Quick Comparison
| Factor | Normal Settling | Structural Movement |
|---|---|---|
| When it happens | First 2-5 years | Any time |
| Pattern | Gradual, stops | Progressive, continues |
| Amount | 1/4 to 1/2 inch typical | More than 1 inch, increasing |
| Evenness | Relatively uniform | Often uneven |
| Cause | Soil compaction | Active soil problems, water, failure |
What Normal Settling Looks Like
Every house settles. It's unavoidable physics. Knowing what's normal helps you avoid my uncle's expensive mistake.
The Timeline
Most settling happens in the first 2-5 years after construction. The soil under the foundation compacts under the weight of the house. Once compacted, it's done. The house finds its final position and stays there.
My house was built in 1978. Whatever settling it was going to do happened before I was out of elementary school.
The Amount
Normal settling might be a quarter inch to half an inch over the first few years. Not uniform, because soil varies, so one corner might settle slightly more than another. This creates the slight floor slopes that are normal in older homes.
My uncle's floor slope was about 3/4 inch over 20 feet. Sounds like a lot, but for a 50-year-old house, it was probably just the original settling preserved in time.
The Stopping Point
The key indicator of normal settling is that it stopped. The slope in my uncle's floor had been exactly the same for decades. His doors had stuck the same way for years. Nothing was getting worse because nothing was actually happening anymore.
What Structural Movement Looks Like
Structural movement is active. It's happening now, and it's getting worse.
Progressive Change
The defining characteristic is progression. Cracks that grow. Doors that stuck a little last year and stick more this year. Floor slopes that you can actually watch increase.
Gary's wall didn't just bow, it was actively bowing more each month. His crack monitors showed movement. That's structural, not settling.
Uneven or Sudden
Structural problems often affect one area more than others. A corner dropping. One wall moving while others stay put. Dramatic differences between adjacent areas.
Normal settling is more uniform. Everything settles together. Structural problems are often localized.
Recent Trigger
Structural movement usually has a cause. Changed drainage. Root growth. Plumbing leak. Construction nearby. If movement starts years after the house stabilized, something triggered it.
Gary's problems started after his gutters failed and water began pooling against the foundation. Cause and effect.
How to Tell the Difference
Some practical ways to figure out what you're dealing with.
Check History
Has the problem been exactly the same for years, or is it getting worse? If your floors have sloped the same amount since you moved in 15 years ago, that's historical settling, not active movement.
My uncle couldn't actually point to any recent change. His floor had always sloped that way. That should have been his first clue that nothing active was happening.
Look for Fresh Evidence
New cracks in old walls. Fresh separations at door frames. Paint recently cracked. Gaps that appeared where there weren't any before. These are signs of current movement.
Old settling leaves old evidence. Current movement leaves new evidence.
Monitor Over Time
Put a marble on the floor in the corner that concerns you. Mark its position. Check in a month, three months, six months. If it's in the same spot, the floor isn't moving. If it's rolled further, something's happening.
This simple test could have saved my uncle $22,000.
Why This Distinction Matters
The treatment for historical settling versus active movement is completely different.
Historical Settling: Usually Nothing
If your house settled 30 years ago and stopped, there's often nothing to do. The house is stable in its settled position. Yes, the floors slope slightly. That's just how old houses are.
You can level floors cosmetically if you want, but structurally, there's no active problem to fix.
Active Movement: Address the Cause
If something is actively moving, you need to fix what's causing it. Poor drainage. Plumbing leaks. Tree roots. Whatever is destabilizing the soil needs to stop before repairs make sense.
Gary had to fix his gutters and drainage before the wall anchors would even help. Stabilizing a wall while the soil pressure continues is pointless.
What My Uncle Should Have Done
Looking back at his situation.
Monitor First
Six months of monitoring would have shown his floor wasn't moving. That alone would have answered the question.
Engineer, Not Contractor
A structural engineer would have assessed whether the settling was historical or active. They have no incentive to sell unnecessary repairs. The $350 assessment would have saved $22,000.
Ask the Right Question
Instead of "Does my house have settling?" he should have asked "Is my house still settling?" The first question has one answer (yes, all houses do). The second question determines whether action is needed.