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Old 08-30-2017, 07:35 PM  
tahin
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Default External foundation cracks (pictures)

Hi all,

I check this forum regularly and all of your knowledge helped me tremendously with home projects. Now I have my own issue that's over my head that I need some advice on.

Last year we purchased a house. This house is built on a 6' or so slope, and has a vertical foundational crack at the bottom of the slope in the east wall near the SE corner (REF: East2a.jpg, East3a.jpg). Our home inspector called out the crack in the inspection, and noted that it had been supported by brackets run horizontally across the cracks, and the crack looks to have been filled. The support bracket runs along the corner of the house to the south side (REF: South1a.jpg). It looks like it was professionally done, but who knows.

Concern 1: The bottom of the crack is still exposed (East3a.jpg). There's a gaping hole of unknown depth. I'm also not sure how far undergdound it goes. Does this need to be corrected?

Concern 2: There's another crack on the south wall about 6' from the damaged corner (REF: South2a.jpg). This is a lot thinner. But because it's so close to the first crack and on the adjacent wall, could that mean the SE footing is broken?

Thanks!!
Tim


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Old 08-30-2017, 07:48 PM  
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Is this basement or just crawlspace?


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Old 08-30-2017, 07:53 PM  
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Neal,
Its a daylight basement. The crack is actually on the lower corner of the garage, and around the corner is a little storage shed built on.
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Old 08-30-2017, 08:03 PM  
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Neal,
Its a daylight basement. The crack is actually on the lower corner of the garage, and around the corner is a little storage shed built on.
You can see by the repair it happened at time of build.
A stepped foundation today would get a lot more steel where the elevation changes And things do move down hill.
I would not lose any sleep but you could make it look a little better. And you could go down and waterproof the crack to below the floor level.
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Old 08-30-2017, 09:30 PM  
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Have you dug down to see if you have a footing in that corner? And what's your general location? Frost line?
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Old 08-31-2017, 10:22 PM  
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Thanks for the information! The house was built in the late 50's - was that a common repair back then?

The crack is on the corner of the garage, so there's no basement there. I'm in MT, the frost line here is 36". I haven't tried to dig down yet; honestly I'm not sure I'd recognize the footer. Would it just extrude out more at the base?
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Old 08-31-2017, 10:47 PM  
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The top of the footer would be about 3' down and it would be flat with the foundation sitting on it so it would be like a shelf.
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Old 09-01-2017, 09:21 AM  
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Great! I'll go digging. So a cracked footer anywhere along that corner would indicate a footer repair would be necessary?
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Old 09-01-2017, 11:48 AM  
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Great! I'll go digging. So a cracked footer anywhere along that corner would indicate a footer repair would be necessary?
Unless it is moving a broken footer would be fine now and the patch has stabilized the wall. All I would be looking for is pretty and water proof.
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Old 09-04-2017, 04:02 PM  
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Thanks for your help, I really appreciate it!


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