How Dry Summers Can Lead to Costly Foundation Problems

As summer temperatures climb and rainfall becomes scarce, Colorado homeowners often turn their attention to landscaping, air conditioning, and backyard projects. But there’s something else to keep an eye on this season: your home’s foundation.

While it may seem unlikely, prolonged dry spells can significantly affect the soil beneath your home—especially in areas like Denver, where expansive clay soils are common. When these soils dry out, they shrink and pull away from the foundation, creating pockets of instability. This shifting can lead to cracks, settling, and structural damage that worsens with time

Why Soil Shrinkage Happens During Drought

When we talk about drought-related foundation issues, it all starts with the soil. Clay-heavy soil types—like those found in the Denver metro area—are especially vulnerable to moisture fluctuations. In wetter months, they swell. During dry spells, they contract. This expansion and contraction cycle causes stress beneath the foundation.

In summer, as the ground dries out, it loses the volume and pressure that normally supports your home. That lack of support can result in one part of the foundation settling more than another—what we call differential settlement. This imbalance leads to visible signs like wall cracks, sticky windows, or sloping floors.

Early Signs Your Foundation Is Feeling the Heat

Your home may be trying to tell you there’s a problem long before any major cracks appear. Watch for these drought-related warning signs:

• Doors or windows that suddenly stick or don’t latch properly
  
  
• New or widening cracks in interior or exterior walls
  
  
• Uneven flooring or gaps between walls and ceilings
  
  
• Separation between brickwork or hardscaping elements
  
  
• Visible soil pulling away from the foundation perimeter

If you notice any of these signs—especially during a dry summer—don’t ignore them. Quick attention now can help you avoid more invasive repairs later.

Why Summer Droughts Can Catch Homeowners Off Guard

Unlike major storms or floods, drought damage doesn’t usually show up overnight. The impact is subtle and cumulative. Homeowners might not notice issues until they’ve already taken hold—especially if no one’s actively inspecting the home’s perimeter.

By the time cracks appear or floors feel uneven, the soil may have already shifted significantly. In some cases, rehydrating the soil too quickly (like during sudden rainstorms after a long drought) can make the problem worse by causing soil to expand rapidly.

How to Protect Your Foundation in Dry Conditions

Preventing foundation damage during droughts starts with keeping the environment around your home consistent:

• Maintain soil moisture: Gently water the soil near your foundation during extended dry periods—but avoid overwatering. A drip system or soaker hose can help keep things steady without flooding the area.
  
  
• Check your drainage: Make sure gutters and downspouts are clear and channel water away from the house. Proper drainage reduces pressure during wet months and minimizes erosion.

• Avoid over-planting near the foundation: Large trees and shrubs can draw even more moisture from the soil, increasing the risk of shrinkage.
  
  
• Inspect regularly: Especially during summer, walk around your property every few weeks and look for signs of soil separation or shifting surfaces.

What to Do if Damage Has Already Occurred

If you’re seeing signs of foundation stress, the most important step is a professional evaluation. At Pinnacle, our team provides detailed inspections to determine the root cause of the issue and recommend a repair strategy tailored to your home.

Depending on the extent of the damage, solutions may include:

• Helical or push piers to stabilize sinking sections of the foundation
  
  
• Slab leveling to address uneven floors or settled concrete
  
  
• Drainage improvements to maintain more consistent soil conditions
  
  

Structural reinforcements like carbon fiber straps or wall anchors for cracked or bowing walls

Stay Ahead of Foundation Trouble This Summer

Don’t let the dry season catch you off guard. As the temperatures rise and rainfall stays scarce, your home may need some extra attention to stay structurally sound. A quick inspection today could save you from costly repairs down the road.

If you’re seeing signs of shifting, cracking, or settling, schedule a free assessment with Pinnacle Structural Services. We’re here to help you understand what’s happening beneath your home and how to fix it the right way.