Todays inspection-home built in 50’s approx. and appears to lack footings under the cmu’s that support the area where the joists lap in the middle of structure. Not to mention several areas of moderate cracks noted in block walls. Yes, those are termite tubes from previous infestation.
How about about being able stick a probe into cmu block!!
My question is on the report verbiage. Would you recommend a Structural Engineer, Qualified Contractor, Either, or Both?
Just want to see how you guys would word it. I have recommend review by a Structural Engineer/ Qualified Contractor in the report now.
There is very possibly a thickened-slab footing under the wall, but I don’t know of a way to determine that without doing demolition. The slab is sloped down to the footing depth, with the bottom being two times wall thickness, and then it slopes back up to the slab thickness. Perfectly good and fairly common way to support the center bearing wall.
I always recommend RamJack for any foundation repairs needed, and add a link in my report for the customer to contact them. Saves the customer the trouble of trying to find a reputable contractor and engineer.
But I also suggest they get a couple other quotes from other companies here by simply looking on the internet for them so they have competitive quotes if they want.
Have used them in the past and have never found a better company nationwide which also has engineers working for them and provide free estimates, they usually have a field engineer look at the building I have referred them to within a week.
If you’re not sure who to recommend as to repairs on a home that you’re inspecting, simply recommend a home builder to evaluate and estimate repairs to this particular wall.
That way you are recommending the proper occupation and you are not telling them how to properly correct something that needs reinforcing. On the report…I try to stay away from telling a contractor how to do their work.
Regarding the termite activity…What makes you say it’s previous activity?
Did you recommend continuing the Termite treatment if the Sellers were treating. Usually, when Exterminators treat, they wipe the mud tunnels off the visible surfaces in order to monitor for future activity. If the tubes are in tact, I always tell my clients to obtain the treatment paperwork before the close of escrow to determine if the treatment was continued. If the treatment has lapses, then they must have an initial treatment done all over again which can cost roughly $1,400.00.
Regarding the termite activity…What makes you say it’s previous activity?
Did you recommend continuing the Termite treatment if the Sellers were treating. Usually, when Exterminators treat, they wipe the mud tunnels off the visible surfaces in order to monitor for future activity. If the tubes are in tact, I always tell my clients to obtain the treatment paperwork before the close of escrow to determine if the treatment was continued. If the treatment has lapses, then they must have an initial treatment done all over again which can cost roughly $1,400.00.
David,
Because the tunnels are gone and all that is left is the evidence of the removed tunnels. I put in the report to aquire info from seller regarding the pevious treatment. The seller told me was performed 1.5 years ago. thanks for all the advice you and the others have given lately, it really is nice to get another opinion here at INACHI.
John, if in doubt… Always recommend a further evaluation by all of them. If it looked like a functional foundation I am sure you wouldn’t be questioning it.
Here’s what I would write:
“The approximately 50 year old foundation possess some deteriorated concrete blocks that should be further evaluated by a licensed foundation contractor and or structural engineer for possible repairs. Licensed specialists may identify additional structural defects that could affect the valuation of the property. You should seek further evaluation before close of escrow.”
Its always important to state the AGE of the foundation system…Concrete and foundations do have lifespans… and older foundations usually should be evaluated.
The tunnels are not gone. They appear to be still there.
Keep in mind, the Sellers stated that they treated 1.5 years ago, but it sounds as if they did not continue the required annual treatment. Most Exterminators will not warranty their treatment if the annual treatment was not performed.
The tunnels are not gone. They appear to be still there.
David,
As much as I appreciate your help it seems that you go off topic from what I am asking for advice on.
I am the one who saw the tunnels as my post noted. Somehow I knew someone would go off on this tangent, that is why I even mentioned it in the first place. The arrows that you so kindly point out are what is left after the tunnels have been brushed off. Thanks for the advice but I would really appreciate is advice on my foundation wall SE/QC ?. Thanks for taking the time to offer your advice, it truly is helpful.
