InspectAPedia ^TM

Foundation Damage Reports - How to Describe Foundation Damage StructAPedia © Enter your search terms Submit search form   Search This Website - InspectAPedia.com How to report the condition of a building foundation How to describe foundation damage and recommend action

More Information on Building Diagnostic Inspections and Repairs

This document describes how visually observed foundation damage should be reported and what general advice makes sense for building owners or buyers where foundation damage is found and/or where further foundation inspection, testing, diagnosis, or repair appear warranted based on a general field inspection. © 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.

FOUNDATION DAMAGE REPORTS - How to Report Foundation Damage

In the most concise summary, any report of the condition of a building foundation following a visual inspection of its condition should include a description of the type of foundation and foundation materials, the explicit observations of defects or other conditions that led the inspector to his or her opinions about the condition of the foundation, an opinion about the urgency of need for further action, and if it can be determined, an opinion on whether or not significant costs are likely to be involved. If the inspector elects to use simple methods and materials commonly used by masons or general contractors, such as use of a tape measure and plumb line to observe conditions, that information should also be provided. [For an example of simple foundation measurements see FOUNDATION BULGE or LEAN MEASUREMENTS.

Explicit description of observations of the condition of a building foundation or floor slab should be provided with sufficient detail such that a qualified expert on reading the report, and on assuming that the report author did not miss other site clues, could agree that the inspector's conclusions were reasonable and prudent.

Evidence of Foundation Damage or Movement Should Be Reported

• Observed wall lean, bulge, sign of settlement or movement
• Crack sizes observed (approximate: hairline 1/16 1/8 1/4 larger)
• Crack locations on the building and the location of cracking with respect to other building or site conditions such as the location top of exterior grade
• Crack Pattern - horizontal, vertical, step

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.

Report Other Site or Structural Clues Observed Which are Likely to Relate to the Condition of the Foundation or Slab

• Signs of ongoing movement in the building, such as interior cracks, repeated crack repairs, sagged or humped floors, or separation of framing members were observed or were not seen
• Signs of repairs inside, outside, to building surfaces, windows, doors, or other components likely to be affected were observed or not. If evidence of repair was observed, did the evidence suggest that the repair was recent or old, and has the repair been performed only once or repeatedly - indicating chronic, episodic, or ongoing building or foundation movement.

NOTE: this documentation can aid future evaluations should the owner or others decide to monitor the structure for further evidence of movement.

Making Foundation Monitoring/Action Recommendations

Possible outcomes and advice following a foundation inspection include:

• Do Nothing (cosmetic, minor) - the inspection did not detect evidence of significant foundation movement.
• Monitor the foundation or other structural areas and component for signs of new or ongoing movement
• Evaluate the foundation or structure further, using an expert engineer who is familiar with foundation diagnosis and repair, or a foundation repair company
• Foundation repair, replacement, improvement, or provision of missing components is obviously needed or likely to be needed based on simple site visual observations *
• Foundation Repair or Investigation Priority: is the next step urgent or can it be deferred *
• Cost estimates: is the cost of foundation repair, based on limited visual inspection, likely to be major or minor * (More or less than $500, or any other amount that the inspector specifies)
• References to authoritative sources for foundation information, and if possible, for the conclusions made during the inspection*
• References to foundation repair experts*

Items marked * are or may be beyond scope of ASHI Standards of Practice but may be performed by inspectors, engineers, architects, masons, or foundation repair company representatives who have appropriate education and/or experience.

Proper Foundation Inspection Report Language - "Structural Soundness"

Engineering analysis (structural requirements, load calculations, design and specification of components and/or repairs) is not part of a normal home inspection, even if the inspection has been performed by a licensed professional engineer or architect.

All professional home inspectors are expected to recognize when expert advice or further evaluation are needed. Foundation Experts: have special training, methods, costs. Refer problems to qualified foundation engineer/repair people who specialize in this area. It is proper for an inspector to report whether or not s/he observed indications of damage to the structure. Such basic observations are the normal purview of anyone working in and experienced in new construction, construction repair, and home inspection as well as foundation repair.

An inspector who is not qualified should make no pronouncements of "structural soundness" of building components. Even a home inspector who is qualified to perform structural analysis, (such as a licensed professional structural or civil engineer) should distinguish between stating that there was no evidence of structural damage and a blanket statement that the construction is "structurally sound." Where conventional construction practices and materials have been used there is implicit engineering work which determined the original specifications for sizes, spans, connections, fasteners, etc. A technical pronouncement of structural soundness is normally not appropriate nor required and would require measurement and engineering analysis of all structural components including ones which are not visible for examination; for example, how would one determine visually whether or not an un-damaged foundation wall has proper steel reinforcement?

There is a reasonable presumption of "structural soundness" of original design at properties which are constructed using accepted, conventional materials and methods. This does not mean that changes in conditions may not require repairs.

What about buildings constructed to standards less demanding than modern contemporary practices and codes? In the absence of evidence of damage to a structure which was designed to standards which were accepted at the time of construction, it is possible that a prudent consumer or inspector would have the opinion that:

• Repair or reinforcement are optional: not presently cost-justified nor required as an immediate major repair even though such repair or reinforcement might be desirable to increase the safety, durability, and life of the structure.
• Repair and reinforcement are likely to be required: presently may be cost justified if marginal materials have been used, regardless of whether or not there is present damage or evidence of movement. An example might be an intact foundation built without footings where local area drainage conditions appear to put the building at risk of undermining and collapse.

Finally, a report about foundation damage should make clear to the client what action, if any, is necessary. The explanation, in lay terms, must indicate what does the damage means to the client. That is, that damage was found, that unsafe conditions or risk of collapse are present (IF that is the opinion of the inspector), and that repair is necessary (or not), that it will be a significant expense (or not). This report is not an explanation of cause/effect/engineering - unless the inspector is qualified & chooses to provide this extra service

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.

Exclusions from "foundation damage" reports:

Basement or Crawl Space Water entry as a Foundation Defect

Some owners consider water entry defects to be foundation defects. This is incorrect. Building foundations are intended to hold back earth and to support the structure. Control of moisture and water entry is not normally the function of these components. (See foundation waterproofing, site work and site drainage topics.) This topic is, however, appropriate to include within the scope of a professional home inspection.

Finding Experts & Examples of Foundation Expert Procedures

• Geotechnical engineering: sketch, borings, analysis, report, recommended solutions
• Boring with drill rig standard penetration test, 140# hammer free-falls 30" to id soil density boring
• provides soil composition info
• Ground penetrating radar signal depth to non-penetrating layer (clay & rock),
• profiles the sub surface, to plan boring locations

Structural Damage Insurance Recommended for Home Owners/Buyers

• All houses in Florida (and some other locations in the U.S. such as portions of Pennsylvania are or should be insured for sink hole damage.
• Clay soil problem insurance is available, maybe low cost in some states as Colorado, Florida, Missouri.

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.

ADDITIONAL READING about Foundation Failure Diagnosis & Repair

• Diagnosing & Repairing House Structure Problems, Edgar O. Seaquist, McGraw Hill, 1980 ISBN 0-07-056013-7 (obsolete, incomplete, missing most diagnosis steps, but very good reading; out of print but reprints available from some inspection tool suppliers)
• Design of Wood Structures, Donald E. Breyer, McGraw Hill, 1988 ISBN 0-07-007675-8
• Building Failures, Diagnosis & Avoidance, 2d Ed., W.H. Ransom, E.& F. Spon, New York, 1987 ISBN 0-419-14270-3
• Guide to Domestic Building Surveys, Jack Bower, Butterworth Architecture, London, 1988, ISBN 0-408-50000 X
• ASHI Training Manual - not recommended: incomplete, inaccurate, overpriced--DF
• The Home Reference Book and other Manuals from Carson Dunlop, Home Pro, T.I.E., Inspection Training Associates (Home Inspection training/report firms)
• "Avoiding Foundation Failures," Robert Marshall, Journal of Light Construction, July, 1996 (Highly recommend this article-DF)
• "A Foundation for Unstable Soils," Harris Hyman, P.E., Journal of Light Construction, May 1995
• "Backfilling Basics," Buck Bartley, Journal of Light Construction, October 1994
• "Inspecting Block Foundations," Donald V. Cohen, P.E., ASHI Reporter, December 1998. This article in turn cites the Fine Homebuilding article noted below.
• "When Block Foundations go Bad," Fine Homebuilding, June/July 1998
• www.inspect-ny.com - The Free Home Inspection & Construction Diagnosis Public Information Website

NOTE: Journal of Light Construction articles are available on CD ROM from the Journal of Light Construction, www.bginet.com, 802-434-4747

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

InspectAPedia ^TM Home & Site Map - Building Inspection, Diagnosis, & Repair, Environmental Inspection & Testing - Research Website

The Mold Information Center: What to Do About Mold in Buildings, When and How to Inspect for Mold, Clean Up Mold, or Avoid Mold Problems

Home Inspection Construction Consulting Services & advice for home buyers

Contact Daniel Friedman for website content suggestions or for fee-paid consulting

	Enter your search termsSubmit search form
	Search This Website - InspectAPedia.com