Repair Methods for Bulged or Cracked Foundation Walls
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How to Repair Bulged, Cracked Building Foundations using pilasters, steel reinforcement, foundation anchors, sister walls, or wall reconstruction
Photographs and drawings of repair methods used for foundation wall cracks and bulges
Questions & answers about how to repair bulged or cracked building foundation walls
This article explains how to Repair Bulged, Cracked Building Foundations using pilasters, steel reinforcement, foundation anchors, sister walls, or wall reconstruction methods.
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The photo above shows a foundation wall reconstruction in process for a poured concrete foundation wall that settled and cracked at the time
of construction.
At this website
we explain how it is sometimes possible to be confident about the cause of and repair for foundation damage, and we describe
various methods used to repair cracked or bulged, bowed or in some cases leaning or tipped foundation walls.
The photograph at the top of this page shows a concrete block wall which has bulged and is in danger of collapse due to earth pressure
from outside.
A Guide to Repair Methods for Bulged Foundation Walls
Here we illustrate and describe several methods used to stiffen or reinforce bulging foundation walls against further movement.
The motive for a decision to reinforce a building foundation rather than rebuild it can be easily understood by
noticing the difference in cost between bolting a few vertical steel beams to a building or building a pilaster
and the cost to add temporary support to the floors above, remove an existing foundation, and rebuild a new
one in its place.
However the decision to support or reinforce a foundation wall versus rebuilding it
is often made by the wall itself. If the amount of bulge or bow is sufficiently severe the wall needs
to be rebuilt. If the underlying source of wall damage cannot be reliably addressed without excavating
outside to add drainage and perhaps water proofing, there is additional motivation to perform a
more costly repair.
The foundation bulge or lean repair methods listed below are roughly in order
of their most common appearance in residential buildings. The sketch shown here describes application of
a steel I-beam against a masonry block wall for reinforcement. More details are given below.
Guide to Using Pilasters for Repair of Foundation Wall Bulge, Cracks, Movement
Pilasters may be constructed against the existing foundation wall(s) to add stability and resist further movement. A pilaster is
a masonry column or short wall which is constructed butting against the original wall at right angles. In this photo the masonry block
pilaster is itself damaged and spalling. Additional repairs and steps to direct water away from this foundation wall are still needed.
The Carson Dunlop sketch at above right shows how a pilaster may appear in a building for a different reason than an attempt to stiffen a bulging foundation wall. In this case the pilaster is supporting a beam placed as a girder to support the floor that will be constructed above. So don't assume just because you see a pilaster that it was built to address a foundation damage problem.
Guide to Using Reinforcing Steel I-Beams for Repair of Foundation Wall Bulge, Cracks, Movement
Steel I-beams or U-channel beams may be placed against the bulged wall, anchored at their bottom to the floor slab and at their top to building floor framing. The
beam is placed with its side against the most-inward-protruding portion of the wall.
When you click on the photo to enlarge it you'll see how
the installer used a simple wood cross-bridge between the joists of the floor above to hold the top of the "I" beam in place against
the foundation wall.
Often the bottom of the vertical I-beam is secured by breaking a hole into the concrete floor slab where the
bottom of the I-beam is cemented in place.
Example of Using Foundation Anchors for Repair of Foundation Wall Bulge, Cracks, Movement
Foundation Anchors may be used to stabilize a foundation wall which is not badly damaged. This approach
uses horizontal driven pins
to anchor the wall to the surrounding soil and resist resist further movement.
Special products are available which
employ an expanding soil anchor at the outside end of the horizontal pin.
In this photograph we
show a rectangular steel plate and just the end of a threaded steel rod which is all that one can see of the
foundation anchor which had been driven through the foundation wall and into the surrounding soil.
Guide to Using Interior or Exterior Reinforcing Sister Walls for Repair of Foundation Wall Bulge, Cracks, Movement
An inside or outside foundation-reinforcing wall may be constructed against the bulged foundation wall. Unless the outside cause of bulging (such as water or frost)
is also corrected, we are doubtful about the durability of this approach. In this photograph there had been a history of water entry and
foundation wall cracks and movement at the front of this office building built with a portion of its foundation wall sitting on sloped
bedrock.
The contractor built a reinforced concrete block against the damaged foundation wall, an effort which was largely successful
at reducing most, but not all of the water entry (and mold) in the building. Simple measures outside to properly handle roof runoff
by directing it against the foundation, and normal gutter maintenance, would help considerably in drying out this area. The sketch describes
application of a reinforced concrete wall on the exterior of a building foundation.
Using Cables for Repair of Foundation Wall Bulge, Cracks, Movement
Steel tension cables + stars (reinforcing plates) are sometimes used to anchor the wall to the surrounding soil and resist further movement
but more normally this approach is used to strengthen and cross-tie above-ground walls in masonry buildings. It's common to see these
outside reinforcing plates on pre-1900 multi-story brick buildings which no longer rely just on floor framing to tie opposing masonry
walls together.
Reconstruction as a Repair of Foundation Wall Bulge, Cracks, Movement
Reconstruction of the entire foundation wall is the repair usually called-for by masons and while probably the most-costly, is often
the most effective repair method since it permits installation of drainage around the wall exterior as part of the procedure:
excavation and reconstruction of a near-failing or failed foundation wall may possibly include in the new wall, additional reinforcement over
the original design and with additional foundation and site drainage.
In the photo shown here the rear and a portion of the rear right
masonry block foundation walls had to be rebuilt after the foundation began to collapse during a period of heavy rain.
Questions & Answers regarding this article
Questions & answers about how to repair bulged or cracked building foundation walls
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Opinions herein are the responsibility of the author. Most of this material has been subject to ongoing peer review but is without any professional engineering analysis. Home inspections may include the discovery of defects involving life, safety, and significant costs. Home inspectors who are not both qualified and certain of the authoritative basis of their conclusions should obtain their own expert advice from qualified experts.
This work is also based on the author's construction & inspection experience, training, research, and survey of material from ASHI, and from N. Becker, R. Burgess, J. Bower, D. Breyer, A. Carson, J. Cox, A. Daniel, M. Lennon, R. Peterson, J. Prendergast, W. Ransom, D. Rathburn, E. Rawlins, E. Seaquist, and D. Wickersheimer. Some useful citations are at the end of this paper.
"Concrete Slab Finishes and the Use of the F-number System", Matthew Stuart, P.E., S.E., F.ASCE, online course at www.pdhonline.org/courses/s130/s130.htm
Sal Alfano - Editor, Journal of Light Construction*
Thanks to Alan Carson, Carson Dunlop, Associates, Toronto, for technical critique and some of the foundation inspection photographs cited in these articles.
A.B. Chance foundation repair systems, helical piers, foundation repairs www.abchance.com
Dwyer of Florida, supplier of Helical Piles, foundation repair, and concrete restoration in Florida, exclusive dealer for Magnum piering. This company provides helical piles, foundation settlement repair, concrete restoration, shotcrete, pressure grouting, and slabjacking for residential and commercial buildings. 1-866-900-PIER www.dwyerflorida.com
Arlene Puentes, ASHI, October Home Inspections - (845) 216-7833 - Kingston NY
Greg Robi, Magnum Piering - 800-822-7437 - National*
Dave Rathbun, P.E. - Geotech Engineering - 904-622-2424 FL*
Ed Seaquist, P.E., SIE Assoc. - 301-269-1450 - National
Dave Wickersheimer, P.E. R.A. - IL, professor, school of structures division, UIUC - University of Illinois at Urbana-Champaign School of Architecture. Professor Wickersheimer specializes in structural failure investigation and repair for wood and masonry construction. * Mr. Wickersheimer's engineering consulting service can be contacted at HDC Wickersheimer Engineering Services. (3/2010)
*These reviewers have not returned comment 6/95
NOTE: Journal of Light Construction articles are available on CD ROM from the Journal of Light Construction, www.bginet.com, 802-434-4747
Diagnosing & Repairing House Structure Problems, Edgar O. Seaquist, McGraw Hill, 1980 ISBN 0-07-056013-7 (obsolete, incomplete, missing most diagnosis steps, but very good reading; out of print but used copies are available at Amazon.com, and reprints are available from some inspection tool suppliers). Ed Seaquist was among the first speakers invited to a series of educational conferences organized by D Friedman for ASHI, the American Society of Home Inspectors, where the topic of inspecting the in-service condition of building structures was first addressed.
Design of Wood Structures - ASD, Donald E. Breyer, Kenneth Fridley, Kelly Cobeen, David Pollock, McGraw Hill, 2003, ISBN-10: 0071379320, ISBN-13: 978-0071379328 This book is an update of a long-established text dating from at least 1988 (DJF); Quoting: This book is gives a good grasp of seismic design for wood structures. Many of the examples especially near the end are good practice for the California PE Special Seismic Exam design questions. It gives a good grasp of how seismic forces move through a building and how to calculate those forces at various locations.THE CLASSIC TEXT ON WOOD DESIGN UPDATED TO INCLUDE THE LATEST CODES AND DATA. Reflects the most recent provisions of the 2003 International Building Code and 2001 National Design Specification for Wood Construction. Continuing the sterling standard set by earlier editions, this indispensable reference clearly explains the best wood design techniques for the safe handling of gravity and lateral loads. Carefully revised and updated to include the new 2003 International Building Code, ASCE 7-02 Minimum Design Loads for Buildings and Other Structures, the 2001 National Design Specification for Wood Construction, and the most recent Allowable Stress Design.
Defects and Deterioration in Buildings: A Practical Guide to the Science and Technology of Material Failure, Barry Richardson, Spon Press; 2d Ed (2001), ISBN-10: 041925210X, ISBN-13: 978-0419252108. Quoting: A professional reference designed to assist surveyors, engineers, architects and contractors in diagnosing existing problems and avoiding them in new buildings. Fully revised and updated, this edition, in new clearer format, covers developments in building defects, and problems such as sick building syndrome. Well liked for its mixture of theory and practice the new edition will complement Hinks and Cook's student textbook on defects at the practitioner level.
"Avoiding Foundation Failures," Robert Marshall, Journal of Light Construction, July, 1996 (Highly recommend this article-DF)
"A Foundation for Unstable Soils," Harris Hyman, P.E., Journal of Light Construction, May 1995
"Backfilling Basics," Buck Bartley, Journal of Light Construction, October 1994
"Inspecting Block Foundations," Donald V. Cohen, P.E., ASHI Reporter, December 1998. This article in turn cites the Fine Homebuilding article noted below.
"When Block Foundations go Bad," Fine Homebuilding, June/July 1998
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.
The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 2010, $69.00 U.S., is available from Carson Dunlop, and from the InspectAPedia bookstore. The 2010 edition of the Home Reference Book is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. InspectAPedia.com ® author/editor Daniel Friedman is a contributing author. Field inspection worksheets are included at the back of the volume.
Diagnosing & Repairing House Structure Problems, Edgar O. Seaquist, McGraw Hill, 1980 ISBN 0-07-056013-7 (obsolete, incomplete, missing most diagnosis steps, but very good reading; out of print but used copies are available at Amazon.com, and reprints are available from some inspection tool suppliers). Ed Seaquist was among the first speakers invited to a series of educational conferences organized by D Friedman for ASHI, the American Society of Home Inspectors, where the topic of inspecting the in-service condition of building structures was first addressed.
Design of Wood Structures - ASD, Donald E. Breyer, Kenneth Fridley, Kelly Cobeen, David Pollock, McGraw Hill, 2003, ISBN-10: 0071379320, ISBN-13: 978-0071379328 This book is an update of a long-established text dating from at least 1988 (DJF); Quoting: This book is gives a good grasp of seismic design for wood structures. Many of the examples especially near the end are good practice for the California PE Special Seismic Exam design questions. It gives a good grasp of how seismic forces move through a building and how to calculate those forces at various locations.THE CLASSIC TEXT ON WOOD DESIGN UPDATED TO INCLUDE THE LATEST CODES AND DATA. Reflects the most recent provisions of the 2003 International Building Code and 2001 National Design Specification for Wood Construction. Continuing the sterling standard set by earlier editions, this indispensable reference clearly explains the best wood design techniques for the safe handling of gravity and lateral loads. Carefully revised and updated to include the new 2003 International Building Code, ASCE 7-02 Minimum Design Loads for Buildings and Other Structures, the 2001 National Design Specification for Wood Construction, and the most recent Allowable Stress Design.
Defects and Deterioration in Buildings: A Practical Guide to the Science and Technology of Material Failure, Barry Richardson, Spon Press; 2d Ed (2001), ISBN-10: 041925210X, ISBN-13: 978-0419252108. Quoting: A professional reference designed to assist surveyors, engineers, architects and contractors in diagnosing existing problems and avoiding them in new buildings. Fully revised and updated, this edition, in new clearer format, covers developments in building defects, and problems such as sick building syndrome. Well liked for its mixture of theory and practice the new edition will complement Hinks and Cook's student textbook on defects at the practitioner level.
"Avoiding Foundation Failures," Robert Marshall, Journal of Light Construction, July, 1996 (Highly recommend this article-DF)
"A Foundation for Unstable Soils," Harris Hyman, P.E., Journal of Light Construction, May 1995
"Backfilling Basics," Buck Bartley, Journal of Light Construction, October 1994
"Inspecting Block Foundations," Donald V. Cohen, P.E., ASHI Reporter, December 1998. This article in turn cites the Fine Homebuilding article noted below.
"When Block Foundations go Bad," Fine Homebuilding, June/July 1998
Straw Bale Home Design, U.S. Department of Energy provides information on strawbale home construction - original source at http://www.energysavers.gov/your_home/designing_remodeling/index.cfm/mytopic=10350
More Straw Bale Building: A Complete Guide to Designing and Building with Straw (Mother Earth News Wiser Living Series), Chris Magwood, Peter Mack, New Society Publishers (February 1, 2005), ISBN-10: 0865715181 ISBN-13: 978-0865715189 - Quoting: Straw bale houses are easy to build, affordable, super energy efficient, environmentally friendly, attractive, and can be designed to match the builder’s personal space needs, esthetics and budget. Despite mushrooming interest in the technique, however, most straw bale books focus on “selling” the dream of straw bale building, but don’t adequately address the most critical issues faced by bale house builders. Moreover, since many developments in this field are recent, few books are completely up to date with the latest techniques. More Straw Bale Building is designed to fill this gap. A completely rewritten edition of the 20,000-copy best--selling original, it leads the potential builder through the entire process of building a bale structure, tackling all the practical issues: finding and choosing bales; developing sound building plans; roofing; electrical, plumbing, and heating systems; building code compliance; and special concerns for builders in northern climates.
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