Foundation Damage!
Hi, does anyone know anything about foundation repair? I found a large vertical crack in the basement wall of a house I am looking at. There dont seem to be too many sticking windows or anything, but there is definitely some settling going on. anyone have any idea as to how much this problem would cost to fix? thanks,
-Brandon Richardson-
How large is the crack?
Does it extend to the bottom of the foundation?
Is there a load point near by...such as addtional ceilingl / roof weight coming down at this point?
How is the grade on the outside?
Is this a basement or crawl.
Foundations repair can be expensive or you may just end up having shrinkage cracks.......
Ultimately you may need to consult with a structural engineer for advice.
Hi, the crack extends from the floor straight up (at a slight angle, actually) to the top of the cement portion of the basement wall (split level house). there is a similar crack in the load bearing wall (parallel to first), and the wall opposite the first on the other side of the basement. they are all in relatively the same plane. the grading in the back yard of the property is TERRIBLE, there is about a 20% negative grade (water flows right into the basement!), AND the sump pump hasn't worked since they bought the house! Also, the side porch is angled away from the house, looks like it is sinking into the gorund. the sidewalks are alos not level at all. There are definitely foundation problems. I have no idea what the damages are at current, but does anyone have any idea what the possible costs of fixing this problem could be?[ Edited by richar18 on Date 09/02/2003 ]
Hello Waukegan! I'm from North Chicago! Regarding your problem. I assume this is a poured basement. Some of the cracks you mention sound like natural settlement (is the house over 30 years old?). If they are wide and clean inside, the house may still be in motion. This is expensive! If it's stopped it's movement, you should be able to repair the cracks and paint. My concern for you is the evidence of shifting - the porch. Two separate foundations one settling in one direction the other in another. Also split-levels are notorious for motion in different directions. My advice is: If it's a good deal and the house has stopped it's motion, get a estimate for foundation repair (structural engineers are big bucks). When the foundation guy gets there, determine whether you have one problem or multiple shifting directions. If the house is still in motion, consider running. I hope this helps.
I have 13 years with foundation stuff with insurance property adjusting - State Farm and Allstate.
Persia in Durham, NC
Thanks persia. I'll have to have an inspection. I'll let you guys know what the outcome is. Meanwhile, thanks for the input!
-Brandon Richardson-
Foundations, something most builders out here in LaLa land try to avoid. This is the area in which they pour a slab and erect a house on it. Yes even a two story house. Of course no soil test, that would be too expensive. Soo needless to say we have some interesting problems over time.
We have an area in the middle of Los Angeles slightly West of Western called Hancock park. What is not generaly known is that it has several interesting now underground streams running North to South. I bought this elderly house really cheap, you see the engineer said that it was in complete failure. The semi basement full of water and the house was parting in the middle like the pedel of a flower opening up. I tried panning for gold but no luck. So to work. First I located that naughty stream which had diverted a bit and tried to move in. I then went to stream bed and pretended I was the Corp of Engineer and created a baffle along the stream bed and the house. I also said a blessing and told the stream that from now on stay put. I extended the edge of the baffle across the entire lot and backed it with an additional scoop drain just in case the heavy rains came back. Then I went to the house and inserted a rather large metal rod end to end. with a turnbuckle in place and with very large wooden washers made of 4 by 4's bolted together, one on each end and we started turning, slowly very slowly. When we had the property erect, I blocked with RailRoad tiers the exposed space underneath and formed a new foundation wall on the North displaced and exposed side. Put my Jacks in place and using a plastic hose leveled up just like back in Medieval Times. Inserted lots of Ree bar no. 5 and tied it with no 3. Not having a pumper we mixed and poured a 3,500 PSI mix. Let her set and then we introduced a French Drain line at a proper level close to the foundation line on the side facing the stream. Not knowing what else to do I also positioned along that wall a plastic shield and using that stuff called 208 that is used in roofing I attached it to the basement outer wall. Filled the excavation with pea gravel . The drain off lines were slanted 1/4 inch per foot. I know this was not original we copied it from the toilets, they really know! From there it was all beer and tostados, of course cause I did not know what I was doing I almost lost a jack. But we stucco'd it all back together and I took a crew of five stalwart refugees from Guatamala and we inserted a 6 inch drain to street. Why 6 inch you may ask, cause that was the only pipe I could get at the time. The house went on to glory, but on a dark and stormy night, while it never gets wet in the basement you can hear the trickle trickle of the stream as it protests all the stupid concrete they have covered it over with. Fun you bet, you should have seen the hard hats with the Mickey Mouse ears on them. The engineer that finaly came around to vet the place said very mean things about me and my non english speaking crew. The neighbors very high class Anglo Saxs hated the music we played, but for a small amount of money we saved a really great house. Moral. Accept advice, then try and find a solution. Cheers Lucius
Hi Richar..
You need a structural engineer to do the evaluation....Im a builder and a home inspector, so I know what to look for in most cases.......in this case I would be looking for an engineer that would be able to tell me how to remedy the problem.
You may also have to bring in a soil engineer for even further evaluation.
It amazes me how stupid people can be when it comes to grading a house.......I constantly see this all the time.......water without a doubt it the number one reason that houses have problems, be it foundation, roofing or doors and windows.
Good luck on that one...