra charge. They lifted the garage and put some piers, etc underneath, the final result was incredible. The cracks inside the house closed almost completely. They also have an excellent and transferable warranty.read more
sharon higginbotham
16:24 10 Nov 17
Took three different bids and Advanced Foundation Repair was my final choice. i have a 75 year old house that needed foundation repair and realignment. Ben showed up on time for our appointment and he explained the procedure as many times as I needed to understand, it was actually very simple. He was also available for me to call anytime, which I did on a couple of occasions. Techs were punctual, there was a supervisor on site almost every hour, they did a great job, respectful of the neighbors yards, cleaned up the yard after the work. I love my house again.read more
Christopher Lorenzo
19:36 06 Sep 17
I have had multiple good experiences with Advance Foundation Repair. They stand by their work and kept me informed at all times on the repairs. Post work service was good too. I am very satisfied with their workread more
Ruth Schuman
19:56 05 Sep 17
Workers were very professional and hard working. They dug up around the house and put plants back to look nice. This company also has a trust to forever be able to redo warranted work.read more
Gwen Baumann
02:30 11 Aug 17
I can't too highly recommend this company. I had work done of my foundation by another company several years ago. That work did not resolve the problem, and that company did not fix. Advanced was recommended to me by mother, who said they were the best in the business. I agree! They were polite, professional, charged reasonable prices, and did excellent work. They also have a strong guarantee that is backed by a trust. I can't imagine why you'd use any other company.read more
Linda Krizka
19:44 10 Jul 17
Advanced Foundation repair is the only way to go! The engineer, Eric was kind, helpful and informative! The crew under Haynard's watch was unbelievably considerate. The crew was in and out of our house for 5 days. Everyone of them were happy even in the 90 degree weather. They work hard and were very polite. If you saw my house now you would never even know they were here. They cleaned up every night and on the last day it looked like new! Very thankful to have been able to work with them.read more
Michael Francis
00:48 29 Apr 17
Advanced recently performed our foundation repair and did a fantastic job! The job took four days and throughout the process, the workers were on time each day, were kind and courteous. They left our house clean each day and took great care in making my wife and newborn comfortable during the repair. They came back out to make adjustments, as was expected, and I am more than pleased with the results. Thanks to Juan Martinez, Miguel Mata and Ernesto Alvarato for doing everything I requested. I highly recommend Advanced Foundation Repair, they know what they are doing.read more
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