If you’re in the market for a home in Montana, you may come across properties with rubble foundations. This type of foundation was once a common choice for residential construction in the state, especially in the late 1800s and early 1900s. But what exactly are rubble foundations, and what should homebuyers know about them?

Stone rubble foundations are created by using rough, irregular pieces of stone or rock to create a sturdy base for a building. The stones are placed in a mortar mix and stacked on top of one another to create the foundation. This type of foundation was popular at the time because the materials were readily available and relatively inexpensive.

However, despite its common use, rubble foundations have a number of common issues. One of the most significant was that the stones were often not carefully selected or placed, leading to a foundation that was potentially uneven and unstable. In addition, the stones themselves were often of inconsistent size and shape, which made it difficult to achieve a smooth and level surface. This could result in buildings that were not plumb or that settled over time, which could lead to cracks and other structural problems.

Many issues we see regarding rubble foundation have to do with the slow deterioration of the mortar itself. Moisture intrusion at the foundation wall over time can create voids, deterioration, and loose stones. In these cases, repointing of the mortar is often recommended.

Settlement, cracking, and structural issues are not unique to rubble foundations, and their potential should not deter homebuyers from considering older homes with these types of foundations. However, it’s a good idea to have the foundation inspected by a professional to assess its condition and identify any potential issues.

Rubble foundations are an important part of Montana’s building history. While they may have their challenges, they also have their charms, and many homeowners appreciate the character that these foundations can add to a home. If you’re considering a home with a stone rubble foundation, it’s important to have a clear understanding of the potential issues and to seek the advice of a professional before making a decision.