Hello everyone! I’m new here so I hope I’m in the right spot for this question.
The foundation of our ranch is cracking both vertically and horizontally. One foundation wall was already replaced by the previous owner plus they had anchors installed in this second wall when it began to fail as well.
The foundation walls are built of block and from what I can tell they’re not even reinforced or cement filled. The house is situated on the slope of a hill and the soil is heavy clay.
I’ve done quite a bit of research but can’t see the forest for the trees. Too many questions and not enough answers.
Do I first get a soil engineer to check the hydrostatic pressure?
Do I get a building engineer to find out why we have cracks that go both ways?
Do I build new basement walls or do I fix the existing ones?
Hopefully someone can point me in the right direction. I’m in Central Iowa so if you have any names that would be a bonus!
Thanks!
grano7
Replies
Sorry to hear about your situation.
We had a very similar situation several years ago as Texas has such diverse soil conditions. The area I live in is most clay (called black gumbo) and can raise or lower 6" depending on drought or heavy rain conditions. My house fell over 6" inches and caused some major structural damage throughout my home.
This is a prevalent condition in our area so we have a lot of foundation folks that jack up the houses using various systems. We had 39 steel piers placed under our home. These piers support the slab foundation. This helps prevent further cracking of the slab and damage to the house structure.
This is a costly fix but the only way that I know that can fix this type of problem.
If I were you I would consult a structural engineer first and see what they recommend. It sounds like you've got some serious issues that need to be resolved before deciding on your next step.
I get a building engineer to find out why we have cracks that go both ways
There is your answer. You are smarter than you think>G<
Well, if you've got cracks that go both ways you've obviously got one of those weak-wristed San Francisco houses.
The mark of the immature man is that he wants to die nobly for a cause, while the mark of a mature man is that he wants to live humbly for one. --Wilhelm Stekel
Off to the tavern we go!!!!!!!!!!!!!>G<
I'd talk to the struct guy 1st and check if he needs data from the soils guy, the struct may already know enough of what he needs to make an eval.
Do you have plans to install a drain tile around the perimeter and replace that expanisve soil with gravel fill?
Thanks for the responses! Is a structural engineer the same as a building engineer?Timby - Sorry to hear you had such trouble with your house but glad it's resolved. We don't have a slab, we have a basement so we'll need to take different measures than you did.John - Well, there should be drain tile around the perimeter but with all the soil shifting that has taken place I doubt it's still in its original place and doing its job. And, yes, we have gravel next to the foundation.grano7
Can you move the house to another spot on the lot? If so, put in a whole new proper foundation and move 'er over.
Grano,How close to Des Moines are you?I might call Midwest Basement Systems @ 289-1606 or Anchored Walls Inc @ 277-2700 first before you decide if it needs engineeredif you do need an engineer I have one that does soil testing and construction engineering...probably be a minimum of 500 bucksKnow another engineer who will do loads but doesn't do soil engineering as a ruleAlso know some masons, but you might not see them till spring, good ones are pretty busy right now
Barry E-Remodeler
You can get soil tests first, or have the engineer hire it out to whoever he likes to use. Then the builder will talk to you about options on replacing the existing foundation. If down time is important to you it will cost more to have everything replaced more quickly.
If you talk to a foundation guy he will surely offer to do it his way, good or not. However, a good foundation guy will know what you are going through and be able to relate to you what the most common fixes are from various engineers.
You'll probably end up with plans that include a solid formed foundation with a perimeter drain and a significant amount of backfill, perhaps even a large pad of fill under the foundation as well. The extent of the material hauled in is a function of the soil conditions.
Locally we have some hill side lots similar to your conditions. Most homes have to have 4' to 6' removed under the footers and infilled with crushed rock. Perimeter drains to the outside of the footer drain any water in the soil, and a large amount of crushed backfill (1'-2')against the foundation walls.
You are probably the safest having engineered plans in hand then searching for a contractor. Let them know you expect them to follow the plans. A step further is paying the engineer a little more to do field checks to insure the plans are followed.
Good luck!
Beer was created so carpenters wouldn't rule the world.
If there doesn't seem to be much active movement, and you just want to correct the settling, it may be possible to mud jack the foundation. Wouldn't want to do a lot that way, but could be a good option for fixing one wayward segment in the foundation.
I would have a structural engineer look at the foundation and heed his advice.
Years ago I did two jobs similar to your description. The engineers advice in both cases was to remove and replace the foundation walls.I hired a house moving company to raise the first house 12" higher. The house sat on cribbing until I poured new walls.
The second house was easier, this house sat on 6 acre lot. We poured new foundation walls and had the house movers slide it over from the old foundation.
Both houses were small two story framed construction.
mike
Wow! You are all super great! Thanks so much - looks like my first step is to get a structural engineer to look things over. What I'll do next depends largely on what the engineer has to say. The house is a ranch, but it's built in an L shape, plus it has a huge room addition tied to the front that is on a crawlspace. I think it would be difficult to move the house onto a new foundation in a different location and it also would be difficult to raise the house so a new foundation could be built underneath.But....I'll find a structural engineer and see what he has to say.Thanks all!
grano7