Foundation Issues Poured Concrete, Stone, and Concrete Block Foundations Cracks.(Note: The information below was provided to me to use on my website and has been authorized by Amerispec home inspection services of Mississauga) Back to main index for home inspections General Industry topics related to Homes, home inspectors and home inspection issuesFoundation Issues What are some typical structural concerns associated with a home’s foundation that I should be looking for when purchasing a home? Foundation Issues Poured Concrete, Stone, and Concrete Block Foundations Cracks Most poured concrete foundations (and some concrete block foundations) have cracks and in most cases these cracks are typical vertical or diagonal shrinkage cracks that are less than an eighth of an inch wide that occur within the first several years of the foundation being constructed due to the curing/drying of the concrete. Although these are not typically structural concerns, they are openings into the basement and may need to be sealed to prevent water leakage into the interior areas of the basement. Conditions that affect the potential for water infiltration through cracks include water levels around the foundation, the presence and condition of drainage systems such as drainage tile and gravel around the lower perimeter of the foundation and the presence of water/damp proofing materials on the exterior surface of the foundation. Any crack, large or small, should be monitored for further movement and/or water infiltration into the home and, if necessary, professionally remedied. Bowing or leaning of a foundation wall is usually a potentially more significant structural problem caused by lateral (sideways) forces being exerted on the foundation such as excess moisture in the soil (more common with soil types such as clay, which expand significantly when water is introduced), tree roots adjacent to the foundation, or premature back filling (when the foundation is not yet ‘set’) or back filling with large rocks. Significant and/or continuous bowing can sometimes be remedied by adding support inside the foundation wall, such as a buttress (large concrete support post) or a steel beam. Honeycombing is a term used to describe a condition in a poured concrete foundation where the aggregate (small stones) in the concrete is exposed and typically occurs when the concrete is not sufficiently vibrated and compacted after placing into forms. Flaking can occur on poured concrete foundations, but also on the mortar of stone foundations and on the surface of bricks on brick foundations. The effects of flaking or honeycombing are similar; if sufficient materials are deteriorated, the wall could potentially fail. As well, these areas are more sensitive to moisture infiltration. It is usually very difficult to determine the condition of a foundation below grade, where the problem is sometimes worse due to the elevated moisture levels. If flaking mortar or concrete is observed at the interior of a foundation wall or on the exterior exposed foundation, the exterior below grade foundation may also be deteriorated and require repairs.
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