ADDITIONAL FOUNDATION INFORMATION:
Below is some additional information that may be helpful when discussing foundation concerns with clients and potential buyers.
EVIDENCE OF FOUNDATION ISSUES:
Evidence of foundation issues in not always as obvious as the pictures provided, however, there are several common visual signs to look for when viewing a structure.
A few common signs of foundation issues include, but are not limited to:
-Gapping Cracks at Foundation Wall: Cracks With Gap Wider Than a Nickel
-Stair Stepping Cracks at Brick/Stone: With Gaps in Crack Wider Than a Nickel
-Separation at Window/Siding Connections: Uneven Separation at Exterior Framing
-Issues Opening/Closing Windows
-Issues Opening/Closing Doors
-Doors 'Ghosting': Swinging Open/Closed On Their Own (Uneven)
-Diagonal Cracks (With Gaps in Cracks) at Interior Drywall
-Significant Cracks/Damage to Tile Flooring
-Known Issues with Plumbing: Backing Up of Sewage
Some additional factors that must be taken into account are:
-Age of Structure
-Size of Structure
-Area/Soil Type of Structure Location
-Natural Slope of Surrounding Land
-Grading and Drainage Issues
-Foundation Type
-Any Known/Disclosed Factors
-Survey Information Taken or Available
SETTLEMENT CRACKS THAT DO NOT INDICATE FOUNDATION FAILURE:
SHRINKAGE CRACKS
Common shrinkage cracks at exposed slab flooring (porches, garages, etc.) can often be mistaken as signs of foundation issues to the untrained eye. Hairline cracks due to material curing (drying) is common on all slabs (both pictures show common shrinkage cracking).
SETTLEMENT VS. COMMON CRACKS
Under normal circumstances, small drywall cracks with little or no separation are considered common and cosmetic in nature. Often, these cracks will be horizontal or vertical and follow a drywall joint (left photo). Diagonal cracks with notable gaps at the damage area may indicate a presence of foundation issues (right photo).
The following link provides a report produced by Texas A&M AgriLife extension. Information and recommendations in this report will aid in protecting a structure built on expansive clay foundations.
Maintenance of Existing Foundations on Expansive Clay/Problematic Soils
FOR MORE INFO:
TAHI SERVICES PLLC
512-788-1001