Cracked Concrete Porch/No Footers

[Billy Boerner]

All,

Did a recent inspection for one of our country's finest. He serves for us so lets see what we can do to help him out. Home was built about a year ago and when I did their 11 month warranty inspection the front porch had a very visible crack right dab down the middle of it. Client states builder admits no support such as footers was ever put in place before pouring the concrete and as a result he has changed his procedures to add for such support. Several attempts to repair the crack but all have failed so far. Crack keeps reappearing. What he is looking for is possible solutions for repair before making the decision to simply tear off the existing porch and having it built as it should be. Any help would be greatly appreciated. See pics below.

[James E. Braun, CMI]

Sounds like the builder is going to be pouring him a new front porch. My advise to him is to find a good real estate lawyer.
I would not allow this builder to install metal piers unless the foundation company guarantees that when the house settles it will not cause cracking somewhere else in the house's foundation. If they do, I would read that guarantee closely.

[James E. Braun, CMI]

In other words, stupid contractors should not be allowed to build houses. Sad but true.

[Dale Duffy]

Originally Posted by bboerner

All,

Did a recent inspection for one of our country's finest. He serves for us so lets see what we can do to help him out. Home was built about a year ago and when I did their 11 month warranty inspection the front porch had a very visible crack right dab down the middle of it. Client states builder admits no support such as footers was ever put in place before pouring the concrete and as a result he has changed his procedures to add for such support. Several attempts to repair the crack but all have failed so far. Crack keeps reappearing. What he is looking for is possible solutions for repair before making the decision to simply tear off the existing porch and having it built as it should be. Any help would be greatly appreciated. See pics below.

In AZ licensed contractors are required by law to replace any exterior concrete with a crack wide enough to place a dime in, for the first two years of ownership.

[Jeffrey R. Pope]

Quite simply, it has no support, and needs support, which (apparently) the builder realized post-construction.

Foundations/footings (not footers) can be added "after-the-fact" or the porch can be removed and rebuilt properly. This seems like a "no-brainer." Am I missing something?

It does absolutely no good to "repair" the crack when you haven't repaired the problem that is causing the crack.

[Marcel R. Cyr]

I can't believe that they did not pour a frost wall and/or footing pier support for those columns.
That size crack is not excessive, but with no support for those columns, it just will not get any better in the future.

Oh, and not all Contractors are dumb.

[Linas Dapkus]

Those columns support the roof structure too. It's gonna get ugly, lots of rain and freezing, ground heaving etc.

[Dan Bowers, CMI]

Billy -

At this point, I'm guessing there must be substantial sized cracks somewhere else because I see this type cracks on 9 of 10 houses.

Can you send the photos of the significant cracks.

In KC I would almost NEVER see a home over 3 years old without this type crack in the stoop, patio, drive, etc

[James E. Braun, CMI]

This house is only a year old, Dan.

[Marcel R. Cyr]

James, I see it all the time on homes with foundations.
Concrete cracks, will crack and does crack. The crack shown in the pic is not alarming, but due to no foundation support will get much worse because of the lack of.

[Dan Bowers, CMI]

James -

I don't know about Billys area BUT even BRAND spanking NEW in KC that is NOT significant cracking.

[James E. Braun, CMI]

That new of a crack would get me concerned even with the proper supports. Ever since contractors starting using limestone for aggregate instead of creek gravel, cracking of concrete started to be a common thing. I can take you to some of the work that was done by my old construction company 20-30 years ago, not a crack one. I was taught how to do things by old timers who actually knew somewhat what they were doing.

[James E. Braun, CMI]

Originally Posted by dbowers

James -

I don't know about Billys area BUT even BRAND spanking NEW in KC that is NOT significant cracking.

The crack will considerably bigger, Dan, make my words. I bet within five years the front porch posts will be pulled away from the rafters because the ground will settle big time.

I see several newer houses a year where whole corners drop off of foundations and the buyers always say it just started with a small crack within 10 years. Sad but true.

[Dale Duffy]

Originally Posted by jbushart

In 70% of Missouri (where I presume this house was built), a third grade class can construct a ten story hotel as a class project ... and no one will ever inspect it until after the Fire Marshall removes the bodies.

Sad but true I guess.......

[Marcel R. Cyr]

There are a lot of variables in concrete.
Having poured thousands of yards in my career, I can say that the quality of the product has got better and reasons for cracks in concrete which will forever occur, is only due to the conditions and quality of the product and execution at the time of placement.
Look at this PP for a tip.
http://www.authorstream.com/Presenta...pt-powerpoint/