Foundation Problems

When the foundation of a building or structure no longer provides sufficient load-bearing capacity, foundation problems can arise in the form of cracks and subsidence in the foundation, and even instability of the structure. These issues are often caused by external factors such as land subsidence, climate change, and fluctuations in groundwater levels.

Recognizing Foundation Problems

There are several signs that may indicate foundation problems.

1. If you see cracks in walls or floors, this may indicate uneven loading.
2. Settlement issues with uneven drops in the foundation may indicate a tilt.
3. Rising damp or damp patches on walls are signs of failed waterproofing and a foundation that is not watertight.
4. If you also see material that appears to crumble, this can also be a sign of foundation problems.

Identifying foundation problems early is important to prevent more extensive damage and higher repair costs.

Foundation Risk Areas

In the Netherlands, certain regions are more susceptible to foundation problems, such as peat and clay areas. The Kennis Centrum Aanpak Funderingsproblematiek (KCAF) designates these regions as risk areas. These areas are characterized by an unstable soil structure that is prone to land subsidence and water-related issues. The risk of foundation problems is particularly high in the west and north of the Netherlands.

Risks to your Property

If the following situations apply to you, we recommend engaging our specialists for foundation assessment and repair.

• You have recently purchased a home and there may be problems with the foundation. Look for cracks in walls, subsidence, and sticking doors, and consult old construction drawings and soil reports. For serious issues, we recommend repairing the foundation, which we can also carry out for you.
• Your neighbors have foundation problems with their home. This may affect your property, especially where there are party walls or similar soil conditions. Look for cracks or subsidence and have an inspection performed.

How Can You Tell there are Foundation Problems?

You will notice foundation problems through cracks, subsidence, or moisture issues. Typical signs include cracks in facades or interior walls, uneven (sloping) floors, and sticking windows or doors. Damp patches or mold can also indicate a failing, non-watertight foundation.

Where in the Netherlands Do Foundation Problems Occur?

Foundation problems occur mainly in peat and clay areas, particularly in the west and north of the Netherlands. These regions have an unstable soil structure that is susceptible to land subsidence and groundwater fluctuations. As a result, buildings there are at greater risk of subsidence and foundation damage.

How Do You Know if your Foundation is in Poor Condition?

You can identify a compromised foundation by cracks, subsidence, and other signs of damage. For example: cracks in walls, uneven settlement causing sloping floors, sticking doors/windows, and damp or mold patches in the basement. These symptoms indicate that the foundation is no longer sound.

Where are the Main Foundation Risk Areas?

The highest foundation risks are in areas with soft soils, such as peat and clay regions in the west and north of the Netherlands. These regions are designated by experts (KCAF) as risk areas due to unstable ground that is susceptible to settlement and moisture problems.

Which Houses are at Risk of Subsidence?

In particular, older houses on a shallow foundation (“op staal”) in soft soils are at risk of subsidence. Homes built on peat or clay soils (often in the west and north of the country) are vulnerable: the soft subsoil can compact or dry out, causing the foundation to sink.