To the expert panel,
Attached are 5 images of the front, concrete porch of a 2004 home. The home has a full basement with single story above grade. The porch is settling down and slightly into the residence, I assume due to improper compaction of the backfill. There is limited moisture in the area with a dry flowerbed design providing independent bubblers to each plant - no plants close to the foundation/porch. The siding appears to be a combination of standard stucco and EIFS, with EIFS being under the front porch cover in the suspect area. Picture 1 is an overview of the porch, picture 2 is separation at the top of the proch pillar, and picutres 3-5 are separation at the proch floor to exterior wall intersection. The questions I would like feedback on are:
- Besides proper compaction of the backfill soil, should there be other support mechanisms for a concrete porch of this depth (16" exposed)? Should it be tied to the basement wall vs. floating?
- Although not very visible, in pictures #3 and #5 you can see directly into the framing, floor joists and insulation through the separation crack between the front porch and stucco wall. The visible area of access is subfloor framing betwene the two levels with conditioned air coming out of this area. Should there be rim/header joists in this area? It seems a bit strange that the builder has the floating porch seeling the ends of the framing/joists.
Thanks in advance for any feedback…