Please register to participate in our discussions with 2 million other members - it's free and quick! Some forums can only be seen by registered members. After you create your account, you'll be able to customize options and access all our 15,000 new posts/day with fewer ads.
There is not a building that exists without a foundation that has settled.
Now, big wide cracks, that mean's the ground has quite a bit of movement. But a few cracks here and there are to be expected.
There is not a building that exists without a foundation that has settled.
Now, big wide cracks, that mean's the ground has quite a bit of movement. But a few cracks here and there are to be expected.
there are so many people around the country who do not have experience with "expansive" (bentonite) type soils ... and so readily dismiss small cracks as something "to be expected" and normal.
I have spent many years in an area of the USA with a lot of bentonite soils and have seen the damage they can do. The key to the damage is the changing of the moisture around the house basement with resulting expansion/contraction of the soil adjacent to the foundation.
Some areas of the country with bentonite soil don't have problems because the ground is always saturated, so the foundation sits in expanded soil. Again, it's the drying and wetting of the soil that is the key to the foundation failure when the soil expands with tons of pressure on the foundation walls/floor.
As well, I have spent decades dealing with architects, engineers, and contractors who have never seen this type of expansive soil problem ... so, other than a briefest mention of this stuff way back when they were in school, if at all ... they have no experience in how to mitigate the problems or prevent them from affecting a structure in this type of soil. As far as they know, the problems do not exist. I've worked on $multi-mil structures where the architect and GC had no knowledge of this stuff and didn't properly install moisture mitigation measures around a structure. In a short time frame, small cracks appeared. Later, major shifting in the foundation ruined the building and required major reconstruction. I've seen houses torn down because it was less expensive to scrape the house and start over than to try to repair the foundation, mitigate the expansive soil, and rebuild the house.
I have seen the result of landscape architects and landscapers who have installed irrigation systems up against houses that sat in bentonite soil. Turn the water on and the soil expands, cracking the foundation. Turn the water off and there's no sign of moisture migration in the structure. Or spring snow melt up against the structure was the moisture source.
Unfortunately, in an area with this type of soil problem, even small cracks can portend serious structural issues in the time ahead when the sub-surface moisture changes. This is an entirely different issue than moisture proofing a sub-surface wall (Xypex or similar coatings) to prevent moisture migration into the interior spaces.
The inspector came out and unfortunately had very little detailed to say about the step cracks other than that it appeared the foundation may have shifted a bit. Unfortunately that's not his area of expertise. Trying to see if we can get an engineer involved and get an extension.
If you can't get an extension and a structural engineer who has knowledge in this area, I would walk away and find another house. Yes, settling is common. Cracks may be nothing, but you don't want to end up with a problem that will cost tens of thousands to fix. Also think of resale. I know many people don't buy a home with a plant o sell in the future, but you never know what can happen in life - new marriage, end a marriage, a bunch of kids come along, loss of a job, loss of a parent, etc. If you're having questions about the cracks, other buyers will as well.
Looking at the pointing because of the post above, it is pretty apparent there has been a repair here before. That does not necessarily mean to run off, but get someone competent to look at it. Ask them if they see signs of repair. Listen to their explanations of everything. Some inspection types are just full of wind, some know what they are doing. You are not looking for a structural engineer - calculations are not what you need here. You need someone with practical experience. Foundation specialist probably. Not a designer - a repairer. However you may also need input from a geotech. If this has been repaired before, especially more than once, it may well be a soils problem. Soils problems can be dealt with as well and sometimes at relatively little cost. Depends on the nature of the problem. Because of my experience with failed properties, I would not be likely to ever buy a house built into a hill, except maybe one set into rock.
So after the inspection I noticed that on far right end of the crawlspace there was another step crack going in the opposite direction of the one behind the outer crack. Technically both cracks are to each side of the water heater.
Not sure if that means anything worse than the one alone implied, but it seemed worth pointing out. The inspector called it "typical settlement". There was noticeable dampness in the crawlspace and the reason was not given. Was just advised to identify and correct.
One part of note though was this, though,
"Staining (apparently from moisture), was observed in one or more areas of the foundation walls: The staining was DAMP or WET at one or more areas when tested with a moisture meter. This indicates the probable presence of one or more leaks: recommend that the source of the moisture be determined and corrected by a qualified contractor"
Will know today if I'm able to extend it for an engineer or if it's worth it at this point. And yes, that is a cricket on the wall. There are quite a few on the walls in the crawl space and I wonder if that's due to moisture as well.
Last edited by SKStewart; 09-28-2017 at 01:31 PM..
That cricket looks like a camel cricket and yes, they are definitely there due to the presence of moisture. I've seen damp basements and garages that were absolutely swarming with camel crickets - darned things will jump right AT you instead of away like regular crickets. Also, they're hard to get rid of unless you remove the moisture with a dehumidifier and/or correction of the original source of the water intrusion. If I were you, I'd definitely find out if there is expansive soil under or around this house. Having a bored soil test would provide definite proof one way or the other. If it IS expansive soil, personally I'd bail on it. I had a house that sat on expansive soils and it became a legal nightmare for me. Worst real estate purchase I ever made in my entire life.
That cricket looks like a camel cricket and yes, they are definitely there due to the presence of moisture. I've seen damp basements and garages that were absolutely swarming with camel crickets - darned things will jump right AT you instead of away like regular crickets. Also, they're hard to get rid of unless you remove the moisture with a dehumidifier and/or correction of the original source of the water intrusion. If I were you, I'd definitely find out if there is expansive soil under or around this house. Having a bored soil test would provide definite proof one way or the other. If it IS expansive soil, personally I'd bail on it. I had a house that sat on expansive soils and it became a legal nightmare for me. Worst real estate purchase I ever made in my entire life.
There were A LOT of those crickets down there already. Thankfully none of them jumped at me, though.
I got out of the contract. Too many things that didn't sit right and it'd be too much money and time to do all the tests that would ease my mind or confirm my suspicions.
Last edited by SKStewart; 09-28-2017 at 08:23 PM..
Please register to post and access all features of our very popular forum. It is free and quick. Over $68,000 in prizes has already been given out to active posters on our forum. Additional giveaways are planned.
Detailed information about all U.S. cities, counties, and zip codes on our site: City-data.com.
Please register to participate in our discussions with 2 million other members - it's free and quick! Some forums can only be seen by registered members. After you create your account, you'll be able to customize options and access all our 15,000 new posts/day with fewer ads.
