Building structural inspection, diagnosis, repair FAQs.

These articles explain the inspection, detection, diagnosis, and repair of all types of structural defects on residential and light commercial buildings and will answer most homeowner concerns.

Q&A on How to Detect & Evaluate Structural Defects

These questions & answers about Inspection, Diagnosis, & Repair of Building or Foundation Settlement, Improper Construction, Damage from Disasters, Rot & Insect Damage or other damage sources were posted originally at STRUCTURAL INSPECTIONS & DEFECTS - be sure to see the diagnostic and repair articles and procedures listed there.

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On 2018-10-15 by (mod) - proper name for an exterior wall of a house which is made of cobblestone and not joined at the corner (quoin)

Terry

Thanks for an interesting question; I'll do some research too. Meanwhile it'd help if you would post a photo or two - one per comment using the Add Image button.

That way we can see your situation

On 2018-10-15 by Terry

I cannot remember the proper name for an exterior wall of a house which is made of cobblestone and not joined at the corner (quoin). The whole house is built of cobblestone. The left hand gable end wall (gew) has moved leaving a crack in the topmost metre(yard).

Each corner of the gew abutt's the outside the end of the frond and back walls. I just need to know the proper name of this type of wall before I start doing the research. Thanks

On 2018-04-30 by (mod) - Can it be determined what type of slab on grade foundation is being used

Certainly, by a combination of plan review, visual inspection inside and outside, and if necessary a bit of excavation.

On 2018-04-29 by Tiny

Can it be determined what type of slab on grade foundation is being used on residential homes?

On 2017-11-03 by (mod) - looking for someone to come out and inspect beams

Craig,

Take a look at the page top EXPERTS DIRECTORY where you can find a list of home inspectors, some of whom may be up to the task you cite.

In my OPINION I would want both a careful inspection of the beams, particularly their connections, and also an inspection for other evidence of structural damage or movement such as leaning, sagging, cracking, or places where there has been a history of leaks or insect damage.

Where such damage is apparent, some probing would also be in order.

Keep me posted on how things proceed, sending along photos (page top or bottom CONTACT link) if you can and I may be able to suggest follow-up questions or repair options.

On 2017-11-03 by craig

I take care of a commercial church I have almost 40 beams the building is 60yrs old I'm looking for someone to come out and inspect beams for any problems and to treat if needed do you or do you know any companys that do this craig.murray@dor.org

On 2017-06-27 by Jayme Fraser

My husband and I purchased our retirement townhome 3 years ago. We were the fourth building in the first phase of a 2 phase subdivision. Our builder is very reputable in our area. The first phase is completed and phase 2 is underway.

The builder continues to manage the Association related activities and plans to do so until both phases are built out.

Now here's my problem. Our buildings consist of two story units with either 3 or 4 units per building.

Ours is a 4 unit building and we are one of the middle units. The first summer we were here, we discovered there was a crack running down the entire brick area in the back just off of our deck.

We notified the builder and then the builders architect (he told us who he was) came out and inspected the crack. He told us they had also found the same crack in the first building which is still used as the model and was the only other 4 unit structure at the time.

The crack was repaired by the brick layers by simply smoothing it out with mortar to secure the crack. There was never any evidence of the crack running further down within the foundation.

Last summer the crack reappeared in the same spot. They repaired it again, but this time we were told they removed the bricks and replaced them. We unfortunately were out of town when the work was done. Now this summer we AGAIN see the same crack starting down the outside wall!! We on occasion continue to hear what we think may be settling sounds (moderately loud creaks) in that area of the structure.

So as you would suspect we are becoming alarmed at the reoccurrence of this crack and the unknown nature of the cause. I'm especially afraid that once the second phase of this subdivision is completed, I may lose some leverage with obtaining response from the builder.

Could you give me any suggestions as to the possible structural damage that this may represent and what approach I should take with the builder?

On 2017-03-24 by (mod) -

Our email is at the page top or bottom CONTACT link.

On 2017-03-24 by Ellie

Thanks for the response! I'm not sure if I described the issue well since it's not a settled post footing. Would you mind if I emailed you photos of what this looks like? It looks to be a construction oversight where the builder forgot to secure a footing in the first place.

On 2017-03-23 by (mod) - repair for a settled post footing

1. The usual repair for a settled post footing is to break open the floor, cut an area of sufficient diameter, excavate, build a new solid footing, build up as needed to reach the bottom or replace the post with one of sufficient length.

2. Separately, there is the question os 5" of basement floor settlement that needs diagnosis before we decide on a course of repair. For example a water problem, clay soil problem, even a sinkhole (depending on where you live) or something else could be at play.

On the other hand if the slab settled because of inadequate compaction of original backfill, and if there's no water entry problem, there may be no neeed to jack, level or do anything else to it. Just fix structural components like posts.

3. Your onsite expert should not only look at the settled slab and post problem and their cause and thus best cure, but also she should examine the rest of the structure to be sure there are no other settlement effects that need attention.

Please look through some of our foundation and slab damage articles so that you'll be better prepared to discuss this topic with your expert.

Start at SETTLEMENT CRACKS in SLABS -https://inspectapedia.com/structure/Concrete-Slab-Settlement-Cracks.php - found by searching (using the box above) InspectApedia for "slab settlement"

On 2017-03-23 by Ellie

My house has slight sagging on the first floor (about 1/2") in the center of the home. Upon inspection of the basement, we have a load bearing beam that is being held by a support beam with nothing actually supporting it - it is floating 5" off the concrete floor.

One contractor with engineer background recommended jacking up the sagging floor which may cause a few dry wall repairs upstairs and inserting another horizontal support beam followed by concreting the supporting beam that is floating - a few thousand $s.

Another contractor said with the sag being minor and if I can live with it, just fix the floating support beam myself by inserting a cement block and jamming wood shims in to stop the sagging. So 2 completely opposite approaches.

I am not sure what to do, I don't mind paying the cost to professionally fix it if it's necessary but don't know if it's overkill (and am worried about the extra issues that will happen with lifting the floor).

I'm also worried about the DIY approach that it will only be a temporary fix and don't want to have further structural problems happen to the house. Any advice will be appreciated!

On 2017-02-20 by (mod) -

LIve:

Give a call to a local pest control company. That's the fastest and most effective course

On 2017-02-20 by I live in a government building elder box and Asian Beatles are crawling in through the sides of the windows

I loveI love live and a government building can bugs crawling in through the sides of the windows have problems with elder box bugs and Asian beetles crawling in through windows that are closed is this a building problem

On 2017-01-05 by (mod) -

Where is the water coming from? Important, as condensation could mean there is a risk of fatal CO poisoning

Search inspectApedia.com for CHIMNEY LEAKS

On 2017-01-05 by Anonymous

took chimney half down left open in attic. WET!!!

Question: roof trusses and collar ties

(Dec 28, 2011) Anthony De Cesare said:

This house is constructed with roof trusses with partial conventional roof framing.
I have picture of the area of three collar ties are withdrawal from conventional roof rafters.

Reply:

Ok,
I'd like to see the pictures Anthomy

Comment: old barns

(Dec 30, 2012) Mac Arthur said:
Hi I see you took a picture of my Fathers barn in 2009! It is now completely down.

Reply:

Thanks for the note, Mac Arthur. I'm not sure which barn you refer to as we've phographed hunderds of barns over several decades in several countries.

But in Wappingers Falls NY I did notice that a barn we'd observed for some time had been taken down and apparently some of its timbers were to be re-used

. If that's the barn to which you refer, we'd welcome hearing any history you can add - let me know the web page and image name for the barn to which you refer - that'd help too.

Question: deck ledger installation on balloon framed buildings

(Sept 17, 2014) steve said:
how does one install a ledger for a deck on a balloon framed house? can a few of the beams sent on top of the rock foundation?

Reply:

Steve

I may be missing something but I'd think you'd bolt the deck ledger through to the studs if there were no rim joist in place.
See

DECK LEDGER BOARDS

for details

Question: concrete pad for oil storage tank

(Nov 20, 2014) Anonymous said:
does a outdoor fuel oil tank have to be on a concrete pad?

Reply:

Anon, in some jurisdictions yes, others no. What does your local building department say?

Details about how oil storage tanks should be supported are at

OIL TANK SUPPORT

Comment:

(Apr 18, 2015) doublecheck said:
Thermographic Inspections Ottawa Valley
You have changed my mind.
Excellent writing.
Thank you for this
Information.

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