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Photograph of a bowed concrete block foundation wall, probably from frost cracking. Drop a plumb line to measure total inwards bulging of this block foundation wall.Detect, Diagnose, Evaluate & Repair Foundation Movement

Buckles, Bulges, Bows, Cracks, Creep, Impact, Leaning or Settlement Damage

  • POST a QUESTION or COMMENT about diagnosing different types of foundation movement: settlement, heaving, leaning, bulging, bowing, vertical or horizontal shifting.

Types of foundation movement:

This article discusses how to evaluate and diagnose foundation cracks and movement classified by the type of movement that is occurring: horizontal movement, vertical movement, bulging or bowing walls, leaning or tipping foundation walls, and other forms of foundation settlement or heaving.

This chapter of the "Foundation Crack Bible" discusses in detail the recognition of different types and causes of building foundation movement and foundation damage. We distinguish among vertical movement, horizontal movement, leaning, tipping, bending, differential and uniform settlement, earthquake and storm damage, and other foundation damage patterns.

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- Daniel Friedman, Publisher/Editor/Author - See WHO ARE WE?

Guide to Types of Building Foundation Movement as an Aid to Foundation Damage Diagnosis & Repair

Sketch of types of foundation settlement (C) Carson Dunlop Associates

This article series describes how to recognize and diagnose various types of foundation failure or damage, such as foundation cracks, masonry foundation crack patterns, and moving, leaning, bulging, or bowing building foundation walls.

To be used properly, this information must be combined with specific on-site observations at the particular building in order to form a reliable opinion about the condition of that building's foundation.

Anyone having concern regarding the structural stability, safety, or damage of a building, foundation or other components, should consult a qualified expert.

Detailed articles on types of foundation movement are listed just below. The sketch is courtesy Carson Dunlop Associates

Strategy for Building Foundation or Floor or Slab Crack, Damage, or Movement Assessment

To understand the cause, effect, and remedy for all types of building foundation or masonry wall damage or movement we have categorized foundation damage into these broad categories:

  1. FOUNDATION FAILURES by MOVEMENT TYPE: is the movement active or not, how is the foundation moving: bulging, leaning, settling, etc. ?
  2. FOUNDATION FAILURES by TYPE & MATERIAL: how does damage show up in different types of foundation material & what are the implications for collapse risk or repair need?
  3. FOUNDATION CRACK DICTIONARY, what is the severity of foundation damage, what is its effect on the stability of the structure, and how urgently are foundation repairs needed?
  4. FOUNDATION REPAIR METHODS discusses alternative ways to fix a damaged foundation or floor slab crack or movement

Vertical Movement in Foundations & Walls

Vertical movement in foundations, in the most general cases, is caused by downwards movement of the wall or wall footings such as when a wall footing sinks in soft soil, or by an up and down movement of the wall or wall footings such as when a wall is disturbed by frost in a freezing climate or by expansive clay soils which expand or shrink as their water content increases or decreases.

Settlement crack in poured concrete foundation

Horizontal Movement in Foundations & Masonry Building Walls

Horizontal movement in building foundations or walls is generally caused by an external lateral or "sideways" force applied to some portion of the wall. Depending on the construction materials used and the strength of a foundation wall, a force applied to the wall can cause it to move in any of several ways which we discuss in detail at HORIZONTAL MOVEMENT IN FOUNDATIONS.

Combinations of Foundation Wall Movement, Horizontal & Vertical Crack Patterns Occurring Together

Photograph of a collapsing masonry block foundation wallWe discuss the inspection and analysis of foundation damage which shows a combination of different movement directions, forces, or crack patterns in detail

at COMBINATIONS OF FOUNDATION MOVEMENT

including the following examples of combination foundation damage:

 

 

How to distinguish between a "bulged" foundation wall and a "leaning" foundation wall, and why we care

Photograph of a bulged foundation wall © Daniel Friedman at InspectApedia.comUnderstanding the location and pattern of foundation wall cracking or movement may help us diagnose its cause and thus may help us understand what actions are needed to stop further foundation movement.

We discuss how and why we make this distinction between bulging and leaning foundations in detail at BULGED vs. LEANING FOUNDATIONS.

Even a concrete wall which is bulged is likely to be cracked horizontally, though perhaps not in such a straight line.

But a bulged reinforced concrete wall would be very rare unless perhaps the concrete wall bulged, or its forms bulged, during the time that the concrete was being poured and was still wet.

It's more likely that a reinforced concrete wall will be caused to lean or to shift horizontally while a masonry unit wall or stone wall is likely to be bulged and cracked by the same external forces.

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Reader Comments, Questions & Answers About The Article Above

Below you will find questions and answers previously posted on this page at its page bottom reader comment box.

Reader Q&A - also see RECOMMENDED ARTICLES & FAQs

On 2021-04-21 by (mod) - severe settlement of heaving of foundation damages walls, tile floors, brick veneers

Foundation & brick veneer wall significant cracks, damage, movement (C) InspectApedia.com Jen

@Jen,

Watch out: It looks like you've got some important settlement going on - that needs diagnosis as to cause - something that needs an onsite expert.

But significant movement in a building risks separation of framing members or foundation damage that in the most-extreme case can lead to sudden catastrophic collapse.

This is NOT "normal settlement" - as you say you were told.

From just photos one cannot say what is the cause (examples are frost heaves, expansive clay soils, water spilling around foundation, earthquake damage, improper foundation footing construction) but that is a significant amount of cracking.

Some of your photos also show significant cracking in what appears to be a brick veneer wall; that sort of damage can lead to a sudden collapse of the veneer wall, damaging what ever is below.

Also see BRICK VENEER WALL LOOSE, BULGED

Keep away from any high brick veneer walls where such a collapse could cause injury or damage.

Foundation & brick veneer wall significant cracks, damage, movement (C) InspectApedia.com Jen

On 2021-04-21 by Jen

Foundation & brick veneer wall significant cracks, damage, movement (C) InspectApedia.com Jen ... Foundation & brick veneer wall significant cracks, damage, movement (C) InspectApedia.com Jen

The tiles are cracking and hollow if tapped in a straight line from front of house to back, up the walls both vertically and horizontal extending to ceiling. And outside
Any suggestions are welcomed please see photos from (Jen) me.

My home is eight years old I am the original homeowner I have been experiencing foundation issues ever since purchasing the home I believe there is a lateral movement in the foundation I have a slab w/ spring joint foundation no basement l(Texas) my warranty is 10 yr however builder came out over 8x & claims “normal settling” how do I fix it?

Foundation & brick veneer wall significant cracks, damage, movement (C) InspectApedia.com Jen

The Comment Box would only let me post 1 photo at a time, so here are more

Foundation & brick veneer wall significant cracks, damage, movement (C) InspectApedia.com Jen

Foundation & brick veneer wall significant cracks, damage, movement (C) InspectApedia.com Jen

Foundation & brick veneer wall significant cracks, damage, movement (C) InspectApedia.com Jen

On 2019-08-02 - by (mod) -

Thank you for an interesting question; regrettably, I don't have an answer. Perhaps you can post a photo and we can understand more detail.

For example "the brick porch" could be anything of a wide range of weights, construction methods, and methods of attachment to the building, and the soil around and under the piers varies as well.

I don't have a clear image of what comprises your brick porch, nor conditions before the piers were added.

We discuss foundation repairs of this type at VERTICAL FOUNDATION MOVEMENT REPAIRS inspectapedia.com/structure/Vertical_Foundation_Movement_Repair.php

But you'll see that no one has provided a table of interpretation of pressures as the installation conditions vary significantly.f

Ask your installer how they computed the required number, type, and placement of the piers and how they measured their resulting pressure. Let me know what you're told, attach some photos, and we can comment further.

At the very least you'd be alert for further signs of porch settlement; that will be an unambiguous answer to your question.

On 2019-08-02 by Ahlon

When 3 push piers are installed around a brick porch and 5,000 pressure is used but very little lift is achieved, does that mean the corner of the porch was stable?

Question: does 5000 psi pressure and little lift mean the building porch being lifted was stable?

2019/08/02 Ahlon said:

When 3 push piers are installed around a brick porch and 5,000 pressure is used but very little lift is achieved, does that mean the corner of the porch was stable?

This Q&A were posted originally

at FOUNDATION FAILURES by MOVEMENT TYPE

Reply:

Thank you for an interesting question; regrettably, I don't have an answer. Perhaps you can post a photo and we can understand more detail.

For example "the brick porch" could be anything of a wide range of weights, construction methods, and methods of attachment to the building, and the soil around and under the piers varies as well.

I don't have a clear image of what comprises your brick porch, nor conditions before the piers were added.

We discuss foundation repairs of this type at VERTICAL FOUNDATION MOVEMENT REPAIRS inspectapedia.com/structure/Vertical_Foundation_Movement_Repair.php

But you'll see that no one has provided a table of interpretation of pressures as the installation conditions vary significantly.f

Ask your installer how they computed the required number, type, and placement of the piers and how they measured their resulting pressure. Let me know what you're told, attach some photos, and we can comment further.

At the very least you'd be alert for further signs of porch settlement; that will be an unambiguous answer to your question.

On 2019-07-18 by (mod) - Foundation had some movement, the inspector is unable to determine if further movement is likely

No one with any sense can tell you to buy or not buy a house based on a brief e text nor even from a warning about a specific condition at the house.

Even if repairs are needed if the price reflects it and your willing to go to the trouble it could be a reasonable house for you. The home inspector didn't give a clear answer. Seems to me he could have at least told you whether he thought there was a risk of a significant expense.

In any case what he left you with his having to hire someone else. Find a local Foundation engineer or masonry contractor and have them evaluate it and let me know what you're told. Photos?

On 2019-07-18 by Bassman

Here is what the home inspector wrote. How worried should I be? " Foundation had some movement, the inspector is unable to determine if further movement is likely. Homeowner repairs do not appear adequate. Recommend further evaluation by a qualified contractor. Should I buy this house?

On 2018-07-28 by Anonymous

Don't settle - run from this construction and community!

On 2018-05-06 by (mod) -

That's really doesn't look like very good foundation work does it. I would not want to be the framer.

On 2018-05-06 by Karthik

I am buying a home in a new construction community and the construction started about a month ago. Following are the problems in the foundation walls.

1. multiple diagonal cracks in one wall

2. Slightly bent foundation wall

3. Big crack on the rear foundation wall.

Are these agreeable? I contacted the builder and they are saying these are nothing and we will add steel and epoxy these cracks.

IMAGE LOST by older version of Comments code - now fixed. Please re-post the image if you can. Sorry. Mod.

On 2017-10-30 by ashikr695@gmail.com

@ashikr695@gmail.com,
4 storied residential building tripping settlement 3.5" in Bangladesh.

On 2017-10-30 0 by ashikr695@gmail.com

tripping settlement of 3.5" in Bangladesh.

 


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FOUNDATION FAILURES by MOVEMENT TYPE at InspectApedia.com - online encyclopedia of building & environmental inspection, testing, diagnosis, repair, & problem prevention advice.


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