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• Pre-Cast Concrete Foundation Defects listed, described & explained
• Foundation defects of occurrence: things that happen that cause damage to building foundation walls or slabs
• Photographs of foundation damage patterns and types

Here we discuss How to Inspect & Diagnose Problems in Pre-Cast Concrete (Modular) Foundations - pre-fab foundation wall sections such as pre-cast "superior wall" foundations, precast concrete walls, how they are placed, how pre-cast concrete foundation walls are sealed, footing alternatives for pre-cast or modular foundations, and concerns for proper caulking or sealing between precast concrete foundation or wall sections. © Copyright 2008 Daniel Friedman, All Rights Reserved. Information Accuracy & Bias Pledge is at below-left. Use links at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website.

Examples of structural & other failures in Pre-Cast Concrete (Modular) Foundations

Pre-cast foundation walls such as the Superior Wall R-5 (TM) or Xi (TM) (extra insulation) systems provide sections of concrete foundation walls which are lifted into place and bolted together, often sitting on a simple gravel footing-base. The wall sections are sealed, typically with gaskets or caulk or both. These are excellent building products with a proven track record, but as with any building material or procedure it's important that the precast concrete wall sections are properly transported, stored, installed, connected, and sealed, and that they are supported properly on footings or gravel properly prepared.

The defects we've observed were in pre-cast concrete foundation wall installation and did not involve evidence of structural failures.

• Incomplete sealing between foundation sections, leading to later basement leaks and water entry
• Poor modular foundation section alignment, poor sealing between sections, particularly at building corners, resulting in foundation leakage
• Inadequate footing drains around the pre-cast concrete foundation (or none), and/or inadequate roof drainage system installation (gutters and leaders) resulting in flooding the foundation and water entry passing under the wall bottom and up over the basement slab at the slab/wall joint. Foundationleaks are not a product defect it's a poor installation practice. Some builders look at the pre-cast concrete wall sections as a waterproof material, forgetting that water can enter under a foundation or between improperly sealed foundation sections.
• Excessive spanning of areas by pre-cast concrete foundation sections with no fill and no footing at all (shown in photo above) may lead to future water entry, floor slab settlement, or in severe cases, foundation movement.
• Basement water entry and leak problems require adaptation of common internal trench and drain systems, as cutting the slab to excavate for an internal drainage trench exposes the gravel footings

Inspectors should look closely at the connections and sealant between wall sections and look for evidence of leakage.

Special basement waterproofing system details are needed if a basement de-watering system is installed after construction of a building with precast concrete foundations or walls. Foundation waterproofing companies such as B-Dri (TM) who are asked to address water entry in homes built with these systems have to use modified intercept drain materials because the absence of poured footings under the walls gives less depth for an in-basement trench.

We also observed one builder installing some pre-cast foundation wall sections over empty space, spanning voids below the foundation wall of up to four feet. The author, not a structural engineer, performed no analysis on this installation method but it seems likely to demand more of the wall structure sections and connectors than the manufacturer may have intended.

FOUNDATION CRACK EVALUATION discusses detail the process of evaluating foundation cracks and signs of foundation damage by examining the crack size, shape, pattern, and location.
FOUNDATION BULGE or LEAN MEASUREMENTS explains a simple method for determining how much bulge or lean is present in a foundation or wall,
FOUNDATION MOVEMENT ACTIVE vs. STATIC helps determine if the foundation movement is ongoing,
FOUNDATION DAMAGE SEVERITY discusses how we decide the severity of foundation damage and the urgency of further action.
FAILURES by FOUNDATION TYPE & MATERIAL describes the types of foundation damage, cracks, leaks, or other defects associated with each type of foundation material (concrete, brick, stone, concrete block, etc.).

Use links at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website.

FOUNDATION DIAGNOSIS Chapter Index

To continue reading this building foundation inspection, diagnosis, and repair guide, use links to the document chapters at left or below. Links shown in green font indicate where you are in this document.

Technical Content Reviewers

for Foundation Crack and Movement Damage Evaluation, Diagnosis, & Reporting

• Daniel Friedman - ASHI (1986-2006) - author of this website and article, building failures researcher.
• "Concrete Slab Finishes and the Use of the F-number System", Matthew Stuart, P.E., S.E., F.ASCE, online course at www.pdhonline.org/courses/s130/s130.htm
• Sal Alfano - Editor, Journal of Light Construction*
• Thanks to Alan Carson, Carson Dunlop, Associates, Toronto, for technical critique and some of the foundation inspection photographs cited in these articles
• Terry Carson - ASHI
• Mark Cramer - ASHI
• JD Grewell, ASHI
• Duncan Hannay - ASHI, P.E. *
• Bob Klewitz, M.S.C.E., P.E. - ASHI
• Ken Kruger, P.E., AIA - ASHI
• Aaron Kuertz aaronk@appliedtechnologies.com, with Applied Technologies regarding polyurethane foam sealant as other foundation crack repair product - 05/30/2007
• Bob Peterson, Magnum Piering - 800-771-7437 - FL*
• Arlene Puentes, ASHI, October Home Inspections - (845) 216-7833 - Kingston NY
• Greg Robi, Magnum Piering - 800-822-7437 - National*
• Dave Rathbun, P.E. - Geotech Engineering - 904-622-2424 FL*
• Ed Seaquist, P.E., SIE Assoc. - 301-269-1450 - National
• Dave Wickersheimer, P.E. R.A. - IL*
• *These reviewers have not returned comment 6/95

Use links at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website.

More expert information on this topic

More Information on Building Diagnostic Inspections and Repairs

FOUNDATION CRACK EVALUATION discusses detail the process of evaluating foundation cracks and signs of foundation damage by examining the crack size, shape, pattern, and location.
FOUNDATION BULGE or LEAN MEASUREMENTS explains a simple method for determining how much bulge or lean is present in a foundation or wall,
FOUNDATION MOVEMENT ACTIVE vs. STATIC helps determine if the foundation movement is ongoing,
FOUNDATION DAMAGE SEVERITY discusses how we decide the severity of foundation damage and the urgency of further action.
FAILURES by FOUNDATION TYPE & MATERIAL describes the types of foundation damage, cracks, leaks, or other defects associated with each type of foundation material (concrete, brick, stone, concrete block, etc.).

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