Sandy soil specialists serving Lincoln Charter Township
WTS II Contracting is a licensed Michigan residential builder specializing in bathroom remodeling throughout Stevensville, utilizing Schluter-Ditra uncoupling technology to prevent tile cracking caused by foundation settling on sandy dune soil, with comprehensive expertise in Lincoln Charter Township building codes and permit requirements. Our understanding of Stevensville's unique geography—including slab-on-grade plumbing modifications, radon mitigation protocols, and hard water fixture selection for Berrien County's high-iron water supply—ensures bathroom renovations that perform reliably despite the area's challenging soil conditions.
| Specification | Details |
|---|---|
| Permit Jurisdiction | Lincoln Charter Township (most common) OR Village of Stevensville (verify tax bill) |
| Soil Condition | Sandy loam / dune sand (requires uncoupling membranes to prevent tile cracking) |
| Common Home Style | 1970s-1990s ranch homes (slab-on-grade or crawlspace foundations) |
| Water Quality | High iron/hardness (requires filtration-friendly fixtures, calcium-resistant finishes) |
| Plumbing Code | Michigan Plumbing Code (IPC based) |
| Estimated Timeline | 3–5 weeks (slab modifications add time if relocating fixtures) |
| Typical Project Cost | $20,000–$40,000 (heavily dependent on slab plumbing modifications) |
Stevensville's geography is dominated by sandy loam and dune sand—remnants of ancient Lake Michigan shorelines. While this sandy soil provides excellent drainage (preventing basement flooding), it creates unique challenges for tile installations.
Sandy soil compresses and shifts under building loads in ways that clay or bedrock soils don't. Foundations experience minor settling—often just 1/16" to 1/8" over years—that homeowners never notice. Door frames don't stick, walls don't crack, but rigid tile floors installed directly over these moving foundations develop hairline cracks along grout lines within 6-24 months.
The problem is amplified in Stevensville's common ranch-style homes built in the 1970s-1990s. These homes frequently have slab-on-grade foundations or shallow crawlspaces that rest directly on sandy soil with minimal depth to stable substrata. Seasonal moisture changes cause the sand to expand slightly when wet (spring) and compact when dry (late summer), creating cyclical movement that standard tile installations cannot tolerate.
WTS II Contracting refuses to install tile directly over plywood subflooring or cement board in Stevensville without an uncoupling membrane. This isn't optional—it's mandatory for long-term performance on sandy soil.
We use Schluter-Ditra uncoupling membranes under all tile installations. Ditra is a polyethylene sheet with square cutouts that bond to the subfloor with thinset on one side and to the tile on the other. The key innovation: the membrane allows the tile plane to move independently from the subfloor beneath it.
When the foundation settles 1/16" due to soil compression, the subfloor moves with it—but the Ditra membrane absorbs that movement through flex in its geometric pattern, preventing stress transfer to the rigid tile above. The tile stays crack-free because it's mechanically isolated from foundation movement.
This technology is standard in commercial installations and European construction but frequently skipped by residential contractors trying to save $3-4 per square foot. That savings disappears the first time you have to tear out and replace cracked tile—typically within 2-3 years in Stevensville's soil conditions.
Berrien County's municipal and well water supplies are notoriously hard—often exceeding 15 grains per gallon hardness with high iron content. This creates calcium and rust staining on bathroom fixtures, soap scum buildup, and premature failure of shower valves.
WTS II Contracting specifies Delta Touch-Clean faucets and showerheads that feature rubber spray nozzles. Calcium deposits accumulate on the rubber but can be wiped away with a finger—preventing the permanent mineral buildup that ruins standard chrome fixtures within 2-3 years in hard water areas.
During rough-in plumbing, we advise homeowners on water softener loop installations. A simple loop of copper pipe with shutoff valves near the water heater allows future water softener installation without replumbing. For homes with existing softeners, we ensure bathroom supply lines draw from the treated side of the system.
We also use epoxy or urethane grout which resists hard water staining and never requires sealing. Standard cement grout absorbs minerals from shower water, creating permanent yellow or rust-colored discoloration within months.
Stevensville has a confusing jurisdictional situation that trips up DIY homeowners and unlicensed contractors constantly. There are two separate governments:
Most homeowners assume they're in the Village because their mailing address says "Stevensville, MI." In reality, their property is governed by Lincoln Charter Township, which has a completely separate building department with different permit fees, different inspectors, and different processing timelines.
Pulling a permit from the wrong jurisdiction causes immediate project stoppages. The Village building department will reject your application and tell you to reapply with the Township (or vice versa), delaying your project by weeks while paperwork is reprocessed.
How to verify: Check your property tax bill. If it lists "Lincoln Charter Township" as the taxing authority, you apply for permits through the Township. If it lists "Village of Stevensville," you apply through the Village building office. WTS II Contracting verifies jurisdiction before submitting any permits, preventing costly delays.
Many Stevensville ranch homes from the 1970s-1990s are built on concrete slab foundations. Moving a toilet, relocating a shower drain, or adding a second sink requires cutting concrete—a complex process with hidden risks.
Post-Tension Cable Risk: Some slabs contain post-tension cables—high-strength steel cables under tension that strengthen the concrete. Cutting into a slab without locating these cables first can cause catastrophic slab failure. We use ground-penetrating radar or X-ray scanning to map cable locations before any concrete cutting in post-tension slabs.
Vapor Barrier Integrity: Concrete slabs rest on polyethylene vapor barriers that prevent soil moisture and radon gas from entering the home. Cutting concrete destroys this barrier at the cut location. Michigan Building Code requires proper re-sealing of the vapor barrier after plumbing modifications. We install new vapor barrier material under the repair concrete, sealed with compatible tape to the existing barrier.
Radon Concerns: Berrien County has elevated radon levels in some areas due to glacial till soils. Opening the slab creates a direct pathway for radon gas entry if not properly sealed. We test radon levels and implement sub-slab depressurization if readings exceed EPA action levels (4.0 pCi/L).
DIY slab cutting without these precautions creates long-term moisture and indoor air quality problems that manifest years after the bathroom remodel is "complete."
Ranch-style homes—the dominant Stevensville housing style—frequently have load-bearing walls running perpendicular to ceiling joists. Homeowners attempting to create open-concept master bathrooms often remove these walls without realizing they're supporting the roof structure.
Removing a load-bearing wall without proper header installation causes roof sagging, ceiling cracks, and structural failure. Headers must be sized appropriately for the span and load—typically requiring engineered lumber (LVL or LVL beams) rather than standard dimension lumber.
WTS II Contracting identifies load-bearing walls during planning, calculates required header sizes based on span and roof load, and installs code-compliant support before removing any structural framing. We pull structural permits when required and coordinate inspections before closing walls.
We use contractor-grade materials designed for suburban family bathrooms with hard water and sandy soil conditions:
Check your property tax bill to determine jurisdiction. Approximately 90% of addresses people consider "Stevensville" are actually governed by Lincoln Charter Township, not the Village of Stevensville. Your tax bill will clearly state which government taxes your property—that's your permitting jurisdiction. Lincoln Charter Township and the Village of Stevensville operate completely separate building departments with different fees, inspectors, and processing times. Applying to the wrong jurisdiction causes immediate project delays while you resubmit paperwork. WTS II Contracting verifies jurisdiction before submitting any permits, ensuring your bathroom remodel moves forward without bureaucratic complications.
Master bathroom remodels in Stevensville typically cost $20,000–$40,000, with cost heavily dependent on whether plumbing fixtures need to be relocated in slab-on-grade foundations. If your existing layout works (keeping toilet, shower, and sinks in current locations), costs stay toward the lower end—focusing on finishes, fixtures, and waterproofing upgrades. Relocating fixtures in concrete slabs adds $3,000-$8,000 due to concrete cutting, post-tension cable scanning, plumbing rerouting under the slab, vapor barrier re-sealing, and concrete patching. Additional costs apply if structural modifications are needed (removing load-bearing walls requires LVL headers and structural permits). Schluter-Ditra uncoupling membranes (mandatory for Stevensville's sandy soil) add approximately $800-1,200 but prevent tile cracking that would require complete floor replacement within 2-3 years.
Tile floor cracking in Stevensville is almost always caused by installing tile directly over plywood or cement board without an uncoupling membrane. Stevensville's sandy loam and dune sand soil allows foundations to settle and shift slightly—often just 1/16" to 1/8" over time. This movement is imperceptible to homeowners (doors don't stick, walls don't crack), but rigid tile bonded directly to the subfloor cannot flex with this movement. Hairline cracks develop along grout lines within 6-24 months as the foundation settles. The solution is Schluter-Ditra uncoupling membrane, which mechanically isolates the tile from subfloor movement. The membrane flexes to absorb foundation settling, preventing stress transfer to the tile above. We install Ditra under all tile in Stevensville—it's mandatory for long-term performance on sandy soil, not optional. Homes built on slab-on-grade foundations experience similar issues if the slab itself settles unevenly on compacting sand.
WTS II Contracting also serves surrounding communities. Learn about our bathroom remodeling services in:
Get a detailed estimate from a licensed Michigan residential builder who understands sandy soil foundation challenges, Lincoln Charter Township codes, and hard water solutions.
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