I’m a little alarmed at what I saw and need some feedback regarding the severity of the situation. Today’s inspection, a 962 sf, 3/1, built in '63, has a crawlspace beneath it. In the crawlspace it was revealed the previous owners had started excavating dirt to eventually put in a room down there. (really?). My concern is the extent of the excavation near the piers. I’m aware of the angle of repose and how the piers have been compromised, but in my report does the findings make the building unihabitable? The client is going to turn it into a rental. In my discussions I told him he’d need to get a foundation expert to take a look at it, but now, in the midst of report writing, I’m thinking it may be more serious. What do you guys think? Thanks for your input!
What a mess. The bearing soil for the footing appears to have been compromised. I would refer the client to a structural and Geo-technical engineer.
Based on your pics, I would consider it pretty serious. The piers are no longer stable in any sense of the imagination.
Agree…definitely a serious issue.
Thanks everyone for helping me to kick it up a notch. "SAFETY CONCERN: Excavation of the ground near the columns in the crawlspace has created a hazardous situation. The soil has been removed up to the edge of the piers, and in some cases, beneath the piers. This presents a hazardous situation as the ground can give way at any moment resulting in failure of the structure. Recommend evaluation by a foundation specialist or structural engineer. "
I would also include the footing at the foundation walls.
Hey Christopher. Thanks for the recommendation. The client is also the owner. He bought the house just for the land and now he’s thinking about renting it out. He wanted to have it inspected so he’d know what to expect. We noted the foundation walls while we were standing in the crawlspace. I just wanted a second opinion regarding the severity. Thanks for the input!
the result of too much beer, too much spare time, and too little spousal supervision LOL
Fools errand. Now existing soil is disturbed. Structural engineer needs to be called in.
Footing serves to broadcast live and dead loads into the ground beneath the home. Disturbing soil there may result in shifting of the foundation and columns.
If they lose a pier or two the house is not going to fall down. The most likely immediate outcome is significant structural damage (cracks, damage to walls, floors, doors, windows, etc.). I would have phrased it as big risk of structural damage with some risk of structural failure / collapse (safety). If there was no damage to the interior of the house, then they may have time to address the problem before that occurs.
Curious how @rmayo would word the narrative for something like this…
I agree with others that a SE should be recommended for further review. The soils are no longer “undisturbed” and I would think that the soils around the piers and foundation walls would need to be re-enforced.
Foundation and pier footings have been compromised due to the soil excavation. Recommend contacting a structural engineer for evaluation and recommendations.
I’ve seen this done in Baltimore (row houses) with disastrous consequences. Owners get this bright idea to increase the height of their hand-dug, 120 year old basement by digging out the floor. Never works out. Not good for the neighbors either.
Along the same lines are the many store fronts created by lowering the first floor (this works). I actually met a guy who used to saw out the floor joists with his brother by hand so his father could build the floor at street level (in the 40’s). Most of the Baltimore rowhomes have about a 4 step front stoop. For a store front you want people to enter at street level, not climb stairs.
Randy, now you have to tell us what the numbers represent in those nifty graphics. I’m guessing something about fractions of the load from the footing to the soil, but I’m just a humble home inspector who hasn’t used vectors much since high school.
The factors represents the percentage of footing weight felt at the depths listed as a function of the footing width listed as the variable B
Got it, thanks for the follow up. Interesting to see the difference depending on footing type. That’s a pretty neat graphic the longer I look at it. Thanks for posting it.
Structural engineer. I have come across similar conditions where trenches are carved through the crawl space. I always refer to the highest tier professional. It is there choice if they choose to go with a contractor with lesser qualifications. CYA my friend
The angle of REPOSE has been broken. Immediate contact of a structural engineer and certified/insured contractor is an immediate necessity. Good luck with this one.