03-10-2016, 01:46 AM
6 posts, read
15,200 times
Reputation: 10
Our house is four years old, and I've noticed a few issues that I'm wondering about. For one, we have several tiles in our living room and master bath that sound hollow, have cracked, and have come up off the floor. I've heard them pop, when we're not even near them. It's crazy.
Two, there is one bedroom door upstairs that does not stay closed anymore. Also our pantry door swings open when it shouldn't.
Three, there's a very thin but long crack in the garage floor.
Four, the frame around the garage on one side is pulling away a bit.
Five, the stone facing directly above the garage frame that's pulling away has stairstep cracking in the grout.
I contacted our 2-10 warranty company, and they were basically useless. Their rep pretty much said unless the house is in danger of falling down or is otherwise immediately unsafe, we're out of luck with foundation repairs. I really want to have the flooring replaced, but don't want to invest in that if it's just going to keep happening due to underlying issues. We also want to sell our house in the next year or so, so I'm concerned about that as well.
Does this sound like a foundation problem, or normal settling and maybe a crappy tiling job? I'm upset that during our one year warranty inspection, the contractor ignored me when I raised concerns about a few hollow tiles. I wish I had pushed the issue, but didn't, and obviously now it's much more than just a few hollow tiles.
03-10-2016, 10:27 AM
Location: Texas
5,717 posts, read
18,912,049 times
Reputation: 11226
Call the builder warranty department only this time ask to speak to the head of the department. If they give you the run around and won't put him on the phone, write a detailed letter about the issues and send it certified mail with an additional sentence that your preference is to not have to get an attorney involved. That should push it to his hands. The warranty rep did nothing but give you a canned answer. Not seeing the crack or how wide the crack in the slab I couldn't tell you if it's settlement or failure. As a general rule, if you have a 1/4" crack in the field (middle of the floor) and it has differential (difference in height), it warrants an inspection by a structural engineer. The builder pays for the inspection. If you have a crack that has any width and is beyond the surface of the slab and it is in a beam(the perimeter has these beams), then it warrants an inspection by a structural engineer. In regards to the doors. Settlement can cause doors to open or close. Apparently they will close which indicates to me settlement as failure would have them not closing at all. The rule of thumb used by builders is a 2% deviation is the maximum a slab can move before it requires any remediation. So if a slab has moved in elevation from side to side or anywhere along the length or width 2%, they won't fix it. Anything more than 2% means they have to fix it. Another thing you might need to know, in Texas, the builder MUST warrant any builder defects in perpetuity- that means forever. But you are in the position to prove it is a builder defect. You can proceed along these lines or you can hire and pay for your own inspection. Unfortunately you have to use a structural engineer that does not also do foundation repairs- conflict of interests. I've always recommended Homer Parker out of Round Rock Texas. He's the best and very good at explaining what is going on with the slab. There are others out there. You can call his office and they can give you an approximate cost of the inspection.
Parker Engineering
I don't suppose you are on the northeast side of town? Have you maintained the watering regimen for the foundation? If you haven't been watering the foundation, this is probably your own fault. This is the most often overlooked part of home maintenance by folks in SA. Think of your home built on a sponge. When it's dry, it shrinks. When it rains it swells. That what's happening under your home and while you don't see or feel it, the ground can literally be rising and falling as much as 16 vertical inches. You can't expect it to land in the same place everytime. So we water our foundations to limit the dry and shrinkage. It's all due to the black clay soils in and around SA.
https://www.lib.utexas.edu/maps/texa...l_map-2008.pdf
03-10-2016, 01:39 PM
Location: San Antonio TX
169 posts, read
391,848 times
Reputation: 253
Until recently, I’d never heard of watering a foundation. (Disclaimer, we are from California and only recently began the home buying process). My sales associate led me to believe watering the foundation was only necessary in the beginning, while the foundation “cures”. Now it seems, reading here, that I’ll need to water the foundation FOREVER???
If that’s the case, what’s the proper “watering regimen”? The home we are having built is in Alamo Ranch (1604/151). Not sure how that soil compares to others in and around San Antonio. Any suggestions?
03-10-2016, 02:04 PM
Location: San Antonio, TX
11,495 posts, read
26,861,727 times
Reputation: 28036
I had a foundation problem bad enough that it was fixed by the warranty company. It took a few years to get it fixed. First, I had cracked tiles in a bathroom and in the laundry closet. Then cracks in the walls around those parts of the house. Then, cracks in the visible parts of the foundation slab outside. The crack in the tile in the laundry closet started to get wider. When it was 1/4", the warranty company sent an engineer out to inspect the foundation. He said it was 3" lower in the front of the house than the back, and that something was definitely happening but it didn't meet their criteria for repair at that point. Two years later, there were cracks in the drywall above all the windows in the house, the walls in the hallway had pulled apart, the bathroom wall had a bulge, the crack in the laundry closet floor was wide enough to put my hand into, and when you closed the door from the garage to the house fairly gently, it made a booming sound and shook the whole front of the house. I contacted the warranty company again, they sent an engineer out, and he said that the house was 5.5" lower in front than back and that it met the criteria for repair.
When the warranty company had soil tests done, they determined that the builder added 8' of fill dirt to the front of the lot and did not compact it, which caused the foundation to fail. Around that same time, the builder quit building in this state. I have other neighbors on my street and the street around mine who are having foundation problems, and it's all the same floorplan as my house.
After my repair, which was a major pain to deal with, I still have some cracks showing up in the walls and the one in the floor of the laundry closet is back, although it's not wide and uneven like it was before. I think it's because my foundation slab actually split into two halves, so no matter how good the repair was, there's going to be some slight movement at the point where the two halves meet.
Anyhow, hollow tiles don't necessarily indicate a foundation problem. The crack in the concrete doesn't necessarily indicate a foundation problem either, if the sides of the crack are still firmly together and the two sides are the same height. Concrete cracks...that's why they put lines in sidewalks, to encourage the concrete to only crack at those lines. You probably need to have an engineer out to look at it, like TrapperL suggested, to figure out if there's really a problem.
03-10-2016, 06:57 PM
6 posts, read
15,200 times
Reputation: 10
The rep did say she could send an inspector, but then said it would cost us $250 and would likely be a waste of money and time due to my description of the issues.
We are in the NE, in Schertz. Our building contractor said that using our irrigation system would be sufficient for watering the foundation, and we have done that. But I think my husband may turn it off in the winter months.
03-10-2016, 06:58 PM
6 posts, read
15,200 times
Reputation: 10
Someone told me that if we look under the broken tiles and if there aren't foundation cracks underneath, it's likely not a foundation issue but a bad tiling job. Is this true?
03-10-2016, 07:03 PM
6 posts, read
15,200 times
Reputation: 10
The crack in the garage is definitely nowhere near 1/4"... It's wide enough for me to put my fingernail in but that's it. However, I think one side does feel very slightly higher when I rub my finger over it.
03-10-2016, 09:30 PM
Location: San Antonio, TX
11,495 posts, read
26,861,727 times
Reputation: 28036
Quote:
Originally Posted by
krysmh
The rep did say she could send an inspector, but then said it would cost us $250 and would likely be a waste of money and time due to my description of the issues.
We are in the NE, in Schertz. Our building contractor said that using our irrigation system would be sufficient for watering the foundation, and we have done that. But I think my husband may turn it off in the winter months.
Do you have a FHA loan? I believe they're not allowed to charge you for the inspection if you have a FHA loan. I never had to pay for the two inspections I had done. The booklet they gave me said they charged $500 for the inspection, but when I spoke to them I asked if there was a charge for the inspection and they said no.
The tiles that I had that were over the cracks in my foundation cracked in lines following the foundation crack, so the cracks were running across the room from tile to tile. I pulled the pieces out of one tile because I was afraid my kids would cut their foot on it, and you could see the cracked slab underneath. In the laundry closet, the tile cracked first, the broke off in chunks around the crack. I could get my hand into the crack up to my knuckles, and I don't have very small hands.
You can get hollow tiles from a bad tile job or from someone walking on the floor before it has set. I have one hollow tile because my daughter forgot which ones were okay to step on and walked on it sooner than we were supposed to.
03-10-2016, 11:32 PM
Location: West Grove, PA
1,012 posts, read
1,118,545 times
Reputation: 1043
Tiles popping could just mean the builder thinned out the quickset to save money.
03-11-2016, 02:34 AM
Location: We_tside PNW (Columbia Gorge) / CO / SA TX / Thailand
34,694 posts, read
58,004,579 times
Reputation: 46171
Something is moving.
Listen to TrapperL and move forward with knowledge. Learning all the way.
May not be covered by warrantee, not gonna implode... Just fix what is reasonable and secure a maint plan ( probably foundation irrigation).
Do carefully observe rain runoff and get it far away from your house.
recycle it !!!
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People in Group quarters - Nursing homes (%)
People in Group quarters - Hospitals/wards, hospices, and schools for the handicapped (%)
People in Group quarters - Hospitals/wards and hospices for chronically ill (%)
People in Group quarters - Hospices or homes for chronically ill (%)
People in Group quarters - Military hospitals or wards for chronically ill (%)
People in Group quarters - Other hospitals or wards for chronically ill (%)
People in Group quarters - Hospitals or wards for drug/alcohol abuse (%)
People in Group quarters - Mental (Psychiatric) hospitals or wards (%)
People in Group quarters - Schools, hospitals, or wards for the mentally retarded (%)
People in Group quarters - Schools, hospitals, or wards for the physically handicapped (%)
People in Group quarters - Institutions for the deaf (%)
People in Group quarters - Institutions for the blind (%)
People in Group quarters - Orthopedic wards and institutions for the physically handicapped (%)
People in Group quarters - Wards in general hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Wards in military hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Juvenile institutions (%)
People in Group quarters - Long-term care (%)
People in Group quarters - Homes for abused, dependent, and neglected children (%)
People in Group quarters - Residential treatment centers for emotionally disturbed children (%)
People in Group quarters - Training schools for juvenile delinquents (%)
People in Group quarters - Short-term care, detention or diagnostic centers for delinquent children (%)
People in Group quarters - Type of juvenile institution unknown (%)
People in Group quarters - Noninstitutionalized population (%)
People in Group quarters - College dormitories (includes college quarters off campus) (%)
People in Group quarters - Military quarters (%)
People in Group quarters - On base (%)
People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)