Types of Residential Foundations
Most everyone knows the two main types of foundations here in Texas: slab, and pier-andbeam. But did you know there are two other types of foundation systems you may run
across? Know how to identify each foundation type and you’ll be the sharpest Realtor in youroffice!
Concrete Slab: We all know what a slab foundation is; it’s the most prevalent of all
foundations in the DFW Metroplex area. It is the fastest and cheapest of the foundation types,and can be quite stable if constructed right. In a slab, the floors of the home are usually only afew inches higher than the surrounding soil. Slabs are durable, but are very susceptible tosettlement and must be watered regularly to maintain consistent soil moisture levels.
Pier-And-Beam: This is basically a wood deck built on top of piers (typically concrete), andoften has a concrete grade beam (wall) around the perimeter to hold up the brick. A pier-andbeam has floors typically at least a foot or more above the level of the soil around the home,and should have foundation vents around the outside of the home just above the concrete
grade beam. You will normally have to walk up several steps to reach floor level in this typeof home. Pier-and-Beam foundations are traditionally more stable than are slabs, and are easy
to re-model as plumbing and electrical can be easily relocated. However, due to theprevalence of wood in the supporting foundation structure, pier-and-beam homes are very
susceptible to foundation problems resulting from compression, sagging, warping, rotting,and insect damage.
Block-And-Base: While very similar to a pier-and-beam in its basic construction, the blockand-base is mostly found on older and rural homes. The block-and-base foundation consistsof blocks made of concrete, cinder block, or wood (most often Bois D-Arc stumps) sitting
either on top of the ground or on somewhat larger concrete pads on top of the ground. Awood “deck” is built on top of these blocks or stumps and the house is constructed from there.
These homes usually have wood or aluminum siding extending all the way down to groundlevel, and may or may not have foundation vents installed in the siding. You will normally
have to walk up several steps to floor level in this type of home. This foundation type has thesame detriments as a pier-and-beam, and is also more prone to experience the affects ofshifting soils.
Screeded Slab: The last and most mysterious of the foundation types is the ever-elusive
screeded slab. The screeded slab is a combination of both a slab and a pier-and-beam, in thatit consists of a concrete slab foundation with a wood deck built on top. The house will appear
to be a slab, but will have a slightly higher than normal floor height from the outside soil
level. Also, the floors will be wood and have a hollow sound when tapped or when walking
with heels. The house will usually not have foundation vents, although we have found a few
with small, modified vent “slits” above slab level. The screeded slab, built to have the“stability of a slab with the warmth of a pier-and-beam” has inherited the worst traits of bothprimary foundations: the instability of a slab combined with the wood problems of a pierand-beam, but without the access to be able to address these problems without removing thefloors.

Office: 469-698-8332

2850 Shoreline Tr., Suite #20, Rockwall, TX 75032

www.rwfoundation.com