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Solving foundation risk

Poor Foundations: Problem or Contribution in Solving the Housing Shortage?

Introduction

The Netherlands has approximately 425,000 residential properties with expected moderate to very serious foundation damage. This number is likely to increase as foundation issues become more widely known and more research is conducted on the subject.

There are many causes for this problem. It is usually impossible to identify the exact causes. Rather, there is a multi-causality, in which a number of factors play a role simultaneously and interactively. Consider, for example: pile rot, negative adhesion, and settlement problems with foundations on nothing more than a layer of sand on top of peat.

The problems occur in both urban and non-urban areas. (Zie ook De olifant onder de kamer)

Solution per residential property

Possible solutions include:

  • Jacking and stabilizing
    This involves carefully raising the building back to its original position.
  • New foundation piles
    Additional load-bearing capacity is created by placing new piles beneath the existing foundation.
  • Complete foundation renewal
    Removing and replacing the old foundation.

The costs involved are considerable and can be made slightly more bearable by also investing in energy efficiency and/or extra living space. The question then remains whether this is financially feasible for owners. (Zie ook “Funderingsherstel de mogelijkheden vanuit een investeringsperspectief”)

Solution at neighborhood level

When dealing with a neighborhood facing foundation problems, urban renewal may be considered. Depending on the possibility of densification, a case can be made for a complete renewal of the neighborhood whereby:

  • Owners receive a new home in exchange for their current home
  • Owners are compensated for the disadvantages of densification
  • New homes are built
  • Investors can achieve a return in line with market rates

In this case, the foundation problems could help alleviate the severe housing shortage. (Zie ook “Funderingsherstel de mogelijkheden vanuit een investeringsperspectief”)