Identifying Conditions for Structural Concerns: Part One of a Four Part Series
By Jeff Kortan, P.E.
Foundation Supportworks, Inc., Omaha, NE 800-281-8545
WHAT CAUSES A HOME'S STRUCTURAL PROBLEM?
There are many potential causes of structural problems. Often these problems are associated with older homes, but structural defects occur in new homes too. In fact, Consumer Reports found that an alarming 15 percent of new homes had serious foundation problems. The majority of these problems were found to have one of the following two causes:
Structural settlement can be due to drought conditions where, over time, soil around the foundation dries and shrinks causing the home to shift and settle. Maturing trees and vegetation with root systems extending below a home's foundation can also dry the soil under a home.
The opposite can also be true. During periods of extreme wet weather, the ground around the home can soften, again causing the home to sink or settle into the foundation soil. Over-irrigation, poor surface drainage, clogged foundation drains and broken water lines can all contribute to saturation, resulting in structural problems. Increased moisture levels can cause some soil types to expand, putting additional pressure on basement walls and causing them to lean or bow inward.
Soils that are highly expansive, organic or collapsible are found throughout the United States and these are generally not well-suited for foundation support. Therefore, due to varying construction techniques, environmental conditions, home and property maintenance issues, and changing soil conditions, no geographic region is free from potential structural problems.
HOW WILL I KNOW IF A HOME HAS A STRUCTURAL PROBLEM?
A home with a settling foundation may display cracking of exterior cladding, in drywall, and at the corners of door or window framing). Doors and windows may be out of level and difficult to open and close. Floors may also be out of level and concrete floor slabs can display cracking. Evidence of past repairs, such as tuck-pointing brick or patching drywall, are also possible indicators of a settlement problem.
Symptoms of failing basement walls in a home will look different depending upon whether the walls are constructed of concrete block or poured concrete. Concrete block walls will typically bow in at the middle (rather than lean in at the top) and show stair-step cracking at the corners with a horizontal foundation crack across the center. On the other hand, poured walls will typically display diagonal cracks extending upward from the bottom corners of the wall toward the top center. The top of the wall near the middle tends to lean in. Failing basement walls can cause ceiling panels and ceiling drywall to buckle, and cause the drywall on finished walls to crack.
Look closely within crawlspaces for structural problems. Sloping or sagging floors may indicate problems in the crawlspace area below. Sloping or sagging floors are often caused by weakened floor joists due to excess moisture and wood rot in the crawlspace, improper spacing of floor joist support beams or settling of existing interior columns.
HOW DOES A HOMEOWNER FIX A STRUCTURAL PROBLEM?
The good news is that there are solutions for each of these types of structural problems, and the cost is not necessarily excessive. Depending on the problem, piering and/or anchoring systems offer quick and permanent solutions for foundation defects. Rather than dealing with the high cost and inconvenience of total foundation replacement or living with a significant reduction in property value, piering and anchoring systems can restore property value and give both home sellers and home buyers peace of mind.
HOW CAN YOU USE THIS INFORMATION?
As a home inspector, your credibility lies in your ability to accurately identify potential structural problems. Over the next three articles in this four-part series, we'll take an in-depth look at how to identify foundation settlement problems, failing basement walls, and settling columns or sagging beams in a crawlspace. We will also examine different options for repair and the pros and cons of each solution. Your ability to diagnose structural problems will be highly beneficial to your clients.
Add comment to this post:
 |
 |
 |
 |