There Might Be Some Cracks in D-FW’s Building Boom — Literally

North Texas has been a magnet for investment and relocation in recent years, resulting in a significant expansion of the region’s population and economic activity. D-FW has been growing so much, you’d think all the new businesses and residents might cause the Metroplex to sink into the dirt…

All jokes aside, D-FW is actually sinking, and there are some long-term implications. A study by Nature Cities made local headlines earlier this year because Dallas and Fort Worth ranked among the top inland cities in the United States for subsidence (the gradual caving in or sinking of an area of land). In both cities, more than 70% of the land is sinking at a rate of over 3 mm per year.

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♬ I’m Going Down Like the Titanic – Javi That’s Me

While a few millimeters a year may not sound alarming, they accumulate over time and have the potential to lower the land surface by several inches over the course of a generation. This slow shift can warp roads, destabilize building foundations, and strain utility lines — costly problems that could manifest without any dramatic warning signs.

The study cited groundwater extraction and “the loading effect of urban development” as two of the main drivers of subsidence. Climate change is expected to exacerbate these issues, particularly an increase in drought conditions, and that could spell double trouble for D-FW, which already struggles with troublesome clay soils.

“Most clays have expansive-contraction properties. When they get a lot of moisture they want to heave and swell, and in the hot dry summers, they shrink, and that’s when you see real cracking,” said Zachary Henrichs, director of civil engineering at the forensic engineering firm Knott Laboratory, speaking with CandysDirt.com. “We have these large volume changes in our soil, and that’s putting pressure on our foundations and causing issues.”

Now, while there might not be much that could be done in the short term to mitigate the frequency and intensification of extreme weather, proper construction that takes into account the soil situation is key to staving off costly foundation repairs or replacements (read this story out of Austin to get an idea of how bad builds can put you in a tough spot as a new homeowner).

Unfortunately, the Texas Legislature has been working to limit how and when individuals or local governmental entities can file claims against builders over purported construction defects.

Henrichs said Knott Laboratory spends a good deal of time trying to distinguish between old aging infrastructure and construction defects for clients.

“For us, the big regulation change was in the statute of limitations for construction defects,” he said. “You used to have 10 years to identify a defect [in new residential construction] and then make a claim to have that rectified. … If [developers] provide certain warranties … now that statute of limitations moves to six years.”

Foundation Nightmares Every North Texan Can Relate To

He said that homeowners need to start looking at their foundations sooner to recognize potential defects or deficiencies. It’s not something you want to get stuck footing the entire bill for, and most insurance policies don’t cover damage from soil movement.

In North Texas, repairing a home’s foundation can cost anywhere from $3,000 to $7,5000 for common issues. More severe cases can put you at $15,000 or more, depending on the extent of damage and the repair method used. Full foundation replacements are even more expensive, often exceeding $20,000.

Not to step on our Upon Closer Inspection series, but summer is actually the best time to have a professional come out and inspect your foundation, as that’s when the soil is the driest and cracks are most pronounced.