Tag Archive: foundation failure

Worst Basement Failure Ever

I was going through my photos this morning, and I found this one:

Basement Subwall Failure

This was the subwall in an apartment building.  The building was built back in the 70’s, and was built as part of a development of low income apartments.  If there is ever a case for proper building permitting procedures, these types of apartments in the Atlanta area make it.  In every one of these buildings it appears to me that there was almost no structural engineering, the foundations are often minimal or non-existent, the structure is all wood and all of the members are overspanned, there is no consideration for wind bracing, and as you see here, the subwalls are never strong enough.  I suspect all that was done for the design was a floor layout, some elevations, and that was it.

It also appears that there was no inspection in most of these because the errors in construction are often so extreme that even the most inexperienced building inspector should have caught them.  I always wonder how this worked.  I assume the that at the time the builder submitted the floor plans and elevations, fees were paid, and the permit was issued and that was that.  I suspect there was no inspection at all, or maybe just plumbing and electric.

In this one the subwall was not reinforced properly, the site wasn’t drained properly, and there was not a working underdrain system.  As it rained, water pressure built up against the outside wall and we had a catastrophic collapse.  Fortunately, no one was hurt.  Sad thing is, I have been in one building where a tenant was seriously injured in a failure  – while he was in bed the ceiling collapsed on him.  The ceiling was not nailed to the joists above, it was glued.  In time the glue deteriorated and the ceiling fell loose and seriously injured the person below.

View of Outside – Note the bracing.

The brick wall in in danger of collapse.  By this time the building was condemned and apartments cleared out.  It could have been much worse.  The repairs were done (by replacing the subwall with an engineered one) and the building put back in service.

Every time I go to the old low income apartment buildings I come back away irritated.  The shoddy construction is downright criminal, and shows a total lack of concern for the people that live in the buildings.  The structural problems are many, and in addition the bathrooms are never adequately designed to contain the moisture.  In every building of this type you will find rotted wood all around the bathrooms.  This is not only a danger for the structure, but presents a great place for mold to grow. Also, the windows are usually improperly flashed, so you will see moisture in the structure around the windows – again, causing structural issues and mold.

How was this allowed to happen?  Were the building officials corrupt?  Were they incompetent?  Were they racist (figuring it was primarily minorities that would live in these buildings and thus they didn’t care)?  Was the system itself too lax?  Most likely it was a combination of all.  The sad thing is it hurts people that have no other options in life.

By the way, every time I go to these buildings I talk to a lot of the people that live there.  They don’t seem like the stereo type “welfare recipient/drug dealer/thug” to me.  All of the ones I’ve talked to just seemed like regular people, the kind you’d be happy to have as a neighbor.  They have jobs, families, hopes and dreams.  They just are poor.  That makes it even more irritating to me.

Above all else, it shows how when people don’t do their jobs, it can seriously hurt other people.

George

 

At What Point Do You Do Structural Repairs?

A lot of houses I look at have issues with settlement in the foundations and floor slabs.  A lot of times I only recommend cosmetic repairs.  Why is this?  If the house has settled, should you put in piers under your foundations to stabilize it?  Not always, and here’s my rationale:

In many cases I am looking at houses that have been in existence for 20 years or more.  The settlement is often rather minor, and can easily be hidden with simple cosmetic repairs like spackling cracks in the drywall, and filling cracks in exterior mortar.  Let’s say the repairs cost $200.  Usually settlement occurs at its maximum in the first five years or so of the life of the house, from there the settlement never really stops, but proceeds at a much slower rate.  So you would have to do cosmetic repairs on a fairly regular basis – maybe every two years or so.

Generally, it takes at least two foundation piers to repair settlement.  With a budget of about $1,100 a pier, the cost of the repair will be at least $2,200.  How many years will it take for your regular cosmetic repairs to be greater than this cost?  It will take 22 years!  Now with more severe cracking, recent settlement, or if windows and doors are affected, the piers are the best option.  However, in many cases it doesn’t really make economic sense to put out that kind of money.

The other issue is floor slabs.  Often garage slabs are built on soft soil, and they settle over time.  It costs about $6,000 to $8,000 in Atlanta to replace a two car garage floor slab.  If your garage slab has settled about 1/2″ towards the center, and only has minor cracking, do you really want to spend $6,000 to $8,000 for a room that you park your car in and store all your junk?  I wouldn’t.

So, oftentimes I give people the option in my reports – you can do a permanent repair for X amount of dollars and this will happen, or you can cosmetically repair the issue for Y amount of dollars and this other thing will happen.  It often times boils down to economics and personal preferences.

George

In this case, the cracking is probably due to minor settlement. It would require at least three piers to repair ($3,300), or you could reparge the block every couple of years for the cost of a bag of pre-mixed mortar..

Floor Slab Settlement – Look Out!

Settlement of floor at wall - note the gap under the base molding.

Floor Slab Settlement

This house looked like it was OK, but a closer examination and some experience shows a severe problem – very severe floor slab settlement.  The floor slab was poured on uncompacted fill – soil that was not tamped down properly when it was placed.  Over time the soil under the house settled, and there is now some very severe floor slab settlement.  It is so bad that the house probably will have to be demolished.  Look at the video and see whether you think you would have seen this.  This a good reason a inspection by a qualified home inspector before purchase is critical.

Your above the fold CSS (copy the text bellow) :