Expansive soils contain minerals such as smectite clays that are capable of absorbing water. When they absorb water they increase in volume. The more water they absorb the more their volume increases. Expansions of ten percent or more are not uncommon. This change in volume can exert enough force on a building or other structure to cause damage.

Cracked foundations, floors and basement walls are typical types of damage done by swelling soils. Damage to the upper floors of the building can occur when motion in the structure is significant.

Expansive soils will also shrink when they dry out. This shrinkage can remove support from buildings or other structures and result in damaging subsidence. Fissures in the soil can also develop. These fissures can facilitate the deep penetration of water when moist conditions or runoff occurs. This produces a cycle of shrinkage and swelling that places repetitive stress on structures.

          What does the code say?
Soil Test. 
           In areas likely to have expansive, compressive, shifting or other unknown soil characteristics, the building official shall determine whether to require a soil test to determine the soil's characteristics at a particular location. This test shall be made by an approved agency using an approved method.

Expansive soils are present throughout the world and are known in every US state. Every year they cause billions of dollars in damage. The American Society of Civil Engineers estimates that 1/4 of all homes in the United States have some damage caused by expansive soils. In a typical year in the United States they cause a greater financial loss to property owners than earthquakes, floods, hurricanes and tornadoes combined.

Even though expansive soils cause enormous amounts of damage most people have never heard of them. This is because their damage is done slowly and can not be attributed to a specific event. The damage done by expansive soils is then attributed to poor construction practices or a misconception that all buildings experience this type of damage as they age.

Expandable soils are referred to by many names. "Expandable soils", "expansive clays", "shrink-swell soils" and "heavable soils" are some of the many names used for these material.

Soils are composed of a variety of materials, most of which do not expand in the presence of moisture. However, a number of clay minerals are expansive. These include: smectite, bentonite, montmorillonite, beidellite, vermiculite, attapulgite, nontronite, illite and chlorite. There are also some sulfate salts that will expand with changes in temperature. When a soil contains a large amount of expansive minerals it has the potential of significant expansion. When the soil contains very little expansive minerals it has little expansive potential.

When expansive soils are present they will generally not cause a problem if their water content remains constant. The situation where greatest damage occurs is when there are significant or repeated moisture content changes.

It is possible to build successfully and safely on expansive soils if stable moisture content can be maintained or if the building can be insulated from any soil volume change that occurs. The procedure for success is as follows:

§                 Testing to identify any problems

§                 Design to minimize moisture content changes and insulate from soil volume changes

§                 Build in a way that will not change the conditions of the soil

§                 Maintain a constant moisture environment after construction