Drought risk in Arkansas

Your home inspector points to a hairline crack in the slab that runs from the back door to the hallway. He says, 'That's probably drought.' You're three days from closing on a house outside Jonesboro, and now you're wondering if you should walk away. Welcome to buying a home in Arkansas, where the ground under you can shrink and swell with the weather.

Drought doesn't get the attention that tornadoes or floods do in Arkansas. But it's a slow hazard that shows up in your foundation, your well, and your insurance policy. The state's overall drought risk sits at level 3 of 5, according to FEMA's National Risk Index. That's moderate, but it's not nothing. And the way drought plays out depends a lot on where in Arkansas you live.

Who this hits hardest

The Delta counties — Mississippi, Phillips, Crittenden, and Arkansas County — are ground zero for foundation trouble. The soil there is heavy clay. When it dries out, it shrinks. When it rains again, it swells. That cycle puts stress on slabs and pier-and-beam foundations. If you live in an older home in Helena-West Helena or West Memphis, you've probably seen the cracks.

In the Ozarks and Ouachita Mountains, the problem is water supply. A lot of homes rely on wells or springs. During a drought, those can drop or dry up. Folks in Newton, Searcy, and Polk counties know this dance. You don't have a city water backup. You have a pump and a hope.

The Arkansas River Valley — think Fort Smith, Russellville, Little Rock — sits in the middle. You have city water, so you won't run dry. But drought still cracks foundations, kills lawns, and triggers water restrictions. In 2012, Little Rock went weeks under burn bans and watering limits. That's the kind of summer that becomes more common.

And in northwest Arkansas — Benton and Washington counties — the growth is fast, but the water infrastructure is catching up. Drought years stress the system. If you're on a rural water association, you might see pressure drops before city folks do.

After the event — claims and repairs

Here's the hard truth: your standard homeowners insurance policy probably won't cover drought damage. Most policies exclude 'earth movement,' which includes settling, shrinking, and expanding of soil. That crack in your slab? It's often on you.

There are exceptions. If a drought causes a wildfire that burns your home, fire is a covered peril. If the ground shifts and breaks a pipe, the water damage might be covered — but the pipe itself might not be. And if you have an 'ensuing loss' clause, you might get some help. But you need to read your policy or call your agent. Don't assume.

Flood insurance is separate, and it won't help either. Drought and flood are opposites. But both are excluded from typical homeowners policies. If you're in a flood zone, you need NFIP. If you're in a drought zone, you need savings.

Repairs for drought-related foundation damage can run from a few hundred dollars for epoxy injections to tens of thousands for piering. Well deepening or drilling a new well is another big bill. Before you panic, get a structural engineer's opinion. Not a foundation repair company's sales pitch. An independent engineer will tell you if the cracks are cosmetic or structural.

Before the season starts

If I had one weekend and $200, I'd walk the perimeter of my foundation with a flashlight and a pencil. Mark every crack. Then I'd check my gutters and downspouts. Make sure water drains away from the slab, not toward it. That's free and it's the best thing you can do.

Next, if you're on a well, test your recovery rate. Fill a bathtub, then see how long it takes to refill. If it's slow, start planning. For everyone else, here's a short list:

• Water your foundation? Only if you know what you're doing. In clay soils, consistent moisture is better than a flood every two weeks. But don't waste water during a drought. Check with your local extension office.
• Plant native grasses and shrubs. They need less water and they hold soil.
• Fix leaks. A running toilet wastes hundreds of gallons a week. EPA WaterSense has free tips.
• Know your water source. City, rural water, or well. Each has a different failure mode.
• Review your insurance policy. Look for the words 'earth movement' and 'settling.' Ask your agent what's covered.

And don't forget wildfire. Drought dries out vegetation. In the Ozarks, a dry summer can turn a backyard into kindling. Clear brush within 30 feet of your home. Keep your gutters clean. That's not just for California.

Questions we get

Does Arkansas get droughts often enough to worry about?

Yes. Arkansas averages a moderate drought every few years, and severe drought hits parts of the state — especially the Delta and the Ozarks — more often than people think. The US Drought Monitor shows that nearly every county has seen some level of drought in the last two decades. You don't need a Dust Bowl to crack a foundation.

Is drought damage covered by my Arkansas homeowners insurance?

Usually not. Most policies exclude damage from earth movement, which includes soil shrinking and swelling. If a drought leads to a fire, that's covered. If a pipe bursts because of ground movement, the water damage might be covered but the pipe repair might not. Call your agent and ask specifically about drought and foundation exclusions.

How do I know if my well is running dry in Arkansas?

You'll see signs before it goes completely dry. Faucets sputter. Water looks cloudy or sandy. Pressure drops. The pump runs longer. If you notice those, call a well driller and ask about the water table in your area. In the Ozarks and Ouachitas, some wells need to be deepened every 10-20 years. It's not cheap, but it's better than hauling water.

Official sources

• Arkansas Division of Emergency Management
• US Drought Monitor
• Drought.gov
• EPA WaterSense