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Sorry Cosmo but I don’t get the picture. You say there is a 1″ gap between the bottom of the footing and the soil beneath, yet, you haven’t inspected it. How can you see bottom of the footing when it is buried? Do I have that right? Maybe you could clarify it for me?
The reason I ask for a clarification is that there are all sorts of things that can be happening to soils around new buildings/footings. If the gapping that is appearing runs along the perimeter of the footing or wall where “grade” meets the concrete, then this could just be soil contraction from, say Lack of Moisture. My Area of the country sees this all the time during drought conditions and it manifests itself by soil moving away (“shrinking” from lack of moisture) from objects placed in the ground — like foundation walls and sewers w/ manholes.
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Ok, well I think that Gabe and Rick have it right. I've always thought that it was best to walk the site w/ an experience tradesmen while dealing w/ these "punchlist" type of problems. Maybe have a "mudjacker" walk the site w/ you while you and your friend talk/walk it over with the developer/dealer that way no false remedies get tossed into the fray.
Good luck.
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A friend is having problems with the foundation of her ( doublewide, modular, factory built) pick one, home. The footer is a full perimeter footer that is approx 24" wide by 10" deep ( standard in this area) I do not know if the proper reinforcing steel was used.
The problem appears to be that the footer was poured on fill dirt that was not properly compacted. I have not fully inspected the foundation yet, but there is a gap approx. 1" between the bottom of the footer and the soil running a length of 20' along the rear of the house. the foundation work was done approx. 18 months ago.
Problems related to settlement have not shown up in other areas yet, but I am sure it is just a matter of time. I know that the stock answer is to consult a structural engineer and one probably will be. I would like to hear any ideas on what the proper method of repair will be.
*Hi Cosmo,Underpin the footing ASAP.You can also pressure grout between the footings and the ground fill, but if it settles again it won't help.Underpinning will do a permanent job.Gabe
*The first thing I tell people considering a home, weather they are a friend or client is: Get a soil consultant to examine the soil. If you dont believe me check in the bible under building on sand. Sounds like there may have been a lot of organic material in the ground. Possiably a tree stump. There is no cheep way out of this one.-Rick Tuk
*Sorry Cosmo but I don't get the picture. You say there is a 1" gap between the bottom of the footing and the soil beneath, yet, you haven't inspected it. How can you see bottom of the footing when it is buried? Do I have that right? Maybe you could clarify it for me?The reason I ask for a clarification is that there are all sorts of things that can be happening to soils around new buildings/footings. If the gapping that is appearing runs along the perimeter of the footing or wall where "grade" meets the concrete, then this could just be soil contraction from, say Lack of Moisture. My Area of the country sees this all the time during drought conditions and it manifests itself by soil moving away ("shrinking" from lack of moisture) from objects placed in the ground -- like foundation walls and sewers w/ manholes.
*PRP, Thanks for your input. I can see where you could become a bit confused by my statements. My inspection was brief and was something that I just noticed and brought to the attention of the homeowner. When I said that i had not fully inspected the foundation I meant that about 2/3 of the foundation was not visible from the exterior because of some backfill around the house. I have not yet gone into the crawlspace to inspect. I determined that the gap was under the footer because I could slide my hand under there. I am familiar with the soil shrinkage during drought conditions that you speak of. The weather has been very dry here (TENN) this summer. Soil shrinkage is rare here in dry weather. It is also obvious that the foundation was built on fill by observing the surrounding grade. A mobile home dealer was in charge of doing the foundation work which he subbed out. Based on the "sterling" reputation of most mobile home dealers, I doubt that the soil was properly compacted. The home owner is going to talk to the mobile home dealer about the problem. I just wanted to make sure that they would not try to just put a "band-aid" on the problem and go on.
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Cosmo, Are you telling us the footer was placed on the surface and not trenched in?