When it comes to your home, it’s easy to focus on what we see—paint colors, kitchen counters, cozy spaces—but what really matters might be something you don’t see every day: the foundation. Whether your home is standing on concrete or wood, understanding your foundation’s condition is vital—especially in earthquake-prone areas like California.
Here’s what every homeowner should know to feel more secure, literally and figuratively.
Wood vs. Concrete: What’s Under Your Home?
1. Wood Foundations (aka Raised Foundations):
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Often found in older homes or in areas where access to plumbing is key.
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Typically sit above ground level, with crawlspaces beneath.
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Pros: Easier access for repairs, better ventilation, and some insulation value.
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Cons: Vulnerable to moisture, pests, and over time, rot or warping.
2. Concrete Foundations (Slab-on-Grade or Perimeter):
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Common in newer construction and flat terrain.
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Sit directly on the soil with no crawlspace.
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Pros: Durable, fire-resistant, and less likely to suffer moisture damage.
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Cons: Cracks can be costly, repairs can be invasive, and plumbing access is limited.
How to Check Your Foundation’s Health
Whether you’re planning a remodel or just want peace of mind, here are a few ways to assess your foundation:
Look Outside:
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Check for cracks in the exterior walls near the base of your home.
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Uneven landscaping or sloped patios could indicate movement.
Look Inside:
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Do doors or windows stick or not latch properly? That could be a sign of shifting.
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Are there cracks in the drywall—especially above doors or windows?
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Uneven or bouncy floors in a raised foundation can signal structural concerns.
Look Below (if accessible):
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Crawl into the crawlspace: Check for signs of water, mold, sagging wood, or termite damage.
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In slab homes, inspect the garage or utility room floors for cracks or separation.
Pro Tip: Hire a licensed structural engineer or foundation specialist if anything looks or feels off. Their assessment will offer a clear diagnosis and a plan of action.
Is It Earthquake Ready?
In earthquake-prone regions, especially California, older wood-frame homes often need retrofitting. This involves:
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Bolting the house to the foundation to prevent it from sliding off.
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Bracing cripple walls (the short wooden walls between the foundation and first floor).
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Shear wall installation to reduce lateral movement.
For concrete foundations, reinforcement with rebar or adding concrete underpinning in weak areas can enhance quake resilience.
Living in the House with Foundation Issues: Now What?
If you suspect your foundation is compromised:
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Don’t panic, but don’t wait. Most issues worsen over time—and earthquakes don’t wait for repairs.
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Temporary supports or jacks can sometimes stabilize areas while you plan for a longer-term fix.
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Moisture control is essential—keep gutters clear, grading away from the house, and crawlspaces dry.
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Explore financing options or local seismic retrofit grants (yes, they exist!) to ease the repair burden.
In A Nutshell . . .
Your foundation may not be the flashiest part of your home, but it’s the most essential. Whether you’re checking for safety, preparing for the Big One, or just want peace of mind, a little investigation today could protect your home for decades to come.
And remember: when in doubt, a professional foundation inspection is worth its weight in… yes, concrete.