A stem wall is the short concrete or masonry wall around the edge of a house. It sits on the footing and holds up the floor system and the walls above. When it cracks, bows or pulls away from the floor, the rest of the house can start to show it.
If you have noticed changes at the base of your home, (575) 249-7768 connects you with licensed and insured local foundation repair professionals. They can look at the wall, work out what is behind the damage, and explain the repair options.
Signs a stem wall may be in trouble
The stem wall is often partly hidden by stucco, siding or soil, so check along the base of the house and in the crawl space if there is one. Look for these signs:
- Cracks in the stem wall, especially ones that widen over time
- Cracks that are offset, with one side sitting higher than the other
- Stair-step cracks in block or masonry
- A wall that seems to lean or bow inward or outward
- Gaps between the wall and the floor system, or between walls and floors or ceilings inside
- Doors or windows that stick or no longer latch
- Sloping or uneven floors
- Diagonal cracks in drywall or stucco running from the corners of doors and windows
Not every crack is a structural problem. Thin hairline cracks from concrete shrinkage are common. The ones worth a closer look are the cracks that grow, shift or follow a stair-step line.
How to track a crack
A simple record helps a contractor a great deal. Photograph the crack with a ruler or coin beside it for scale, and write the date on the photo. Take another picture every few weeks and compare them.
If the crack is the same size each time, it may be old and settled. If it is longer, wider or more uneven, that is a good reason to have it inspected.
Why soil moisture matters here
Changes in soil moisture are a common cause of foundation movement. In Las Cruces, the weather can change that moisture quickly. Precipitation is very light from October to June, and then the late-summer monsoon brings frequent, often heavy afternoon thunderstorms. Soil that has been dry for months can get soaked in a single afternoon.
The ground itself can add to the problem. Caliche is a whitish layer cemented by calcium and magnesium carbonates, and it keeps water from moving deeper into the soil. The Cruces soil series, named for the area near Las Cruces, has a cemented caliche layer about 8 to 20 inches below the surface on broad basin floors. Where a layer like that stops water from soaking in, runoff from the roof and yard can collect near the foundation instead of draining away.
Slope matters too. Arroyos often carry water after heavy storms, and when grading slopes toward a house, that runoff can end up at the stem wall. Closer to the house, other sources of water can add to it:
- Gutters and downspouts that empty right next to the wall
- Irrigation spraying or soaking near the foundation
- Plumbing leaks under or beside the house
- Low spots in the yard that hold water
These concerns apply across town, from older homes in the Mesilla Valley and Mesilla Park to newer large-lot homes in Sonoma Ranch, Telshor Hills, Picacho Hills and the East Mesa. The same goes for homes in Mesilla, Doña Ana, Organ and Anthony.
How repairs are matched to the damage
There is no single fix for a stem wall. The right method depends on the cause, the type of foundation and how much of the house is affected. A contractor recommends a method only after an inspection, and the inspection should look at the drainage and grading around the house as well as the wall.
Depending on what is found, the options may include:
- Sealing cracks that are not moving
- Installing piers to support or stabilize the foundation
- Adjusting or replacing supports in a pier-and-beam home
- Lifting sunken concrete nearby that is sending water toward the wall
- Correcting drainage so the cause does not return
Repairing the wall without dealing with the water that stressed it can leave the problem in place. Good drainage work is often part of the plan.
Before you hire
Contractors give a quote after they see the problem, so be wary of anyone who names a figure over the phone without looking at it. Ask for a written scope of work that describes what will be done. Structural repairs may also need a building permit from the City of Las Cruces or Doña Ana County, and the contractor can explain what applies to your job.
For significant movement, or if you are buying or selling a home, you may also want an evaluation from a licensed structural engineer. It is a separate opinion from a contractor's inspection. Also check your homeowner insurance policy, because many policies exclude damage from earth movement or settling.
Getting started
You do not need to be sure the problem is serious before you call. Call (575) 249-7768, describe what you are seeing, and share any dated photos you have taken. You will be connected with licensed and insured local contractors who serve Las Cruces and the surrounding area, including the rest of Doña Ana County.