Residential Engineering Services

Saturday, February 4, 2012, 2:35 pm C.S.T.

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RESIDENTIAL ENGINEERING SERVICES

Your foundation is cracked. Is this normal? What distinguishes normal cracking from structural cracking? Who should you call: a contractor, home inspector or structural engineer?

What methods do you trust?

I can't tell you how many times we have heard from Residential Homeowners: "I have gotten 3 bids to fix my basement. They all have 3 different methods for repair and 3 very different prices. On top of that a 4th contractor said I didn't need anything at all."

With such differing opinions, consulting a structural engineer may be appropriate.

There are certain structural tolerances that are engineering standards. Yet there are also many gray areas of which are open to interpretation. As a rule the homeowner's money spent for repair should be a return on the investment of their home for the specific structural solution, without sending "red flags" that would hinder resale value.

cracked foundation

There are many reasons for a foundation to crack. Some are simply settling issues that do not pose any real danger or threat to the building. However, others are a clue to a serious underlying stability problem. The foundation may have been built where expansive (clay) or collapsible (sand) soils are known to exist. If you combine these soil types with extreme moisture and/or poor drainage, the foundation may become unstable. Something as simple as rain run-off from the roof and allowing the water to "pool" can cause a foundation to shift. Structures built on back-fill lots are always in danger of weakened foundations because of potential air pockets in the soil and soil composition itself.

Sinking foundations, cracked and buckled walls and uneven floors are problems commonly faced annually by some quarter-million homeowners. Cracks are clearly the first and easiest signs to notice of foundation settling problems. Buckling in foundation walls, cracks in ceiling or walls and cracked or buckled interior concrete floors to name a few. If any one of these signs occur, you are advised to consult a Engineering Service to inspect the situation. Foundation problems rarely stabilize and correct themselves - they usually become worse over time thus increasing the severity of the damage and the loss of investment.

Any of the following conditions indicate a possible structural concern that may be related to soil settlement.
	Doors that stick and squeak
	Separation of door sills from frames
	Windows that stick. Raise and lower the windows in each room, open and close all doors. Do they fit squarely without binding?
	Cracks in interior walls near corners of doors or windows. Look at all the corners of windows and doors, and at joints where walls meet walls, ceilings or doors for signs that they are pulling away from each other. Also look for cracks in a brick fireplace wall.
	Nails popping out of sheetrock or gypsum board. Examine walls and ceilings for evidence that nails may be working themselves loose.
	Wallpaper that curls and separates
	Curling and tearing of existing sheetrock repairs
	Leaks and cracks in and around the fireplace
	Cracks in the exposed concrete grade beam of the house. Check the exposed concrete at the base of the house for cracks. If there are only small cracks, they may also be nonstructural, but they may also be the first indication of trouble to come.
	Caulking that pulls away from exterior surfaces. Outside the house, check the bottom corners of windows and doors. Do cracks run diagonally, along mortar joints in the brick veneer? Are the caulked joints pulling apart?
	Nails popping out of corner frames
	Obvious cracks in brick and mortar
	Cracks and uneven elevations in structures attached to adjoining patios

Swiftly responding to warning signs of compromised foundations will lead to the lowest repair costs. The above signs are indications of problems that should be inspected by a professional.

A residential engineer is uniquely qualified to identify foundation problems, their seriousness, and best available methods to correct the problem and insure structural stability to your home. Never hesitate to consult an engineer - your home's foundation is a major component and the longevity (and value) of your home depend on it.

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