SE or not?

Originally Posted By: jlybolt
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http://www.nachi.org/bbsystem/usrimages/C/Central_Ave_151.JPG ]


[ Image: http://www.nachi.org/bbsystem/usrimages/C/Central_Ave_0011.JPG ]


Originally Posted By: thejnicki
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Is this a slab or raised foundation?


Originally Posted By: ccoombs
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James


All concrete will crack. The question is if there is a problem with the cracks. An 1/8" of an inch is starting to get large. Most cracks will be straight, more or less. This one has some strange movement to it. But the main sign of an issue is if there is displacement across the crack. This is a sign that something is moving and it should be checked out.

I hope this helps.


--
Curtis

Originally Posted By: jlybolt
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Its a slab foundation built approx. 1986. Can you please explain displacement? Do you mean widening of the crack? Is this crack enough for one to call for further evaluation? Thanks for the help.


Originally Posted By: mboyett
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.



Mike Boyett


Capital City Inspections


Austin, Tx


www.capcityinspections.com

Originally Posted By: bking
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I agree with Mike, nothing is there for a SE, maybe a soils engineer could provide a report about the ground but I don’t see a need for it.



www.BAKingHomeInspections.com

Originally Posted By: mcyr
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Mike is correct in saying that it is a parge coat. This parge coat on block work will show evidence of settling and shrinkage over time and not necessarily show signs in the doors, drywall, floor structure above and etc..
I would note it as identified cracks in the foundation showing stress or shrinkage, but no evidence of shifting or settling was observed in the walls above. Recommend the the cracks in the foundation be monitored for any further movement.

Marcel


Originally Posted By: ccoombs
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See, that is what happens when you post too late at night.


After reading the other posts and taking a second look, I now see the "parge coat" and agree with everyone above....except my own post.

The differential movement would be a step in the flat service of the concrete. This is a sign of movement. I would expect to see other signs of movement in drywall cracks, large stucco cracks, door or window issues, etc. And I agree that a soils engineer is a better call in these cases than a structural engineer.

Sorry for my last post...."my bad!"


--
Curtis

Originally Posted By: jlybolt
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http://www.nachi.org/bbsystem/usrimages/C/_0321.JPG ]


[ Image: http://www.nachi.org/bbsystem/usrimages/C/ .JPG ]


[ Image: http://www.nachi.org/bbsystem/usrimages/C/Central_Ave_027.JPG ]


Originally Posted By: mcyr
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James;
What was the condition of the foundation, supports, etc..?

Marcel


Originally Posted By: mboyett
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Marcel,


Almost all homes here in central Texas in the last 20-30 years are slab-on-grade. Impossible to see what the slab is doing usually, so you have to rely on other tell-tale indicators.


James,
The second set of pictures and indicators are definitely troublesome. I would probably recommend a further inspection by a qualified, licensed foundation repair company.


--
Mike Boyett
Capital City Inspections
Austin, Tx
www.capcityinspections.com

Originally Posted By: mcyr
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Mike;

Educate me;

What are the remedial possibilities of a slab on grade in that area?

What causes such movement on the interior as your photos showed?

Obviously there has been movement and caused by what?

Expansive soils, bog, settling environment of the soils by erosion, ??

Marcel


Originally Posted By: jlybolt
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Micheal, I did recommend further evaluation. I got to inspect two more of these homes and found similar situation. I was wondering why the owner was painting all the walls and putting in new tiles in all four of these houses.


Originally Posted By: mboyett
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Marcel,


To my knowledge the same issues that cause problems elsewhere cause problems here, i.e. expansive soils, drainage, poor installation, etc, etc. We have one additional problem here and that is underground caverns & erosion. Much of the Texas hill country is over limestone formations and underground aquifers. While we don’t have the sinkhole problems that plague Florida we do have movement caused by the underground erosion.


There are several repair methods but one I’m most familiar with is http://www.cablelock.com/ . Look at the section on “Cable Lock System” & it will show the repair process.



Mike Boyett


Capital City Inspections


Austin, Tx


www.capcityinspections.com

Originally Posted By: mcyr
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icon_smile.gif icon_smile.gif Thank you Mike;


This was a very interesting topic and now I am a stronger believer in a real foundation in Maine. ha. ha.

Marcel
Thanks


Originally Posted By: rcooke
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mboyett wrote:
Marcel,

There are several repair methods but one I'm most familiar with is http://www.cablelock.com/ . Look at the section on "Cable Lock System" & it will show the repair process.

Great info thanks .


--
Roy Cooke Sr.

http://Royshomeinspection.com

Originally Posted By: jlybolt
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Engineer looked at all of the properties. Repairs are needed at all of the properties. I showed up to engineers inspection and gained some knowledge. Hope the buyer has got some extra change. Thanks for the help.


Originally Posted By: whandley
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Hey James;


Check out this website:

http://www.houston-slab-foundations.info/

![icon_idea.gif](upload://6VKizmOm2U7YYmfXNtFW4XTwFVy.gif)