Hi everybody, my Wife and I are building a home, a two story with a walkout.We drove to the site tonight to see how the house is taking shape. The have poured footings, set block foundation, backfilled and started to frame the basement. While looking around we noticed a crack in the foundation from the very top couse of block all the way to the footing. It’s cracked through the center of blocks and also through mortored joints. How is something like this addressed? The builder hasn’t said anything about it, but I think it has just happened. I have pictures and have contacted our Rep to see what they say.
Any advice is appreciated.
Charlie
Replies
I'm not sure how to take this reply. It is normal to crack the foundation when back filling a new construction? Your reply makes me think you beleive it's due to water intrusion. How would flexible waterproofing have kept the foundation from cracking during the back fill process?
Charlie
You're right to be skeptical. Neither your concrete foundation nor the blocks should be cracked. While you might see some hairline cracks in the poured concrete the crack in th eblocks indicates something badly wrong. I'd be talking to the contractor TODAY and wouldn't accept any answer short of replacement or an engineered repair with a guarantee.
Thank you for your reply. I am hoping to hear back from the builder today. I hope this is handled correctly.
No, the waterproofing keeps the foundation from leaking, in spite of the cracks.
Charlie
Was / is the first floor deck framed prior to backfilling?
Was there any lateral or verticle reinforcement placed in the foundation?
How long from finishing the foundation till the back fill?
Exactly the question I was going to ask. Block foundations in particular usually must be reinforced prior to backfill. What is the height of the fill? What kind of soil?
Floor framing.
Many jurisdictions will not allow backfill prior to the floor framing. Unless the wall is designed as a free standing retaining wall, the floor assembly is part of the structure.
No it wasn't framed. There is rebar in the block, not sure of how much or spacing. The time between block finish and back fill was a day or two.
It is a full block wall between the basement and garage. It is not buried. When you walk in from the garage, you would step over that wall in to the mud room. Hope that makes sense. It's a straight crack from the top to bottom.
I do have pics, but I'm not sure how to post them up.
Trying to post a pic. I resized it. We'll see if it is clear.
That worked.
Unfortunately, "When you walk in from the garage, you would step over that wall in to the mud room. Hope that makes sense." did not. 100" inseam if you're stepping over that wall? <G> Is there dirt behind the wall with the crack?
Your builder certainly needs to address this. I've got a 50' wide rear wall with 15' of fill against it, no cracks. But it was built correctly.
Sorry, I'll try to be more clear. I should have said walk over that wall. That is a basement wall in the mechanical room. The wall isn't on the outside of the house. It runs across the house in the basement. If you walked in to the garage from the street, went to the door in the back of the garage that leads in to the house...that walk-in door is directly above the cracked wall in the basement. Is that any clearer? It's hard for me to explain.
The location of the wall isn't important unless one wishes to fully analyize the structural situation which is impossible for anyone who isn't there. That crack in the wall looks for all the world to be the result of differential settlement due, probably, to insufficient compaction prior to placing concrete for the footing. I would recommend you get a licensed structural engineer who is well versed in foundations (yes there are specialties) to look at this and give recommendations. The contractor will probably try to stonewall (no pun intended) you.
Thanks for the reply. It looks like the Supervisor is going to contact us to meet at the site. I will see what he says and look into an engineer.
Thanks for all the replies.
Much better, thank you. You started with walkout basement, leaving the assumption that this was an exterior wall. Which I often can diagnose from a photo. There are typical structural weaknesses, easy to identify from faults. I consult on high mass houses that are closely related to walkout basements, see lots of photos from a wide geography and varied construction. Unusual for me to do a site visit.
As sapwood opines, you seem to have a problem with what's under the wall . I expect we'll all be eager to read what your builder offers.
Good luck.
It is curious that there is what appears to be a temporary wall brace directly adjacent to the crack.
The Super and Engineer met out at the build site. He isn't requiring the wall to be removed and rebuilt but has required several things to be done. Underpinning the footing, all blocks filled and crack filled. I will find out more soon.
Thanks again for all the help/advice.