During a recent inspection in Cedar City, Utah, a 20-year-old townhome revealed settlement that had gone unnoticed by its many residents. Cracks along the south living room wall and daylight now visible between the slab and the front (east) wall had been hidden until the carpet was removed. These are not cosmetic issues but indicators of movement below the structure.
While the kitchen slab shows only minor, typical cracking, the living room slab tells a different story. Here, settlement is significant—over an inch in just a few feet—likely the result of both poor original construction and drainage problems. Roof runoff is being directed too close to the foundation, and the grading pulls water toward the structure rather than away. The decorative rock at the foundation only adds to the problem.
The first step is drainage correction: extend downspouts at least 10 feet from the home and regrade the surface to slope away. But stabilization is also required. Four structural piers are recommended along the east wall—at the corner, near the door, and on either side of the window. These piers will secure the foundation against further settlement, though lifting should be done cautiously to avoid collateral damage.
