Residential Foundations Assessment
Here are a few questions you may want to ask about the foundation that's holding up the house you are contemplating buying: 1. What building codes were in effect when the house was built? Was the foundation inspected properly during construction? 2. The age of the structure? If it was built a long time ago construction methods and materials could affect the quality of the foundation. 3. Was the work done by a licensed contractor?
The majority of single story houses have been built with adequate foundations for at least the past 40 years. A visual inspection of the exposed portion of the wall will show any significant cracks. These cracks can be caused by the presence of what are called "soft" or expansive soils under the footing. When water is present these types of soils can move under the weight of the house and cause the foundation wall to crack. Once the concrete has failed it is only the steel reinforcement that is holding the wall together. Sometimes the amount of movement will cause the frame walls above to move as well.
Cracks in a foundation wall that are visible should be looked at carefully to see how extensive the damage may be. Even if the structure above is not adversely affected, it could be a source for groundwater infiltration under the house. If you are in area where the water table is high, you may want look under the house to see if water is present. Sometimes a crack can be sealed and made watertight and if there isn't any damage to the structure above, you're done. To determine whether there is damage above, go inside the house and look carefully at the walls above the foundation crack, especially around adjacent doors and windows. If there are cracks in the sheetrock or plaster at the corners of the openings, further investigation is warranted as this means that the wall framing has moved enough to break the finish on the walls.
Once you have determined that the damage to the footing is extensive enough to need repair, what do you do next? Initiating expensive repairs is probably not a good idea since you are trying to make a profit from your efforts. But if you're sure the house is worth it, here is one suggestion. If a portion of the floor framing has settled along with the foundation, you may be able to jack up those joist and provide a support underneath. For this type of solution it is a good idea to get an engineer involved so that the support structure will be adequate and safe. Usually, for this type of work an engineer's fees are small, but shop around until you get a reasonable price. It is usually cost prohibitive to have the soft soils removed and structural fill added under the wall. And if not done right, further damage can be the result. Once the the area has been stabilized, you can cover over the cracks in the walls above and they should not reappear.
Single story houses do not impose significant loads on the foundation, but soft soils can be a problem anyway. Especially if there is a high water table present as well. The combination of water and clayey soils can cause significant movement in foundation walls. Should there be a crack in the wall large enough to cause the framing above to move you will need to provide a support for that portion of the framing. It is advisable to enlist the help of an engineer for that type of work so that the support you install will perform properly. Shop around for the best price and service as not all engineers are interested doing that kind of work. Two story houses place larger loads on the foundation and deserve a closer look. Any damage will need to be evaluated for the cost / benefit ratio to determine if you should proceed or move on to another house.
Finally, I would recommend that if you are uncertain about whether there is costly damage to a house you are contemplating buying, get another opinion. Ask an engineer if they would mind stopping by and taking a look at the foundation. Quite often they will do so for no charge. The peace of mind alone is worth the time and effort.
Article Source: http://www.search-raven.com
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