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  #1  
Old 2/3/16, 10:11 PM
Joseph G. Robinson Joseph G. Robinson is offline
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Location: Carrollton, TX
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Default Anyone offer foundation measurement?

Been doing foundation measurements on my inspections and it is rather enlightening.

Here is a 10 month old warranty inspection home. (Yeah it has some magnificent vent stacks and I wonder how far they can go before having to support them) With large cracks. And a heave right in the middle with over 2" of deviation in the slab.

And yes those two little gutters on the front, well that's all the gutters this house has.
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Anyone offer foundation measurement?-brand-cracked-egg-png   Anyone offer foundation measurement?-cracks-left-png   Anyone offer foundation measurement?-fissures-png   Anyone offer foundation measurement?-capture1-png   Anyone offer foundation measurement?-2inch-heave-middle-left-png  




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  #2  
Old 2/3/16, 11:23 PM
Emmanuel J. Scanlan, TREC# 7593 Emmanuel J. Scanlan, TREC# 7593 is offline
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Default Re: Anyone offer foundation measurement?

How many homes so far have you encountered that are not within acceptable tolerances?

Quote:
Originally Posted by jrobinson11 View Post
Been doing foundation measurements on my inspections and it is rather enlightening.

Here is a 10 month old warranty inspection home. (Yeah it has some magnificent vent stacks and I wonder how far they can go before having to support them) With large cracks. And a heave right in the middle with over 2" of deviation in the slab.

And yes those two little gutters on the front, well that's all the gutters this house has.














Knowledge is power, but sharing knowledge brings peace!

http://www.psinspection.com

TREC License# 7593
ICC Residential Combination Inspector
#5247015-R5 (Electrical, Mechanical, Plumbing and Building)
Professional Real Estate Inspections for the counties of Collin, Rockwall, Hunt, Dallas, Tarrant, Kaufman and all surrounding areas. If you want the the best you will find it with PS Inspection & Property Services LLC!

Last edited by escanlan; 2/4/16 at 9:19 AM..
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  #3  
Old 2/4/16, 9:21 AM
Joseph G. Robinson Joseph G. Robinson is offline
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Default Re: Anyone offer foundation measurement?

Probably about twenty percent. Maybe a little more. Thing is we look at the whole picture, roof structure, freeze boards, soffits, wall cracks, doors, windows. Everything of course that one normally would without using a zip-level. All to discern weather the foundation appears to be preforming, beginning to fail, or failing. With the disclaimer that we recommend they consult with an engineer regarding any concerns.



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  #4  
Old 2/4/16, 8:35 PM
Emmanuel J. Scanlan, TREC# 7593 Emmanuel J. Scanlan, TREC# 7593 is offline
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Default Re: Anyone offer foundation measurement?

Quote:
Originally Posted by jrobinson11 View Post
Probably about twenty percent. Maybe a little more. Thing is we look at the whole picture, roof structure, freeze boards, soffits, wall cracks, doors, windows. Everything of course that one normally would without using a zip-level. All to discern weather the foundation appears to be preforming, beginning to fail, or failing. With the disclaimer that we recommend they consult with an engineer regarding any concerns.
With regards to area P3/R5 what visible signs of movement were there at that point, immediately around that point, or at any distant location that would be connected to that point's readings?



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TREC License# 7593
ICC Residential Combination Inspector
#5247015-R5 (Electrical, Mechanical, Plumbing and Building)
Professional Real Estate Inspections for the counties of Collin, Rockwall, Hunt, Dallas, Tarrant, Kaufman and all surrounding areas. If you want the the best you will find it with PS Inspection & Property Services LLC!
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  #5  
Old 2/4/16, 9:06 PM
Joseph G. Robinson Joseph G. Robinson is offline
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Default Re: Anyone offer foundation measurement?

In front of a bathroom. Yeah I get what you may be thinking. Heave in the middle, likely a sewer line leaving under the slab. Especially if it were an older house with cast iron. This was 10 months old but still plumbing can leak. They should put a camera in and look.



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  #6  
Old 2/4/16, 10:01 PM
Emmanuel J. Scanlan, TREC# 7593 Emmanuel J. Scanlan, TREC# 7593 is offline
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Join Date: Dec 2004
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Default Re: Anyone offer foundation measurement?

Quote:
Originally Posted by jrobinson11 View Post
In front of a bathroom. Yeah I get what you may be thinking. Heave in the middle, likely a sewer line leaving under the slab. Especially if it were an older house with cast iron. This was 10 months old but still plumbing can leak. They should put a camera in and look.
No I was just wondering what visible signs there were at those points P3/R5?



Knowledge is power, but sharing knowledge brings peace!

http://www.psinspection.com

TREC License# 7593
ICC Residential Combination Inspector
#5247015-R5 (Electrical, Mechanical, Plumbing and Building)
Professional Real Estate Inspections for the counties of Collin, Rockwall, Hunt, Dallas, Tarrant, Kaufman and all surrounding areas. If you want the the best you will find it with PS Inspection & Property Services LLC!
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  #7  
Old 2/4/16, 11:19 PM
Joseph G. Robinson Joseph G. Robinson is offline
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Default Re: Anyone offer foundation measurement?

Quote:
Originally Posted by escanlan View Post
No I was just wondering what visible signs there were at those points P3/R5?
Oh my bad. Well there were three surfaces to measure, carpet, wood, and tile. The high point was wood which is .4" lower than carpet. We call out the foundation as suspect if it has 1.5" inches or greater measuring the standard deviation of 32 points within 20' of each other. But really the heave of just over 2" was indiscernible without a zip-level. The spreadsheet is not to scale it just illustrates where a heave is happening.



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  #8  
Old 2/5/16, 12:26 AM
Emmanuel J. Scanlan, TREC# 7593 Emmanuel J. Scanlan, TREC# 7593 is offline
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Join Date: Dec 2004
Location: Josephine, TX
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Default Re: Anyone offer foundation measurement?

Quote:
Originally Posted by jrobinson11 View Post
Oh my bad. Well there were three surfaces to measure, carpet, wood, and tile. The high point was wood which is .4" lower than carpet. We call out the foundation as suspect if it has 1.5" inches or greater measuring the standard deviation of 32 points within 20' of each other. But really the heave of just over 2" was indiscernible without a zip-level. The spreadsheet is not to scale it just illustrates where a heave is happening.
But were there any visible signs around that point and if so what signs?



Knowledge is power, but sharing knowledge brings peace!

http://www.psinspection.com

TREC License# 7593
ICC Residential Combination Inspector
#5247015-R5 (Electrical, Mechanical, Plumbing and Building)
Professional Real Estate Inspections for the counties of Collin, Rockwall, Hunt, Dallas, Tarrant, Kaufman and all surrounding areas. If you want the the best you will find it with PS Inspection & Property Services LLC!
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  #9  
Old 2/5/16, 12:33 AM
Joseph G. Robinson Joseph G. Robinson is offline
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Default Re: Anyone offer foundation measurement?

Quote:
Originally Posted by escanlan View Post
But were there any visible signs around that point and if so what signs?
None.



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  #10  
Old 2/5/16, 12:39 AM
Emmanuel J. Scanlan, TREC# 7593 Emmanuel J. Scanlan, TREC# 7593 is offline
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Location: Josephine, TX
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Default Re: Anyone offer foundation measurement?

In the example provided where was the "0" reference point?



Knowledge is power, but sharing knowledge brings peace!

http://www.psinspection.com

TREC License# 7593
ICC Residential Combination Inspector
#5247015-R5 (Electrical, Mechanical, Plumbing and Building)
Professional Real Estate Inspections for the counties of Collin, Rockwall, Hunt, Dallas, Tarrant, Kaufman and all surrounding areas. If you want the the best you will find it with PS Inspection & Property Services LLC!
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  #11  
Old 2/5/16, 12:40 AM
Joseph G. Robinson Joseph G. Robinson is offline
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Default Re: Anyone offer foundation measurement?

The other signs of structure or foundation movement were frieze board and trim out of place, some windows had become hard top open and close. Some windows were showing movement in their frame, some base board separation. But not at that specific area.



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  #12  
Old 2/5/16, 9:27 AM
Emmanuel J. Scanlan, TREC# 7593 Emmanuel J. Scanlan, TREC# 7593 is offline
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Join Date: Dec 2004
Location: Josephine, TX
Posts: 7,356
Default Re: Anyone offer foundation measurement?

Quote:
Originally Posted by jrobinson11 View Post

Quote:
Quote:
Originally Posted by escanlan
But were there any visible signs around that point and if so what signs?
None.
Quote:
Originally Posted by jrobinson11 View Post
The other signs of structure or foundation movement were frieze board and trim out of place, some windows had become hard top open and close. Some windows were showing movement in their frame, some base board separation. But not at that specific area.
Quote:
Originally Posted by jrobinson11 View Post
And a heave right in the middle with over 2" of deviation in the slab.
With no other signs in the area of the "heave" how did you rule out the slab was not properly screed?



Knowledge is power, but sharing knowledge brings peace!

http://www.psinspection.com

TREC License# 7593
ICC Residential Combination Inspector
#5247015-R5 (Electrical, Mechanical, Plumbing and Building)
Professional Real Estate Inspections for the counties of Collin, Rockwall, Hunt, Dallas, Tarrant, Kaufman and all surrounding areas. If you want the the best you will find it with PS Inspection & Property Services LLC!
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  #13  
Old 2/14/16, 5:43 PM
Joseph G. Robinson Joseph G. Robinson is offline
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Default Re: Anyone offer foundation measurement?

Sorry for the late reply.

I see there was a previous question about the zero reference point and also how do I rule out the foundation simply not being level.

The zero reference point is a complex question but I will try to explain.
  1. I check the floor coverings for example carpet, tile, wood. Lucky enough so far with all the new home inspections, most of mine are just less than a year old. So there is not a massive cornucopia of different surfaces. Lets say that they have berber carpet and it is the tallest elevation, the wood and tile are both the same at minus .7" . I create a spreadsheet with 32 measuring points and as I measure I put the floor covering material. I make three tables of 32 points. One has the surfaces with for example carpet at 0 and wood and tile minus .7, Use excel to take my measurements and add the surface difference or lack there of to each point and there I have the actual real measurements. Then I zero that out so that if there was a dip somewhere then that is the zero point. All measurements then are a deviation from the zero of some value.
  2. I never use the measured values to call out a foundation. The call out is consistent and has to do with the whole picture as you sort of eluded to in your line of questioning. "IF" the foundation is better than 1.5" of deviation, "AND" all the other signs exist such as: differential veneer wall cracks, extensive sheet rock cracks over; doors, windows, ceilings, sticking doors, windows out of alignment, cracks in foundation...... the list goes on. Then the foundation may "appear to be failing" and recommendation to have it looked at by an engineer. Or say for example if the foundation appeared to have a 1.6" rise, be it cupped, heaved or whatever, but none of the other symptoms exist then that goes into the report. "On the day of inspection no extensive sheet rock cracks, differential veneer ... blah blah blah,



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  #14  
Old 2/14/16, 5:46 PM
Joseph G. Robinson Joseph G. Robinson is offline
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Default Re: Anyone offer foundation measurement?

But no one is answering my question. I guess no one is doing foundation measurements. AFAIK we are the only ones.



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  #15  
Old 2/14/16, 11:05 PM
Emmanuel J. Scanlan, TREC# 7593 Emmanuel J. Scanlan, TREC# 7593 is offline
Certified Professional Inspector (CPI)
 
Join Date: Dec 2004
Location: Josephine, TX
Posts: 7,356
Default Re: Anyone offer foundation measurement?

Quote:
Originally Posted by jrobinson11 View Post
Sorry for the late reply.

I see there was a previous question about the zero reference point and also how do I rule out the foundation simply not being level.

The zero reference point is a complex question but I will try to explain.
  1. I check the floor coverings for example carpet, tile, wood. Lucky enough so far with all the new home inspections, most of mine are just less than a year old. So there is not a massive cornucopia of different surfaces. Lets say that they have berber carpet and it is the tallest elevation, the wood and tile are both the same at minus .7" . I create a spreadsheet with 32 measuring points and as I measure I put the floor covering material. I make three tables of 32 points. One has the surfaces with for example carpet at 0 and wood and tile minus .7, Use excel to take my measurements and add the surface difference or lack there of to each point and there I have the actual real measurements. Then I zero that out so that if there was a dip somewhere then that is the zero point. All measurements then are a deviation from the zero of some value.
  2. I never use the measured values to call out a foundation. The call out is consistent and has to do with the whole picture as you sort of eluded to in your line of questioning. "IF" the foundation is better than 1.5" of deviation, "AND" all the other signs exist such as: differential veneer wall cracks, extensive sheet rock cracks over; doors, windows, ceilings, sticking doors, windows out of alignment, cracks in foundation...... the list goes on. Then the foundation may "appear to be failing" and recommendation to have it looked at by an engineer. Or say for example if the foundation appeared to have a 1.6" rise, be it cupped, heaved or whatever, but none of the other symptoms exist then that goes into the report. "On the day of inspection no extensive sheet rock cracks, differential veneer ... blah blah blah,
No the location of the zero reference point is actually a simple question. Where on the slab did you assign as the zero reference point to use as the comparison of all other level measurements?

An additional question is what is the distance from P1 to P4 and R1 to R8? Neither your chart or model display these distances.



Knowledge is power, but sharing knowledge brings peace!

http://www.psinspection.com

TREC License# 7593
ICC Residential Combination Inspector
#5247015-R5 (Electrical, Mechanical, Plumbing and Building)
Professional Real Estate Inspections for the counties of Collin, Rockwall, Hunt, Dallas, Tarrant, Kaufman and all surrounding areas. If you want the the best you will find it with PS Inspection & Property Services LLC!
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