St. George Foundation Recovery Guide: Collapsible Soils, Water and Repairs

A free recovery and process guide for homeowners in St. George and the rest of Washington County, from Get Foundation Pros.

Soils that move when wet

St. George's soil is the main cause of foundation trouble. The Utah Geological Survey says collapsible soils are common in the St. George–Hurricane area, chiefly young debris-flow sediments on alluvial fans; strong and stiff when dry, they can settle up to 10 percent of the deposit's thickness when they get wet. Its hazard maps also cover expansive soil and rock, gypsiferous soil and rock, soil piping and shallow groundwater. Water is the trigger for most of these. This guide covers what to do when you see signs of movement.

Step 1: Document

Photograph cracks in walls, floors, stucco and block walls with something for scale.
Mark crack ends with a pencil and date them.
Note doors that stick and gaps at baseboards.
Recheck monthly.

Step 2: Find the water

Look for irrigation spraying near the foundation or drip lines against it.
Check for plumbing leaks under the slab; a rising water bill is a clue.
Make sure downspouts and grading carry water away.
After storms, look for water pooling at the house.

The January 2005 Santa Clara River flood, with damage to homes estimated at $300 million, is a reminder that flood water can soak foundation soils.

Step 3: Independent evaluation

A structural or geotechnical engineer who does not sell repairs can tell you whether movement is active and what is causing it. For collapsible soils, the right fix often starts with controlling water.

Step 4: Compare repair proposals

Ask each contractor for the cause, the method (piers, soil treatment, drainage or a combination), number and depth of piers, permits, warranty and whether it transfers.

Step 5: Licensing

Utah law exempts alteration, repair and remodeling work with a contracted value under $7,000 from contractor licensing. Most foundation repairs exceed that, so the contractor needs a Utah license. Look it up with the Division of Professional Licensing.

Step 6: After the repair

Keep water away from the foundation, recheck marked cracks and repair cosmetic damage once movement has stopped.

Insurance

Many homeowner policies exclude earth movement. Read your policy and ask your agent.

Records

Keep the engineer's report, contract, permit and warranty together.

Sources for this guide

The Utah Geological Survey says collapsible soils are common in the St. George–Hurricane area, chiefly young debris-flow sediments on alluvial fans; strong and stiff when dry, they can settle up to 10 percent of the deposit's thickness when wetted for the first time, damaging structures. Source: Utah Geological Survey, Special Study 127, Collapsible Soil map plate
The Utah Geological Survey's hazard maps for the St. George–Hurricane area cover expansive soil and rock, collapsible soil, gypsiferous soil and rock, caliche, shallow bedrock, wind-blown sand, breccia pipes and paleokarst, soil piping and erosion, and shallow groundwater. The survey describes the area as one of Utah's fastest-growing regions for more than two decades, and notes that as land well suited for development grows scarce, building has moved into less favorable areas. Source: Utah Geological Survey, Geologic-Hazard and Adverse-Construction-Condition Maps for the St. George–Hurricane Area
Utah law exempts alteration, repair and remodeling work with a contracted value under $7,000, labor and materials included, from contractor licensing; even on those jobs, work on a plumbing or electrical system must be done by an electrical or plumbing contractor holding a Utah license. Source: Utah Code 58-55-305 (version effective May 7, 2025)
In January 2005, a rain-on-snow event from a stalled storm caused severe flooding along the Santa Clara River in St. George, with damage to homes in the area estimated at $300 million; afterward the city began work to join FEMA's Community Rating System for floodplain management. Source: Utah Division of Emergency Management, Flood Hazard

Sources checked 2026-10-26. Every cost figure on this page comes from a source named above; fees and rules change, so confirm current amounts with the office that sets them before you budget.