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Photograph of diagonal cracking in concrete blockSoil Properties vs Building Failures
Examples of the effect of various soils on buildings

This article describes the properties of the earth, soil, or backfill upon which buildings and building mechanical systems like septic tanks or fields are constructed.

We explain how certain soil conditions contribute to building failures such as settlement, foundation damage, water entry, well or septic problems or other concerns.

Construction on un-compacted fill can cause damage like that shown in the photo above. But we don't know the true cause of the damage shown without further investigation. Severe settlement and bulging in a concrete block foundation wall could be caused by footing settlement, frost heaves, or by the combined pressure of water and soil backfilled against that wall.

InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.

New Impact of Soil Types, Preparation, Backfill on Buildings

USDA NRCS Soil Type Map of the US cited & discussed at InspectApedia.com

Illustration: the USDA Map of dominant soil types in the U.S. - using the USDA/NRCS soil type taxonomy that we introduce but do not use in this article. (Cited in detail below).

[Click to enlarge any image]

Most research on the effects of different soil types on buildings has focused on building resistance to earthquake damage or design of buildings to resist damage when constructed on expansive clay soil.

Here we focus on the more immediate and practical effects of different types of soil and terrain shapes on buildings, including building foundation settlement, cracking, or heaving and on septic systems, septic tanks, drainfields, and on water wells. We include as well, warnings about constructing buildings or septic systems in areas where sinkholes are common.

Basic Classes of Soil

Layers of soil exposed by highway construction, Dolores, Mexico (C) Daniel Friedman at InspectApedia.com

Photo: layers of soil of different exposed by excavation during highway construction, Dolores, Mexico. Engineered fill, defined below, will commonly be found beneath roadways.

Engineers classify soils in North America and in many other areas as belonging to one of the following general groups of natural soils and fill soils.

Natural soils

  1. Coarse-grained soils: sand and gravel
  2. Fine-grained soils: clay and/or silt
  3. High-organic soils: peat or bog

These are three most-general classes of soil that you might find at a building site. Below we expand these into more-detailed soil groups whose properties must be considered when you are planning to build on a given site.

Fill soils

These types of soil fill are used when fill is necessary at a building site in order to level a grade or to reach a desired elevation. All of these are considered "manmade" fills that in turn will be made up a mix of one or more of the natural soils listed above.

  1. Engineered fill: soil or soil and aggregate materials has been designed for the specific construction needs and has been "placed" and usually compacted under the supervision of an engineer. Compaction requirements vary depending on what building and weight the soil has to support.

    Properly engineered and placed soil helps guard against later subsidence, movement, and damage to a building whose foundation has been built in or on the fill.

    The engineered fill soil may be obtained on-site or off-site but has been inspected, prepared, and placed under expert supervision to meet the needs of the building it must support. Depending on the need, the fill may be a mix of soil, crushed stone, gravel or other materials.

    Engineered gravel fill at a residential property (C) Daniel Friedman at InspectApedia.com

    Photo above: the gravel fill at this building was specified by the site engineer.
  2. Hydraulic Fill: soil or a mix of soil and gravel or other material is placed using a stream of water to combine the forces of water velocity and gravity to place and compact the fill where needed. Hydraulic fill may be used in the construction of a dam or dyke but would not commonly be used in building construction.
  3. Undocumented Fill: an undocumented, or uncertified fill is a mix of soils and/or other materials at a site to adjust grade, slope, or elevation without any documentation of the quality, density, or even method of placement of the material.

    Construction debris dumped around the building foundation wall (C) Daniel Friedman at InspectApedia.com

    Photo above: the builder at this jobsite is using the foundation excavation as his trash dump, saving the cost of waste disposal but perhaps contributing to future water entry in the building, settlement around the foundation, and perhaps increased risk of insect attack.

    Watch out: if your building site contains undocumented fill then further investigation by a geotechnical engineer may be needed before building on the site, lest your structure be damaged by settlement or movement or you discover unanticipated cost to deal with buried debris or other waste. .

7 Types of Soil to Identify at a Building Site

Here is a more-descriptive list of seven common types of soil that can and should be identified when you are buying property or considering building at a specific site. These are practical soil type definitions.

  1. Chalky soil, for example, common in the UK, is an alkaline limestone, built up of very fine particles. Using the UK as an example, chalky soils can vary from a limestone clay consistency to a stony rocky mix, made up largely of calcium carbonate CaCO3, and are alkaline, with a pH between 7.1 and 8.0, usually making the chalky soil poor at holding nutrients poor in support of plant growth.

    Chalk does not hold water, does not shrink or expand as moisture levels vary, and is generally a sound surface for building construction. A simple test for chalky soil is to shake a soil sample in a jar of vinegar. If the liquid turns frothy and foamy the soil sample is high in chalk or limestone.
  1. Clay soil is comprised of extremely-fine soil particles that are densely packed, generally difficult to excavate, not absorbing water. Clay soil that is wet will feel quite sticky but when dry is incredibly hard and difficult to excavate. It contains little air and drains poorly.

    Clay soil will be low in organic matter, is usually sticky, and in some locales, clay soil is subject to significant expansion and contraction as soil moisture varies - enough to heave a building foundation, footing, or slab.

    Clay soils may also subside or deform slowly under the load of a building unless special construction methods are used.

    The building foundation will either need to be deeper, use piers or pilings, or if a floating slab construction is used, a system to maintain an even moisture level in the clay soil below the slab is usually needed.

    See FOUNDATION FAILURES in CLAY SOIL about expansive clay and unstable clay soils

    Quick clay landslide, Surte Sweden 1950  - Wikimedia commons

    . In 1950 in Surte, Southwest Sweden, unstable "quick clay" soils led to a catastrophic soil collapse as well. Our photo (left) of the 1950 landslide in Surte is from Wikimedia Commons.

    See also SINKHOLES on LEDA CLAY FORMATIONS where we discuss the LEDA clay formations and sinkholes in Quebec & Eastern Ontario, Canada, Norway, & Sweden.

    Also see FROST HEAVE / EXPANSIVE SOIL CRACKS in SLABS

    Summerblue stage posts set in clay soil (C) Danierl Friedman at InspectApedia.com

    Photo above: setting posts into dry hard clay soil in northern Minnesota.

    Click to enlarge the image and you'll see the thick chunks of hard clay around the post holes. These holes could not have been dug by hand; we hired a contractor who used a posthole drill to do the work.

    Details of this photo are at BATTER BOARDS LAYOUT METHOD.

    Photo below: a mix of clay and loamy soil around this antique corn storage barn in Poughkeepsie New York becomes a quagmire during spring thaw.

    Clay loam soil mix (C) Daniel Friedman at InspectApedia.com

  2. Loamy soil is a soil combined of clay and organic matter or humus, or more-accurately in geological terms, a soil comprised equally of sand, silt, and clay. Loamy soil is good for plants as it retains water. Loam is considered an ideal type of soil for home construction because it may be more-stable.

    Some builders warn that loam that is too-high in organic materials may be unstable, requiring removal or deeper-set foundations, footings, piers or piles.

    Photo below: in order to lay sod at a new home in northern Minnesota where the natural soil is hard clay, the installer spreads a layer of fine gravel then loamy soil before placing the sod.

    Sod laid on loam on gravel over hard clay at a Minnesota home (C) Daniel Friedman at InspectApedia.com
  3. Peat soil - organic, such as found in wetlands or at prior bogs, is comprised principally of decayed or decaying organic matter. Peat is usually dark colored and in most climates it is high in water content.

    The water level in peat may vary significantly by season. Peat may also release methane gas during some seasons.

    Peat soil is a very unstable base upon which to construct a building. Peat-soil removal and replacement with engineered fill, deep piles or other special construction methods are needed.

    Wetlands, peat bog (C) Daniel Friedman at InspectApedia.com  Vassar Farm 2020

    Photo above: wetlands and bogs like this conservation area on the Vassar College farm may be home to beavers but would be a costly construction site.
  1. Rocky soil is comprised of a mixture of earth and stone or rock, often stable, serving very well to support a building, but possibly requiring additional fill for the construction of septic drainfields.

    Some texts refer to this soil type as gravel, suggesting in that case that the soil is comprised principally of small rocks. Below our photo shows a "big rock" counter-example. Not much soil, lots of rock..

    No soil just rock (C) Daniel Friedman at InspectApedia.com

    Photo above: an InspectApedia editor relaxes by what looks like a few big rocks but actually this entire New York hilltop is almost entirely rock. This would be a devil of a site on which to construct a home if excavation were required, with no chance of installing a conventional onsite septic system.

    Rocky or gravel "soil" is highly variable in rock or gravel size, roughness, and stability. It does not retain moisture (unless at water's edge such as our photo below). Gravel or loose rock soil may be mixed with sand or clay but in both cases is likely to be unstable as a construction base.

    Photo below: very dry, rocky soil near Jalpa, Guanajuato, Mexico.

    Rocky soil in Mexico (C) Daniel Friedman at InspectApedia.com

    Conversely a mixture of loam and large rocks or a site that has bedrock close to the surface may provide a stable base for construction. But there are more considerations:

    Construction on sloped bedrock is likely to involve extra steps to pin the building's foundation footings to the rock to avoid later movement.

    Soil that is thin over solid bedrock may translate into extra construction costs if it is necessary to remove rock to build a basement or crawl area under a structure - a design to be avoided.

    Where the bedrock is sloped we often find persistent water entry problems unless the builder does a superb job of sealing the foundation and footings and the owner maintains the building roof drainage to assure that roof and surface runoff are directed away from the up-rock-slope side of the foundation.

    Photo below: rocky-sandy soil below this building in Maine, plus the body of water makes the need for construction on piers rather obvious.

    Piers in tidal waters in Maine © Daniel Friedman at InspectApedia.com

  2. Sandy or gravelly soil is comprised of sand (ground-down granite, limestone, or perhaps quartz) with little organic or other matter.

    Sandy soil is coarse, "gritty", easy to excavate and drains well, dries out quickly, but is generally unstable during excavation and unstable as a foundation base unless the sand is compacted with a mix of other soils under the building.

    A conventional structure built on sand without deep piers or pilings or other special construction methods is likely to be unstable and risks serious damage.

    Sandy soils are also easily eroded, and control of water entry into basements or crawl areas can be difficult.

    Pure sand at Sandy River Michigan, Lake Superior shore (C) Daniel Friedman at InspectApedia.com ... Rocky north shore of Lake Superior (C) Daniel Friedman at InspectApedia.com

    Photo above: pure sand at the Southern shore of Lake Superior, along Rte. 28 near Au Train, Michigan. And for contrast we include a photo of the rocky North shore of Lake Superior, north of Two Harbors Minnesota.

    Photo below: Loose sandy soil where sidewalks were being constructed in Christchurch, New Zealand in 2014 requires special stabilizing forms before concrete is placed.

    Sandy soil example photo (C) Daniel Friedman at InspectApedia.com

  3. Silty soil is found where there are or were bodies of water and is a mixture of rock, sand and other minerals, usually comprised of fine particles, though not as fine as clay.

    Silty soil will feel smooth, some sources even say "soapy". Depending on its composition, silty soil may act like clay, or quite differently, like sand except that it retains moisture more than sand.

    Silt, like peat, is an unstable base on which to construct a building. Foundations built on silt will involve extra expense to provide deep piles or other special methods to avoid heaving or settlement as moisture level varies. Silty soil usually does not drain well.

    Silty soil, El Charco (C) Daniel Friedman at InspectApedia.com

    Photo above: silty soil and animal tracks, at the Charco del Ingenio, Jardin Botanico, San Miguel de Allende, Guanajuato, Mexico in 2020.

Soil moisture, which of course may vary seasonally, affects the properties of the soil, varying by the sandy versus clay or loam property of the soil.

Watch out: in low areas of wet soils, the range of building damage and damage to mechanical systems can be extensive.

See FOUNDATION DAMAGED, by FLOODING

See SEPTIC TANKS FLOATING UP

12 Soil Taxonomic Orders

Technically More Complete Types of Soil

Soil experts, including those in the U.S. at the USDA/NRCS, use a far more technically complete and taxing classification system for soil types of which there are a dozen taxonomic orders that are used on the USDA/NRCS soil map shown above:

Entisols, Inceptisols, Andisols, Mollisols, Alfisols, Spodosols, Ultisols, Oxisols, Gelisols, Histosols, Aridisols, and Vertisols.

The classification of soils into these groups supports many uses and is not specifically focused on building construction. We define each of these soil taxa in the references section at the end of this page.

And there is a scientific overlap: local builders may refer to constructing on expansive clay soil that must be kept wet to avoid shrinkage and foundation damage, while a soil taxonomist might call the same soil a vertisol.

Watch out: if you ask your building or septic contractor about any soil type between Entisols and Vertisols you'll probably see her quietly turn away, get back into her truck, and drive away, as you've marked yourself as a troublesome and annoying customer.

On the other hand, it's perfectly correct, easy, and reasonable to discuss general soil properties that will affect construction such as sandy, rocky, clay, or poorly-drained soils both when planning new construction and when diagnosing and fixing building foundation or footing failures such as settlement or ongoing movement.

Types of Soils & Their Effects on Structures

Bearing strength of different soil types (C) Carson Dunlop Associates

Our sketch at above left provided courtesy of Carson Dunlop Associates, a Toronto home inspection, education and report-writing tool company, illustrates differences in the bearing strength of soils.

The "soil type" can affect the foundation of chimneys, buildings, structural slabs, & supporting piers or posts. By "soil type" as used in this article, we mean a very-simplified classification of soils as they affect construction of buildings, wells and septic systems, such as sandy soil, expansive clay, rocky soil, solid rock or bedrock.

The ideal soil for building construction is one that remains stable through both wet and dry weather, has good bearing strength to carry the weight of the building constructed upon it, and remains in place and stable in wet weather resisting erosion.

Sinkholes & Smaller Soil Subsidences

Photograph of a sink hole swallowing a house in FloridaIf you live in an area where sinkholes are common, such as parts of Florida in the U.S., a discussion of sinkhole risks would be mandatory lest you build a home that later disappears into a giant hole.

See those details at SINKHOLES, WARNING SIGNS

When an expert such as a geotechnical engineer uses the term "sinkhole" s/he refers to generally large soil subsidences caused by the events described in our SINKHOLES articles linked above and just below.

Readers concerned about soil subsidence or sinkholes should

see SINKHOLES - IMMEDIATE SAFETY ACTIONS.

But in more popular speech among homeowners, attorneys, and contractors, smaller site subsidences may also be referred to as "sinkholes" and may be caused by events such as collapsing soils or smaller sized but still dangerous sinkholes over other site features such as:

An abandoned buried oil storage tank - See details

at OIL TANK ABANDONING PROCEDURE

A septic tank, cesspool or drywell - abandoned or in-use - see important safety warnings

at CESSPOOL SAFETY WARNINGS

Construction on Backfill

Chimney with no footing (C) Daniel Friedman

Photo: the concrete block chimney is buckling and collapsing. The building inspector found that the chimney was built without an adequate footing for the soil type on which the chimney rests. As the thin shallow footing settled and tipped the chimney was damaged.

Because this chimney was built against the wall of a home with a basement, and because the chimney's "footing" was just a foot or so below ground whereas the basement floor was a good six feet below grade level, it's pretty obvious that the chimney's footing was placed atop simple undocumented "backfill" - soil pushed back against the building's foundation after that had been constructed.

The result was a settling, tipping chimney footing and a cracked damaged masonry chimney.

Watch out: any movement in a masonry chimney risks making it unsafe, risking a building fire, carbon monoxide poisoning, or in extreme cases also a chimney collapse.

Details are at CHIMNEY MOVEMENT, ONGOING vs STATIC

and at CHIMNEY CRACK DETECTION & DIAGNOSIS

Soil Questions When Buying Land or an Existing Home

Foundation collapse, repair (C) Daniel FriedmanPhoto: this home's foundation had to be completely re-built after a combination of water, frost, and soil pressure collapsed its concrete block foundation. Note how the home sits in hole.

Backfill around the foundation will be less compact: water can still be trapped around the house if roof and surface drainage are not handled properly.

Also see SITE FACTORS AFFECTING FOUNDATIONS

Effects of Soil Types on Building Water Entry

Photo below: large sloped rock or sloping bedrock can trap surface and subsurface runoff against a building foundation wall.

Water entry in part due to sloping rock near the home foundation (C) Daniel Friedman at InspectApedia.com

Effects of Soil Type on Septic Systems

Standard procedure for anyone buying property to be served by an onsite waste disposal system: a septic tank and drainfield or absorption bed, is to perform soil perc tests to determine the rate at which the soil can accept wastewater.

The image below illustrates a test pit dug to permit performing a soil percolation test or "perc test". The stepped side of the pit is recommended for deep test pits like the one shown, so that the test technician or engineer can safely enter and exit the pit to make necessary test water depth measurements.

Stepped side soil percolation test pit for wet soils areas adapted from Oregon DEQ at InspectApedia.com

Along with the anticipated wastewater load, the results of the perc test tell us the required septic drainfield size and thus affect the cost of the septic system.

See details at SEPTIC SOIL & PERC TESTS

PHOTO of a septic seepage pit collapse when a truck drove over it.Clay soil: has such poor percolation rate that the cost of installing a conventional septic system will increase by the need to build a mound system or to construct a drainfield with a larger footprint to properly handle the anticipated wastewater volume.

Rocky soil: may require bringing in additional fill or if there is very thin soil coverage, the construction of a raised-bed septic or a septic mound system.

Sandy soil: may easily dispose of clarified effluent leaving the septic tank, but may fail to support enough bacteria to process pathogens in the septic wastewater. The result: good disposal, but risk of inadequate treatment, contamination of nearby wells or waterways.

Photo: the contractor's dump truck drove over an abandoned septic tank or seepage pit, collapsing and falling part-way into the pit. The bulldozer was called to help dig and push out the trapped truck.

Details are at DRIVING or PARKING OVER SEPTIC

Also see SEWER / SEPTIC LINES at STEEP SITES

Constructed septic mound system (C) Daniel Friedman at InspectApedia.com

Photo above: because the native soil was principally rock and poorly-drained, the construction of a septic system at this northern Minnesota home required bringing-in fill to construct a mound type septic system.

Effects of Soil Type on Water Well Construction & Maintenance

Clay soils: easy to seal the well casing against surface water contamination of the well, provided the well bore is properly sealed around the outside of the well casing during well construction.

Rocky soils and solid rock may increase the cost of installing a drilled well. Bedrock deeper in the soil may direct subsurface contaminants to a well.

Sandy soils: watch out for surface water runoff or surface contaminants that find an easy passage into a drilled well.

Watch out also for collapse of wells during drilling or hand-digging in sandy or other unstable soils.

Effect of Land Slope on Building Construction

Constructing on a slope can translate into extra costs to bring in fill at the down-slope end of a building or for the construction of an onsite septic system.

Watch out: a common foundation crack problem or footing settlement problem we encounter in home inspections is footing settlement and foundation wall cracking at the point of transition between footing built on original, un-disturbed soil and the continuation of the building's footing that was constructed on poorly compacted fill.

Research on Soil Properties & Impact on Structures & Mechanical Systems

Leaning tower of Pisa (C) Tom Smith D Friedman

Undocumented fill during excavation, Duluth MN (C) Danierl Friedman at InspectApedia.com

...

Continue reading at SINKING BUILDINGS, or select a topic from the closely-related articles below, or see the complete ARTICLE INDEX.

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SOIL PROPERTIES & BUILDING FAILURES at InspectApedia.com - online encyclopedia of building & environmental inspection, testing, diagnosis, repair, & problem prevention advice.


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INDEX to RELATED ARTICLES: ARTICLE INDEX to BUILDING STRUCTURES

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