Foundation issues with new construction (Bend, Redmond: home builder, buyers, costs)

[Kristin5]

Just found out today that the builder raised the list price by $10K on the very home from which the foundation crack photos were taken. Coincidentally, this was supposed to be the day that someone within the company went out to take a look at the cracks (since my agent called it to their attention). So apparently they've decided that the cracks increase the value of the home. This company seems more focused on counting beans than making sure to build a quality product. So much for their reputation.

[oregonwoodsmoke]

Concrete in Central Oregon is very prone to cracking. My concrete guy says it is because it dries too fast in the dry air. He had me outside spraying water on my new garage floor multiple times a day while it was curing.

I suspect it has a lot to do with the huge difference in temperatures between night and day here. The concrete is vulnerable while it is curing.

Don't buy from that builder, OP, if he makes you uncomfortable. For $400,000 you should be able to buy a very nice existing house, maybe with a larger lot. Try a house in a neighborhood where all the houses are custom and not a tract. The individual custom houses will be located on land where only a small area of dirt was moved (and maybe no dirt was moved) and not an entire area where dozens of acres were all brought to the exact same level. That should result in fewer settling issues.

[Steve Pickering]

All these comments prove one thing. A house is only as good as it's foundation.


I would agree curing is a major cause of foundation cracking. Done right it should not happen.

[BendLocal]

Originally Posted by Steve Pickering

Done right it should not happen.

Are you saying that foundations "done right" in Central Oregon won't have any cracks?

[Steve Pickering]

They shouldn't have structural affecting cracks.

[BendLocal]

Originally Posted by Steve Pickering

They shouldn't have structural affecting cracks.

Of course not, but it seemed you were saying that they shouldn't have any cracks when done right.

[BendLocal]

Originally Posted by aahill

Since there is clearly a problem in this case, it will be interesting to see if the City decides to take these additional steps or simply says "we checked the boxes, it meets code", which would be a real shame.

How do you know these cracks are a real problem?

[Steve Pickering]

Originally Posted by BendLocal

How do you know these cracks are a real problem?

If they are wide enough to let in moisture, they are a real problem. The rebar will corrode and expand and destroy the foundation.

[Kristin5]

Originally Posted by BendLocal

How do you know these cracks are a real problem?

I'm not a foundation expert so I can't say, which is one of the reasons I posted the photos and original message. I do not know if they are structural cracks, but it does seem to me - and others that I've consulted with - that they are significant and excessive, in terms of their size (1/8"), number per house, and the fact that they occurred without any external load on them yet. Certainly at this price point the builder should be able to do better.

[damntorpedos]

Wow, interesting post here. Construction on the house my wife and I are building will begin in a couple of months and although I'm very confident in my builder you can be sure I'll be checking the foundation closely now.

Certainly at this price point the builder should be able to do better.

I don't think the price of the overall house and lot is relevant to whether more or larger cracks are acceptable or not. In fact, I don't believe the foundation methods or materials in the house construction specs would vary much or at all based on the final finished house price.