Colorado Springs Real Estate Blog

What Shifting Soils Mean for Homes in Colorado Springs

If you own a home in Colorado Springs or are considering buying one, you have probably heard people mention “shifting soils.” This is not a buzzword or a scare tactic. It is a real geological factor that affects many parts of the Front Range and plays a role in how homes age over time.

Understanding how local soils behave can help homeowners better maintain their property and help buyers make informed decisions without panic or misinformation.

Why Soil Matters in Colorado Springs

Colorado Springs sits along the eastern edge of the Rocky Mountains, where soil composition varies significantly from neighborhood to neighborhood. Much of the region contains expansive clay soils, which expand when they absorb moisture and shrink when they dry out.

This expansion and contraction happens naturally with seasonal changes, irrigation, snowmelt, and rainfall. Over time, repeated movement can place stress on foundations, slabs, and structural components of a home.

According to the Colorado Geological Survey, expansive soils are common throughout the Front Range and are a known consideration in residential construction

What Causes Soil to Shift

Shifting soils are not caused by one single factor. In Colorado Springs, it is usually a combination of the following:

• Clay rich soil that reacts strongly to moisture
• Freeze thaw cycles common at higher elevations
• Snow accumulation and spring melt
• Irrigation patterns around foundations
• Poor drainage or grading
• Drought followed by heavy precipitation

The issue is not that soil moves once. It is that it moves repeatedly over many years.

How Shifting Soils Can Affect Homes

Not all soil movement leads to damage, and not all homes are affected the same way. However, soil expansion and contraction can contribute to:

• Hairline cracks in drywall or ceilings
• Small cracks in foundation walls or slabs
• Doors or windows sticking or becoming misaligned
• Uneven floors
• Separation at joints or trim

It is important to note that cracks alone do not automatically indicate a serious structural problem. Many homes in Colorado Springs experience minor cosmetic cracking due to normal settling and seasonal movement.

The key is observing patterns, size, and progression over time rather than reacting to a single crack.

Are Certain Areas More Susceptible

Yes. Soil composition varies widely across the city and surrounding areas. Homes built in areas with higher clay content tend to experience more noticeable movement. This is one reason why two homes built the same year in different neighborhoods may age very differently.

The U.S. Geological Survey provides regional soil data that helps explain why soil behavior is not uniform across the Front Range.

Local grading, lot preparation, and construction methods also play a significant role. Newer homes are typically built with engineering standards designed to account for expansive soils, though that does not eliminate movement entirely.

How Builders and Engineers Address Expansive Soils

Colorado builders are well aware of soil conditions in the area. Common mitigation strategies include:

• Engineered foundations
• Post tension slabs
• Proper drainage and grading
• Soil compaction and moisture control during construction

The Colorado Association of Home Builders provides general guidance on building in areas with expansive soils.

Even with these measures, some degree of movement over time is still considered normal.

What Homeowners Can Do to Minimize Issues

While you cannot change the soil beneath your home, you can reduce the impact of soil movement through maintenance and awareness:

• Maintain consistent moisture around the foundation
• Avoid overwatering close to the home
• Ensure gutters and downspouts direct water away
• Watch for pooling or drainage issues
• Monitor cracks for changes rather than reacting immediately

The Colorado State University Extension offers helpful resources on foundation moisture management.

Consistency is more important than extremes. Rapid drying followed by heavy saturation is often more problematic than steady conditions.

Shifting Soils Are a Long Term Consideration, Not a Crisis

One of the most common misconceptions is that shifting soils mean a home is unsafe or defective. In reality, many homes in Colorado Springs have coexisted with expansive soils for decades without major structural issues.

Understanding local soil behavior allows homeowners and buyers to approach the topic with context instead of fear. It is a factor to be aware of, not a reason to avoid homeownership in the area.

Why Local Knowledge Matters

Because soil conditions vary block by block, broad real estate advice from other states or regions does not always apply here. What is considered unusual elsewhere may be completely normal in Colorado Springs.

For homeowners, awareness leads to better maintenance. For buyers, education leads to better expectations. In both cases, knowledge helps people make calm, informed decisions over time.

Final Thoughts
Homeownership in Colorado Springs comes with unique considerations that are shaped by our climate, geography, and long-term growth. Understanding local factors like soil conditions, weather patterns, and infrastructure helps homeowners and buyers make informed decisions over time. Knowledge does not eliminate risk, but it does reduce surprises and creates better long-term outcomes.