I’m purchasing a new construction home and stopped by to view the progress of it so far. I was able to take pictures of the house (completed backfill), and I wanted to get your take on some cold pours/cold joints I noticed but was assured by the city inspector and builder that they were fine. This was their response: “ I passed backfill inspection yesterday because the foundation, according to my records, I passed the foundation inspection 4-1-25, and having 9 days for the foundation to cure is adequate in temperatures above freezing. The cold joints had been treated with extra tar in the areas where the cold joints were located, and the dampproofing, (moisture-resistant coating), was also applied on top of the tar.”
The builder policy only allows a third-party inspection during the orientation process that occurs the month of closing. I do plan on doing an inspection at this time and one before the home warranty would end.
What state are you located in? It’s hard to say from just looking at the photos. But some of the concrete work and actual material doesn’t look too great, set aside the damproofing treatment. I worked for a poured concrete foundation contractor for about 8 months way back when in Michigan. We actually used the old wood form boards.
Maybe more photos and your location will help others to offer some guidance.
That is unfortunate that the builder will not validate your concerns or allow you an option at your expense to bring in a consultant such as a structural engineer. But that is par for the new build course. I’m sure you are vested in this including financially and have a non-refundable deposit for the purchase.
Hi Ray! Thank you for sharing your thoughts. I’m based out of Illinois, and I actually spoke today with the site superintendent, and he walked the site with me and explained that he walked the site with the city inspectors and everything is fine (but I know this is what he is going to say). In your opinion, is this acceptable or something I should continue pressing the builder on? You are correct; I already submitted a 5k nonrefundable deposit for this home.
I’m not a concrete expert, and I’m not your inspector, but that is one of the worst cold joints I’ve ever seen. Make sure that doesn’t get covered up prior to your inspection.
This was the official response for the cold joint on the garage: regarding your garage and your concern with moisture, my opinion is that no moisture or very little can get past the vapor barrier, 6 mil minimum, that is required to go on top of the stone in the garage and your basement floor.
Looks like same link for similar photos. I’ve see a lot of construction. I’ve see poor workmanship, poor design, poor performance, inadequate materials, and everything in-between. I’ve seen foundations tha you would think should fail and the opposite where they perform well. It’s hard to say.
But, there is enough concern here imo to pause and try to get a professional SE to assess. Better safe than sorry.
The top is unlevel at the left side of the mark up pic. The concrete material consistancy looks off. It looks like it is crumbling or spalling at the top left. The bottom right corner cold joint has a large gap or hole?
That is a bad foundation job. That cold joint is not acceptable to any of the standards of industry.
The facing of the form panels was in terrible shape as you can see with all the rough and bumpy surface.
The slump line in one photo indicates a high slump in some areas.
Unacceptable workmanship in my book.
If you’re going to make a stink about it, now’s the time before they start piling tree parts on it! Use your resources, though, before you go chest to chest with the site-specific people again. Talk to the builder’s sales agent; they don’t want someone walking away from the deposit with a chipped shoulder.
Hi, Gerardo. Welcome to the InterNACHI message board community.
I have several questions. #1: Was the Water table that high. #2: How long was the water visible?
Water appears to be outside as well as inside the foundation. If that is the case water is flowing under the footing. There is bulk water below the service panel. You can see water concrete above the footing. On the adjacent wall looking forward is a long cold joint.
Cold joints have a tenancy to bleed liquid/water through capillary action/suction. Capillary suction moves moisture through porous materials.
As for cold joints, typically they are treated with a grout, cleaned when cured and anti damp or barrier of choice applied. The cold-joint in the image f8 is bad in my opinion.
Is this cold joint below the garage door?
My thoughts as well, for the interior standing water, Brain.
For the exterior, you think the water would be carried through the weep tiles to the sump pit and continue from the sump downstream to municipal storm drain or sewers system if no storm drain system is present.
…whatever foundation drainage system that has been designed for that location. Which is not evident at this stage of construction nor will the standing water be there once they backfill.
