Cracks in Foundation
Cracks in Foundation
(OP)
Hello,
We are building a home in North Dallas and concrete was recently poured on for the post-tension slab (one week ago).
When I went to the site today, I noticed that there were several cracks all hairline. Once crack that concerns me is on what will eventually be the master bath. This crack runs all the way to the edge of the slab and then vertically into the ground. Thickness wise, its still hairline. I tried inserting a penny into the crack and it did not go in.
Framing has already started and the cables are not yet tensioned.
1)What is the maximum one can wait prior to tensioning the cable?
2)Should I be concerned enough to have a structural engineer separate from the builder inspect?
3) What is my course of action if the builder disputes the independent structural engineer's findings?
Appreciate your help.
Andy
We are building a home in North Dallas and concrete was recently poured on for the post-tension slab (one week ago).
When I went to the site today, I noticed that there were several cracks all hairline. Once crack that concerns me is on what will eventually be the master bath. This crack runs all the way to the edge of the slab and then vertically into the ground. Thickness wise, its still hairline. I tried inserting a penny into the crack and it did not go in.
Framing has already started and the cables are not yet tensioned.
1)What is the maximum one can wait prior to tensioning the cable?
2)Should I be concerned enough to have a structural engineer separate from the builder inspect?
3) What is my course of action if the builder disputes the independent structural engineer's findings?
Appreciate your help.
Andy





RE: Cracks in Foundation
Shrinkage is a main cause of cracking. As concrete hardens and dries it shrinks. This is due to the evaporation of excess mixing water. Is it a problem, probably not. The reinforcement will hold the slad together. Is the plan engineered? (contact them first)
If you are hireing an Engineer (definitely seperate from inspector) consider the following:
The first field activity is a thorough visual inspection. All visible defects are recorded, photographed, measured, and analyzed for potential destructive/invasive testing.
The way to establish physical properties of concrete in structures is to obtain samples and then test them in the laboratory. Using a diamond-tipped coring machine, we cut through the concrete slab and obtain standard size cylindrical specimens.
Courts will seperate the dispute if it goes that far.
RE: Cracks in Foundation
Given that this is not a custom home, I wonder if they engineer individual homes or just the model.
Andy
RE: Cracks in Foundation
Do not rely on the courts to sort this out after you have taken possession - you can get hosed. Your contract probably has an arbitration clause in it - a bad deal for consumers. Get out now if you aren't comfortable about the foundation.
And start a very detailed notebook now - spiral bound, not loose leaf. Record the results of every meeting and conversation as it occurs. And take lots of pictures. Spending $200 now on documentation could save you $10,000 or more in headaches later.
I'm currently serving as an expert witness on a similar case in San Antonio...and I wouldn't want to be the homeowner.
RE: Cracks in Foundation
I guess the essential problem is the distinction between non-critical hairline cracks and groundshift.
Would any of you know the ramifications of "walking"? i.e. I have already signed the contract and paid the advance and 1/2 the upgrade fees. If at the point of closing, I am not happy and decide I don't want to, can the builder sue?
Obviously, this is a last case resort. We do want the house but don't want to be stuck with a lemon.
Andy
RE: Cracks in Foundation
You need to be assertive now - passive behavior will get you nowhere. Try to switch to a different lot - with little or no cost to you. If that works, hire a testing lab to sample and test the concrete for the new slab. It will cost less than $200 - cheap insurance. Also hire a structural engineer to observe the PT cables before the pour; if he says they're wrong, notify the builder. If they don't fix it before the pour, you have (engineering) grounds to terminate the contract.
For what it's worth, I had to fire my first builder - and I'm "in the business." So I have personal experience with this issue; my suggestions aren't strictly from a professional standpoint.
RE: Cracks in Foundation
http://www.texasce.org/DocumentReview1.cfm
RE: Cracks in Foundation
The documents show "muddy" thinking; for example, there are three types of "foundation" consultations: 1) owner says, "Help me fix my property.", 2) insurance company asks, "Is this foundation damage a covered loss?", and 3) a construction claim where the questions are, "Is it a defect? If so, who is responsible?" Each has a slightly different starting point, with differing levels of investigation required - and different levels of care. Yet those documents lump all three together.
It could have been a good document - if the group had strong leadership and an able editor. But egos and politics...
RE: Cracks in Foundation
RE: Cracks in Foundation
The documents do have some utility; but they aren't "Gospel."
Please see FAQ731-376 for tips on how to make the best use of Eng-Tips Fora.
RE: Cracks in Foundation
RE: Cracks in Foundation
RE: Cracks in Foundation
Actually, I did end up buying the house. Considering that I was already about 8K out of pocket (advance+upgrades), there was not much I could do.
However, I did get the foundation inspected by a structural engineer. It so happened, that the engineer did the inspection the same day the cables were being tensioned, and he could verify this too. He did'nt seem concerned about the cracks and neither did two inspectors who did the home inspection over different times. I also cold-called a foundation company (forget its name) and just happened to get to an engineer and talked to him. This re-assured me too.
I have moved into the house for about a couple of months now and so far so good (fingers crossed). Most of the cracks disappeared after the cables were tensioned (these have also been covered up by the carpet/tile/wood etc. There are a couple of cracks in the garage floor I wince at every time I see though.
The bottom line however is (this is purely from my perspective as a layman and should not be construed as professional advise):
1) Apparently drying cracks are possible. However if there is heaving i.e. one side of the crack is higher/lower than the other thaen there is ground movement and you should take more care.
2)I am going partly on faith. I discovered these cracks since I was at the site almost every day. If I were buying a spec house with carpets already laid, there is now way for me to know what I am getting into
3)I'm trying to take a more measured approach to foundation problems. Sometimes the problems associated with moving foundations can be overwhelming but problems can happen anytime. You could have a house with no foundation cracks, move in, get some really dry weather and associated watering restrictions and find foundation problems.
So for better or for worse, this home is mine now! Best of luck to you and please take as much precautions as possible and try and get professional advise if you are worried.