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Foundations
As a home inspector you should know the following about Foundations!
| Question | Answer |
|---|---|
| What is a Vertical Crack? | Any crack in a foundation or wall that runs vertically. These cracks are usually signs of foundation settlement |
| What is a Stair-Step Crack? | Cracks that resemble a Staircase in the foundation, wall, or basement of a house These cracks usually occur in brick, masonry, or block homes along grout lines If > 1/8" could be a foundation issue or settlement |
| What 6 main items should an inspector inspect for Foundations? | 1) Basement 2) Foundation 3) Crawlspace 4) Visual Structural Components 5) Water Penetration 6) Cracks, Frames, & Slopes |
| List 6 items that an inspector is NOT required to observe or report on | 1) Any foundation that isn't readily accessible & doesn't pose harm 2) Moving stored items 3) Operate sump pumps with inaccessible floats 4) Structural Engineering advice 5) Correctness of support systems 6) Adequacy of structural system |
| What is the primary function of a Foundation? | Transferring live and dead loads to stable ground |
| What are the 4 Foundation types? | 1) Full/Half Basement 2) Slab On-grade 3) Pier Foundation 4) Crawlspace |
| What is deflection? | The amount of bending and bowing from a heavy load that a foundation may withstand without total failure |
| What is a Hairline Crack? | A very fine crack in the house structure (ceiling, walls, floor) These are NOT normally a result of Foundation Failure |
| What is a Horizontal Crack? | A crack that is parallel to the floor or ceiling. The crack goes from one end of the structure (ceiling, walls, floor) to the other side of the structure. These are SERIOUS and need to be documented |
| What is Settlement? | The sinking of the buildings concrete Foundation. This occurs naturally as the soil compacts over time but this can also occur unevenly if the soil was improperly compacted, erosion, shifting, or hydrostatic pressure. |
| What is it? Lifting of the Foundation due to pressure of shifting soil or varying soil water content under the Foundation. | Upheaval ** This occurs when the soil freezes and water in the soil expands, pushing the Foundation upwards |
| What are the 4 secondary functions of a Foundation? | 1) Anchor the house against harsh weather conditions 2) Isolate the house from heaving & expansive soils 3) Support the house above ground moisture 4)Provide a dry space, comfortable living space, and house mechanical systems |
| How thick are Stone/Rubble Foundations AND what is their biggest drawback? | 24" - 48" The mortar over time since it is sand, deteriorates and allows infiltration of water |
| Where are Brick Foundations likely to be seen AND what is their biggest drawback? | Cities (built up areas) Soft bricks where used during the construction of these Foundations. These bricks will/would observe moisture from the ground over time. Resulting in Foundation leaks & failure |
| The most common type of Foundation today is ________ | Poured in place Concrete |
| Name the 2 areas of concern that can compromise Poured In-place Concrete Foundations | 1) Backfill - Too much pressure can cause walls to crack in extreme cases and even collapse 2) Weather - Outside Foundation cracks are left without repair over an extended period of time - water gets trapped, freezes, and expands. Can cause failure |
| When it comes to Concrete/Cinder Block Foundations, what is the biggest drawback? | If a leak occurred on the Exterior, it could appear in a completely different location on the Interior |
| What is a major difference between Wood Framed Walls & Pressure Treated Wood Foundations (PWF)? | PWF is pressure treated with preservatives which chemically bond deep into the wood. This protects from fungal growth, insect infestations, wood rot, and other causes of decay |
| What is ICF? | Insulated Concrete Forms ** Parging of Polystyrene block is required |
| Name 5 common signs of Water Infiltration | 1) Trickling 2) Pooling 3) Saturation 4) Musty 5) Condensation 6) Mold-like & Mildew-like Substances 7) Rotten wood or carpet 8) Deterioration or rust 9) Staining of walls 10) Efflorescence / spalling on walls |
| What are the 3 sources of moisture? | 1) Water (Rain, Ground Water, Underground Streams) 2) Humidifiers, Unvented Dryer, Bathrooms, Moisture in Concrete after construction 3) Exterior humid air that enters the Basement and condenses on cooler surfaces |
| Name the 4 movements of moisure | 1) Impingement & Leakage 2) Capillary Action 3) Vapor Diffusion 4) Air Movement |
| What are the 4 common Waterproofing techniques? | 1) Tar Coating 2) Stretch Coating of Concrete & Tar 3) Damp-proof Membrane Material 4) Self-adhesive Membrane |
| How tall are Crawlspaces normally? | 5' |
| In Crawlspaces, what is the minimum ventilation the space should have? | 150"² per 100'² This will keep the moisture down & less of a chance of mold as long as a vapor barrier is present |
| TRUE or FALSE Crawlspaces contain the plumbing, electrical, and heating system duct work | TRUE ** It is critical to inspect these areas |
| Before inspecting the Basement, where should you take notice prior to? | Exterior Indications of Movement: Roof Ridge distortion, racking (Walls should be 90°), damaged Siding, Plumb Chimney, Vegetation, Decks, deterioration on Exterior Walls |
| TRUE or FALSE You should state the reason why cracks have started in your report | FALSE Always refer your client to a engineer who specializes in residential Foundations **Best way to get sued is to pretend you know everything |
| What are 2 NON-SERIOUS Basement indications of movement? | 1) Cracks that do not pierce the wall and do not show displacement in any direction are not considered structural 2) No larger than 1/4" in width ** Repairs are normally inexpensive |
| What are 2 SERIOUS Basement indications of movement? | 1) Cracks > 3/8" or larger can be a sign of structural integrity or displacement issues 2) Active cracks - sharp edges, broken through new paint or newly repaired mortar joints. ** Indicates movement & could lead to problems |
| Name the 7 reasons for Crack growth | 1) High water contents in poured concrete mix 2) Rapid curling of concrete 3) Concrete removed prematurely (2 days vs. 7 day removal) 4) Improper soil packing 5) Uneven moisture around Foundation 6) Poor Drainage 7) Hydrostatic Water Pressure |
| What is the main purpose of Pier & Beam Foundations? | Uplifts the house to protect from water and moisture damage. Best suited for areas where hurricanes & earthquakes are not present. Footing must be below the frost line ** Check of the Beams are level |
| A Crawlspace is considered to be a confined space, meaning the entrance and exit are the ________ | same |
| What are the 2 common types of Slabs? | 1) Monolithic Slab on-grade - Not below frost line, for one story houses, Single pour, minimum thickness 3.5" 6X6 - 10X10 ** AKA Alaskan 2) Supported Slab on-grade - Footing placed below freeze line and footing wider than the wall for extra support |
| Should you notate in your inspectors report if you observe a Temporary Support Beam | YES! There is a reason it is there. The structure may be dependent on it |
| What are Sump Pumps and what are they used for? | A system that removes water from the Basement. Usually water is redirected to a Storm Drain or Dry Well |
| What are the steps to inspect a Sump Pump? | 1) Lift the wand or raise the float to see if operation occurs 2) If there is water in the well, lift the wand or raise the float to see if water drops once you release the wand or float. Observe is water returns to the well |
| Should you make a concern if a Sump Pump is NOT connected to a GFCI Outlet? | No, notate in the report the outlet ** If you make a concern out of this it is considered engineering advice |
| TRUE or FALSE Sump pumps can be connected to an Outlet using an Extension Cable | FALSE Never use an extension cable with your Sump Pump |
Created by:
normandesch