Inspecting Residential Foundations
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by: IanWebster
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Word Count: 672
Three basic questions to ask when evaluating the foundation of a house for potential renovation and sale: 1. When was the house built? The older a house is the less likely it is to have a good foundation. 2. Who built it? Was it built by the homeowner or a licensed contractor? In other words, was the builder, whoever it was, qualified to do the work and do it properly? 3. What building codes were in effect and were they enforced at the time of construction? Meaning, did the house receive regular inspections for code compliance during construction?
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.
It is always a good idea to inspect a foundation wall if there are visible cracks. If the crack is large enough to insert a small object, like the tip of a pencil, you may have a water infiltration problem. This water can cause further damage to a basement or crawl space and the crack will need to be sealed and made watertight. Even if the crack appears small you should check the walls above to see if any damage has occurred to rest of the house. Look carefully at the openings inside the house above where the foundation wall has moved. If there are cracks in the finish around the openings that means the wall framing has moved as well. This type of damage can be old and there may not have been any more since that time. If there is recent paint and the crack has reappeared, then the wall is still moving.
Should you determine that the house is worth the effort to fix, how do you go about getting it done? Probably the easiest method would be to raise the portion of the floor joist that have settled with a pair of house jacks and a cross support beam. Once the joists have been moved back to the correct position you would need to install two permanent vertical supports with a beam to hold them in place. For this type of work I would recommend getting an engineer involved to make sure the support structure you install will hold. Calculating the sizes of the posts and beam should not be a lengthy or expensive venture. Check with more than one engineering office for the best price and service. Once the floor framing has been stabilized you can do the interior cosmetic work and the cracks should not reappear.
If you are in area where soft soils are common you will want to do a thorough inspection of the foundation walls. Small cracks are due to the normal amount of shrinkage that takes place in most concrete. Large cracks are a different matter and can be indicative of a structural failure of the concrete. When concrete fails it is the reinforcing steel that is holding the wall in place. If the house was poorly built in the first place or built over soft soils, look closely at any and all cracks. If the house is two story, the greater loads imposed on the footings justify a closer look. If you have the combination of soft soils and a high water table and there are significant cracks in the concrete, you may want to reconsider buying that particular house as the cost of repairs can be high.
Second opinions are worth the time and cost if you are unsure about whether to purchase a house for repair and resale.
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