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STRUCTURAL INSPECTIONS & DEFECTS

ADVANCED INSPECTION METHODS
AGE of a BUILDING - how to determine
ARCHITECTURE & BUILDING COMPONENT ID

BASEMENT WATERPROOFING
BEST CONSTRUCTION PRACTICES GUIDE
BRICK FOUNDATIONS & WALLS
BRICK STRUCTURAL WALL Loose Bulged
BRICK WALL THERMAL EXPANSION CRACKS
BRICK VENEER WALL Loose, Bulged
BRICK WALL DRAINAGE WEEP HOLES
BUCKLED FOUNDATIONS due to INSULATION?
BUILDING DAMAGE ASSESSMENT & REPAIR
BUILDING SAFETY HAZARDS GUIDE
BUILDING SETTLEMENT

CHIMNEY INSPECTION DIAGNOSIS REPAIR
COLD POUR JOINTS, CONCRETE
COLUMNS & POSTS, DEFECTS
CONCRETE FOUNDATIONS
CONCRETE FOUNDATIONS, PRE-CAST
CONNECTORS, FASTENERS, TIES
Cracks, Checking or Splitting Beams & Log Homes

DECK & PORCH CONSTRUCTION
DECK COLLAPSE Case Study
DEFINITIONS of Mobile Home, Doublewide, Modular, Panelized
DEFINITIONS of ENGINEERED WOOD OSB LVL etc
DEW POINT TABLE - CONDENSATION POINT GUIDE
DISASTER BUILDING INSPECTION & REPAIR

EARTHQUAKE DAMAGED FOUNDATIONS

FLOOD DAMAGE ASSESSMENT, SAFETY & CLEANUP
FLOOR, ENGINEERED WOOD & LAMINATES
FLOOR FRAMING & SUBFLOOR for TILE
FOOTING & FOUNDATION DRAINS
FOOTINGS EXPOSED, Repair Methods
FOUNDATION CONSTRUCTION TYPES
FOUNDATION CONTRACTORS, ENGINEERS
FOUNDATION CRACK EVALUATION
FOUNDATION FAILURES by MOVEMENT TYPE
FOUNDATION INSPECTION METHODS
FOUNDATION INSULATION OPTIONS
FOUNDATION MATERIALS, Age, Types
FOUNDATION REPAIR METHODS
FOUNDATION SETTLEMENT
FOUNDATION WATERPROOFING
FRAMING DAMAGE, INSPECTION, REPAIRS
FRAMING CONNECTORS & JOIST HANGERS
FRAMING MATERIALS, Age, Types
FRAMING SIZE & Spacing, Age, Types
FRAMING TABLES, SPANS for DECKS
FRENCH DRAINS
FROST HEAVES, FOUNDATION, SLAB
FRT PLYWOOD

GRADING, DRAINAGE & SITE WORK
GUTTERS & DOWNSPOUTS

HOUSE PARTS, DEFINITIONS

I-JOISTS, Wood Roof Floor
ICE DAM PREVENTION
INSECT INFESTATION / DAMAGE

LOG HOME GUIDE
LVL Laminated Veneer Lumber, Beams

MOBILE HOMES, DOUBLEWIDES, TRAILERS
MODULAR HOME CONSTRUCTION
MOISTURE CONTROL in BUILDINGS

NOISE / SOUND DIAGNOSIS & CURE

OSB - Oriented Strand Board

PANELIZED CONSTRUCTION
PLYWOOD Roof, Wall, Floor Decks & Sheathing
PORCH CONSTRUCTION & SCREENING
PRE-CUT & KIT HOMES
Preservative-Treated Framing Lumber

RETAINING WALL DESIGNS, TYPES, DAMAGE
RETAINING WALL GUARD RAILINGS
ROT, FUNGUS, INSECT DAMAGE

SEARS KIT HOUSES
SINKHOLES, WARNING SIGNS
SINKING BUILDINGS
SLAB CRACK EVALUATION
SLAB CRACK REPAIR
STAIRS, RAILINGS, LANDINGS, RAMPS
STONE FOUNDATIONS
STONE VENEER WALLS
STRAW BALE CONSTRUCTION
STRESS SKIN INSULATED PANELS
STRUCTURAL DAMAGE PROBING
STRUCTURAL WOOD ASSESSMENT
SUMP PUMPS GUIDE

TERMITES
TEST KITS for DUST, MOLD, PARTICLE TESTS
Thermal Expansion Cracking of Brick
THERMAL MASS in BUILDINGS
TIMBER FRAMING, ROT
TIMBER ASSESSMENT
TRUSS UPLIFT, ROOF
TRUSSES, Floor & Roof

WALL CONSTRUCTION BARRIER vs CAVITY
WATER BARRIERS, EXTERIOR BUILDING
WATER ENTRY in BUILDINGS
WINTERIZE A BUILDING
WOOD FOUNDATIONS
WOOD STRUCTURE ASSESSMENT

More Information

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.How to Distiguish Foundation Bulging vs. Leaning
     

  • How to Distiguish Foundation Bulging vs. Leaning Movement by Type & Location of Cracks & Bends in Foundation Components
    • Different causes of foundation leaning, bulging, cracking
    • How to Evaluate and Diagnose Foundation Movement by Type & Location of Cracks, Bends, Leans, or Shift in Foundation Components
  • FOUNDATION BULGE or LEAN MEASUREMENTS - separate article
  • BULGED FOUNDATION REPAIR METHODS - separate article
  • Questions & answers about the difference between foundation bulging & foundation leaning: different causes, effects, risks, & repairs
  • References

Click to Show or Hide Related Topics

  • FOUNDATION DAMAGE & REPAIR GUIDE - home
  • BUCKLED FOUNDATIONS due to INSULATION?
  • BUILDING DAMAGE ASSESSMENT & REPAIR
  • EARTHQUAKE DAMAGED FOUNDATIONS
  • FLOOD DAMAGED FOUNDATIONS
  • FOUNDATION CONSTRUCTION TYPES
  • FOUNDATION CONTRACTORS, ENGINEERS
  • FOUNDATION CRACK EVALUATION
    • BULGE or LEAN MEASUREMENTS
    • CRACK MONITORING Methods
    • DIAGONAL FOUNDATION CRACKS
    • HORIZONTAL FOUNDATION CRACKS
    • SHRINKAGE vs EXPANSION vs SETTLEMENT
    • Sinkholes & Building Damage
    • Thermal Expansion Cracking of Brick
    • VERTICAL FOUNDATION CRACKS
  • FOUNDATION DAMAGE REPORTS
  • FOUNDATION DAMAGE SEVERITY
  • FOUNDATION DRAINS / FRENCH DRAINS
  • FOUNDATION FAILURES by MOVEMENT TYPE
    • ACTIVE vs. STATIC FOUNDATION MOVEMENT
    • BUCKLED FOUNDATIONS due to INSULATION
    • BUILDING SETTLEMENT
    • BULGED vs. LEANING FOUNDATIONS
    • COMBINATIONS OF FOUNDATION MOVEMENT
    • FOUNDATION SETTLEMENT
    • HORIZONTAL MOVEMENT IN FOUNDATIONS
    • SETTLEMENT IN FOUNDATIONS
    • SHRINKAGE CRACKS in CONCRETE
    • VERTICAL MOVEMENT IN FOUNDATIONS
  • FOUNDATION FAILURES by TYPE & MATERIAL
    • BLOCK FOUNDATION & WALL DEFECTS
    • BRICK FOUNDATION & WALL DEFECTS
    • BRICK STRUCTURAL WALL Loose Bulged
    • BRICK VENEER WALL
    • BRICK WALL DRAINAGE WEEP HOLES
    • BRICK WALL THERMAL EXPANSION CRACKS
    • COLUMNS & POSTS, DEFECTS
    • CONCRETE FOUNDATION, WALL, SLAB DEFECTS
    • CONCRETE PRE-CAST FOUNDATION DEFECTS
    • PIER FOUNDATION PROBLEMS
    • STONE FOUNDATION DEFECTS
    • WOOD FOUNDATION DEFECTS
  • FOUNDATION INSPECTION METHODS
  • FOUNDATION INSPECTION STANDARDS
  • FOUNDATION INSULATION OPTIONS
  • FOUNDATION MATERIALS, Age, Types
  • FOUNDATION MISSING INCOMPLETE
  • FOUNDATION MOVEMENT ACTIVE vs. STATIC
  • FOUNDATION REPAIR METHODS
  • FOUNDATION WATERPROOFING
  • FRAMING DAMAGE, INSPECTION, REPAIR - home
  • FROST HEAVES, FOUNDATION, SLAB
  • SINKING BUILDINGS
  • SINKHOLES, WARNING SIGNS
  • SITE FACTORS AFFECTING FOUNDATIONS
  • SLAB CRACK EVALUATION
  • SLAB CRACK REPAIR
  • WATER ENTRY in BUILDINGS
InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.

Foundation damage evaluation: how to distiguish foundation bulging vs. leaning movement by type & location of cracks & bends in foundation components. We distinguish among vertical movement, horizontal movement, leaning, tipping, bending, differential and uniform settlement, earthquake and storm damage, and other foundation damage patterns. 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.

Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman.

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

Photograph of a leaning foundation wall

Why distinguish between leaning and bulging foundation walls?

We care about the distinction between leaning and bulging because understanding 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 or perhaps to decide on a course of repair or reinforcement of the wall.

For example, recognizing that a foundation wall has bulged inwards at about the depth of the frost line at a building may tell us that the root cause of that particular foundation movement was frost pressure from spillage of roof runoff too close to and along the building wall.

Watch out: 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. Photographs of types of foundation cracks and other foundation damage: we have a large library of photographs which we're in process of adding to this document. Pending completion of that work, contact the author if assistance is required.

The same forces produce different effects on poured concrete walls compared with masonry block, brick, or stone walls

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.

Also see FOUNDATION CRACK EVALUATION for a discussion of the diagnosis of specific crack patterns in masonry foundations, and see FOUNDATION BULGE or LEAN MEASUREMENTS which explains a simple method for determining how much bulge or lean is present in a foundation or wall, then see FOUNDATION MOVEMENT ACTIVE vs. STATIC which helps determine if the foundation movement is ongoing, and see FOUNDATION DAMAGE SEVERITY for a discussion of just how much foundation movement is likely to be a concern.

Characteristics of a bulging foundation wall

Photograph of ...

 

If our measurements anywhere between the floor and the top of the wall is greater than the distance measured (wall to string) at the floor bottom and at the wall top then the wall is "bulged" inwards at that point.

If the wall is masonry block in construction we'd expect to see horizontal cracks in one or mortar joints in the bulged area, with the widest horizontal crack at or close to the point of greatest inward bulge.

For details of a simple foundation bulge or lean measurement procedure using just string and a ruler, see FOUNDATION BULGE or LEAN MEASUREMENTS

Characteristics of a leaning foundation wall

Photograph of ...
If all of our measurements of inwards movements in the foundation wall increase in distance (wall to string), from floor up towards the top of the wall, the wall is leaning inwards.

In this case we'd expect to not see horizontal cracks (if the wall is masonry block, for example).

Watch out: in some cases a foundation wall may not lean in the direction you expect.

For example a reinforced masonry block wall or poured concrete wall which has been pushed inwards by earth loading might move inwards at the bottom of the wall rather than at the top.

The bottom of the wall will have been pushed in to the building basement or crawl space and the top may actually begin to lean out and may even become visible outside, protruding out past the building framed wall.

Earthquake damage which shifts a building off of its foundation can also produce something that looks like and can be mistaken for this condition.

...


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Technical Reviewers & References

Related Topics, found near the top of this page suggest articles closely related to this one.

  • "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
  • Terry Carson - ASHI
  • Mark Cramer - ASHI
  • JD Grewell, ASHI
  • Duncan Hannay - ASHI, P.E. *
  • Bob Klewitz, M.S.C.E., P.E. - ASHI
  • Ken Kruger, P.E., AIA - ASHI
  • Bob Peterson, Magnum Piering - 800-771-7437 - FL*
  • 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
  • Best Practices Guide to Residential Construction, by Steven Bliss. John Wiley & Sons, 2006. ISBN-10: 0471648361, ISBN-13: 978-0471648369, Hardcover: 320 pages, available from Amazon.com and also Wiley.com. See our book review of this publication.
  • Decks and Porches, the JLC Guide to, Best Practices for Outdoor Spaces, Steve Bliss (Editor), The Journal of Light Construction, Williston VT, 2010 ISBN 10: 1-928580-42-4, ISBN 13: 978-1-928580-42-3, available from Amazon.com
  • The Journal of Light Construction has generously given reprint permission to InspectAPedia.com for certain articles found at this website. All rights and contents to those materials are ©Journal of Light Construction and may not be reproduced in any form.
  • Avongard foundation crack progress chart for structural crack monitoring
  • Building Pathology, Deterioration, Diagnostics, and Intervention, Samuel Y. Harris, P.E., AIA, Esq., ISBN 0-471-33172-4, John Wiley & Sons, 2001 [General building science-DF] ISBN-10: 0471331724 ISBN-13: 978-0471331728
  • Building Pathology: Principles and Practice, David Watt, Wiley-Blackwell; 2 edition (March 7, 2008) ISBN-10: 1405161035 ISBN-13: 978-1405161039
  • 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.
  • Building Failures, Diagnosis & Avoidance, 2d Ed., W.H. Ransom, E.& F. Spon, New York, 1987 ISBN 0-419-14270-3
  • Domestic Building Surveys, Andrew R. Williams, Kindle book, Amazon.com
  • 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.
  • Guide to Domestic Building Surveys, Jack Bower, Butterworth Architecture, London, 1988, ISBN 0-408-50000 X
  • "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
  • Quality Standards for the Professional Remodeling Industry, National Association of Home Builders Remodelers Council, NAHB Research Foundation, 1987.
  • Quality Standards for the Professional Remodeler, N.U. Ahmed, # Home Builder Pr (February 1991), ISBN-10: 0867183594, ISBN-13: 978-0867183597
  • Slab on Grade Foundation Moisture and Air Leakage, U.S. Department of Energy
  • 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.

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.
  • Home Reference Book - Carson DunlopThe Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, 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. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.

    Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.
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