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STRUCTURAL INSPECTIONS & DEFECTS

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

BARK SIDE DOWN on DECKS, TRIM, STEPS
BASEMENT WATERPROOFING
BARK SIDE DOWN on DECKS, TRIM, STEPS
BASKETBALL MOLD SYNDROME - BBMS
BEST CONSTRUCTION PRACTICES GUIDE

BRICK FOUNDATIONS & WALLS
BRICK STRUCTURAL WALL Loose Bulged
Brick Thermal Expansion Cracking
BRICK VENEER WALL Loose, Bulged
BRICK WALL DRAINAGE WEEP HOLES
BUCKLED FOUNDATIONS due to INSULATION?
BUILDING SAFETY HAZARDS GUIDE
BUILDING SETTLEMENT

CHIMNEY INSPECTION DIAGNOSIS REPAIR
COLUMNS & POSTS, DEFECTS
CONCRETE FOUNDATIONS
CONCRETE FOUNDATIONS, PRE-CAST
Cracks, Checking or Splitting Beams & Log Homes
CRAWL SPACES

DECK & PORCH CONSTRUCTION
Deck Construction Best Practices
DECK COLLAPSE Case Study
DECK FINISHES COATINGS PRESERVATIVES
DECK FLASHING LEAKS, ROT Case Study
DECKS, ROOFTOP CONSTRUCTION

DEBRIS STAINING on ROOFS
DEFINITIONS of Mobile Home, Doublewide, Modular, Panelized
DEFINITIONS of ENGINEERED WOOD OSB LVL etc
DEW POINT CALCULATION for WALLS
DEW POINT TABLE - CONDENSATION POINT GUIDE
DISASTER BUILDING INSPECTION & REPAIR SAFEY

EARTHQUAKE DAMAGED FOUNDATIONS
ENERGY SAVINGS in BUILDINGS
ENGINEERED WOOD Flooring
ENGINEERED WOOD Products

FIRE DAMAGE vs MOLD DAMAGE

FLOOD DAMAGE ASSESSMENT, SAFETY & CLEANUP
FLOOD DAMAGE TO FOUNDATIONS
FLOODED HEATING EQUIPMENT REPAIR
FLOODED WATER HEATER REPAIR
FLOODED SEPTIC SYSTEMS, REPAIR
FLOODS IN BUILDINGS, MOLD PREVENTION

FLOOR, ENGINEERED WOOD & LAMINATES
FLOOR FRAMING & SUBFLOOR for TILE
FLOOR TYPES & DEFECTS
FLOOR TILE ASBESTOS IDENTIFICATION
FLOOR TILE HISTORY & INGREDIENTS

FOOTING & FOUNDATION DRAINS
FOOTINGS EXPOSED, Repair Methods

FOUNDATION BULGE or LEAN MEASUREMENTS
  How to Measure Foundation Movement
  Example of Measuring Foundation Bulge
FOUNDATION CONSTRUCTION TYPES
FOUNDATION CONTRACTORS, ENGINEERS

FOUNDATION CRACKS & DAMAGE GUIDE
  BRICK FOUNDATIONS & WALLS
  BUCKLED FOUNDATIONS due to INSULATION?
  CRAWL SPACES
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  FOUNDATION CONSTRUCTION TYPES
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    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 BULGE or LEAN MEASUREMENTS
  FOUNDATION DAMAGE REPORTS
  FOUNDATION DAMAGE SEVERITY
  FOUNDATION INSPECTION STANDARDS
  FOUNDATION MOVEMENT ACTIVE vs. STATIC
  FOUNDATION REPAIR METHODS
  PIER or PILE FOUNDATIONS
  SITE FACTORS AFFECTING FOUNDATIONS
  SLAB CRACK EVALUATION

FOUNDATION DEFECTS OF OMISSION - MISSING

FOUNDATION FAILURES by TYPE & MATERIAL
  BLOCK FOUNDATION & WALL DEFECTS
  BRICK FOUNDATION & WALL DEFECTS
  BRICK STRUCTURAL WALLS Loose, Bulged
  Brick Thermal Expansion Cracking
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  BRICK WALL DRAINAGE WEEP HOLES
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    Cold Pour Joints
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  PIER FOUNDATION PROBLEMS
  STONE FOUNDATION DEFECTS
  WOOD FOUNDATION DEFECTS

FOUNDATION FAILURES by MOVEMENT TYPE
  BRICK FOUNDATIONS & WALLS
  BUCKLED FOUNDATIONS due to INSULATION?
  BULGED vs. LEANING FOUNDATIONS
  COMBINATIONS OF FOUNDATION MOVEMENT
    Bulge & step cracks
    Earthquake Damage to Foundations
    Flood Damage to Foundations
    Foundation Movement During Collapse
    Other Foundation Step cracks
  HORIZONTAL MOVEMENT IN FOUNDATIONS
    Bulging, Leaning & Sliding Wall
    Horizontal Foundation Creep
    Horizontal Movement & step cracks in brick
    Impact Damage to Foundations
    Thermal Expansion Cracking in Brick
  SETTLEMENT IN FOUNDATIONS
  SHRINKAGE CRACKS in CONCRETE
  VERTICAL MOVEMENT IN FOUNDATIONS
    Diagonal Cracks in Concrete Foundations
    Diagonal Step Cracking in Masonry
    Differential vs. Uniform Settlement Cracks
    Leaning or Tipping Buildings
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    Vertical Cracks

FOUNDATION INSPECTION METHODS
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FOUNDATION MATERIALS, Age, Types

FOUNDATION REPAIR METHODS
  Bulged foundation Repairs
    Pilasters for Repair of Bulge, Cracks
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  FOOTINGS EXPOSED, Repair Methods
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  Seal Cracks by Polyurethane Foam Injection
  Seal Cracks in Concrete, How To
  Shrinkage Crack Repairs
    How to Seal Cracks in Concrete
    Polyurethane Foam Injection
  SLAB CRACK REPAIR
  Vertical Foundation Movement Repairs

FOUNDATION SETTLEMENT
FOUNDATION WATERPROOFING

FRAMING DAMAGE, INSPECTION, REPAIR
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FRAMING METAL STUD PERFORMANCE
FRAMING METHODS, Age, Types
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  Panelized Construction
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  TRUSSES, Floor & Roof
  Welded Wire Sandwich Framing
FRAMING SIZE & Spacing, Age, Types
FRAMING TABLES, SPANS for DECKS

FRENCH DRAINS
FROST HEAVES, FOUNDATION, SLAB
FRT PLYWOOD

GALVANIC SCALE & METAL CORROSION
GLUES ADHESIVES, EXTERIOR CONSTRUCTION
GRADING & SITE WORK, EXTERIOR
GUTTERS & DOWNSPOUTS

HOUSE PARTS, DEFINITIONS
HOUSEWRAP INSTALLATION DETAILS

I-JOISTS, Wood Roof Floor

KIT HOMES, Aladdin, Sears, Wards, Others

LEED GREEN BUILDING CERTIFICATION

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
PLASTER BULGES & PILLOWS
PLASTER, LOOSE FALL HAZARDS
PLYWOOD Roof, Wall, Floor Decks & Sheathing
PORCH CONSTRUCTION & SCREENING
PRE-CUT & KIT HOMES
Preservative-Treated Framing Lumber

RAILINGS, DECK & PORCH
RAILINGS, STAIRWAY
RETAINING WALL DESIGNS, TYPES, DAMAGE
RETAINING WALL GUARD RAILINGS
ROT, FUNGUS, TERMITES
ROT, TIMBER FRAME

SEARS KIT HOUSES
SEPTIC & CESSPOOL SAFETY
SHEATHING, FIBERBOARD
SHEATHING, Gypsum board
SHEATHING Homasote & Other Board
SHEATHING, OSB
SHEATHING, Plywood
SHEATHING, FOIL FACED - VENTS
SIDING, Sheathing Identification - Photo Guide
SINKHOLES, WARNING SIGNS
SINKING BUILDINGS

SLAB CRACK EVALUATION
  Control Joint Cracks in Concrete
  Freezing & Water Damage
  Frost Heave/Expansive Soil Cracks in Slabs
  Settlement Cracks in Slabs
  Settlement Cracks vs. Frost Heaves
  Settlement Cracks vs. Shrinkage Cracks
  Shrinkage Cracks in Slabs
  Shrinkage Cracks Along Foundation Walls

SLAB CRACK REPAIR
  Control Joint Cracks in Concrete
  Seal Cracks by Polyurethane Foam Injection
  Seal Cracks in Concrete, How To
  Standards for Repair of Cracks in Floors
  Vertical Foundation Movement Repairs

SOLAR ENERGY SYSTEMS
Splits in Structural Wood Beams
STAIN & BIODETERIORATION AGENT CATALOG
STAINS on BUILDINGS - QUICK GUIDE
STAIN DIAGNOSIS on BUILDING EXTERIORS
STAIRS, RAILINGS, LANDINGS, RAMPS
STONE CLEANING METHODS
STONE FOUNDATIONS
STRAW BALE CONSTRUCTION
STRESS SKIN INSULATED PANELS
STUCCO WAll FAILURES DUE TO WEATHER
STUCCO WALL METHODS & INSTALLATION
STUCCO OVER FOAM INSULATION
STUCCO PAINT FAILURES
SUMP PUMPS GUIDE
SWEATING (CONDENSATION) on PIPES, TANKS

TERMITES, ROT

THERMAL EXPANSION of MATERIALS
THERMAL MASS in BUILDINGS
TRUSS UPLIFT, ROOF
TRUSSES, Floor & Roof

VAPOR BARRIERS & CONDENSATION in buildings
VENTILATION in buildings

WATER BARRIERS, EXTERIOR BUILDING
WATER ENTRY in BUILDINGS

WIND ENERGY SYSTEMS
WIND TURBINES & LIGHTNING
WINDOWS & DOORS, Age, Types

WINTERIZE A BUILDING
WOOD FOUNDATIONS

More Information

Photograph of - cracked  masonry block foundation wall, probably from earth pressur at original construction - notice the wavy mortar. Drop a plumb line to measure total inwards bulging of this block foundation wall. Foundation movement: how to detect & diagnose active movement in a building foundation
InspectAPedia®  -    

  • Foundation movement: how to detect & diagnose active movement or movement cracks in a building foundation
  • Types of foundation damage
  • Extent of foundation damage
  • Photographs of foundation movement crack patterns
  • Questions & answers on how to determine if foundtation movement or damage is active and ongoing

Determine active vs. old building foundation or structural movement: This article explains Foundation movement: how to detect & diagnose active movement or movement cracks in a building foundation.

InspectAPedia offers impartial, unbiased advice without conflicts of interest. We will block advertisements which we discover or readers inform us are associated with bad business practices, false-advertising, or junk science. Our contact info is at InspectAPedia.com/Contact.htm.

This document 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.

Types of foundation cracks, crack patterns, differences in the meaning of cracks in different foundation materials, site conditions, building history, and other evidence of building movement and damage are described to assist in recognizing foundation defects and to help the inspector separate cosmetic or low-risk conditions from those likely to be important and potentially costly to repair.

© Copyright 2012 InspectAPedia.com, All Rights Reserved. Information Accuracy & Bias Pledge is at below-left. Use page top links to major topics or use links at the left of each page to navigate within topics and documents at this website. Green links show where you are in a document series or at this website.

MOVEMENT ACTIVE/STATIC - Foundation Movement: Determining Active or Dynamic (ongoing movement) vs. Static (no ongoing movement)

The photo above shows a bowed masonry block foundation wall with horizontal cracking that occurred due to earth loading at the time of construction, probably by vehicles driving too close to the foundation wall shortly after it was constructed. At this website we explain how it is sometimes possible to be confident about the cause of foundation damage which in turn helps assess the risk presented to the building.

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

How to evaluate the extent and importance of building foundation movement

How to determine the age of foundation cracks

Look for clues indicating old vs. new cracks and active vs. static cracks. For example, evidence of repeated repairs (patched, re-cracked, re-patched) is clear indication of recurrent movement. Evidence that a crack occurred at time of construction (in an older house, such as wavy mortar which "bent" in the mortar joints as a wall was loaded) is clear indication of an old condition which may or may not be accompanied by other evidence of later movement.

How to look for evidence of horizontal foundation movement or wall displacement

Horizontal wall movement: Look for evidence of horizontal wall displacement, lateral displacement such as frost push of a masonry block wall. The bottom block course, held in place by the floor slab, may be in the original location while the first course above or higher courses may have been pushed horizontally inwards.

How to evaluate foundation wall leaning, tipping, or bulging

Wall tipping or leaning: Look for evidence of wall tipping or leaning - the entire wall has remained flat but leans inwards at the top.

Wall bulging: Look for evidence of wall bulging, locate the center of the most bulged-in section and note its height above the bottom of the wall and its relative position to the top of grade outside.

How to measure the amount of lean or bulge in a foundation wall

Photograph of our sketch of a simple way to use a plumb line and measuring tape
to determine the amount of lean or bulge in a foundation wall

Measuring foundation wall tip, lean, or bulge: is simple: drop a plumb line near the most-bulged area (usually the center) of the wall, perhaps fastening it to a nail in a floor joist overhead, about 4" in from the wall. Measure from the string in to the wall at various heights up the wall.

You'll be able to easily pinpoint the height of the most bulge or lean. This is not engineering. It's simple a simple mason's method to measure a wall or chimney during construction to keep it plumb.

[You may need to hire the services of a licensed professional engineer, one who is experienced with foundation troubleshooting and repair, especially if there is need to design a special building repair method or if there is apparent risk of possible building instability or collapse.]

  • Wall most-bulged in near the outdoor ground surface (commonly occurs in the upper 1/2 of the wall), perhaps at a depth equal to the frost line in climates where freezing occurs or in the top 1/3 of the wall if we suspect water or frost loading on the wall, or possibly vehicle traffic driving too close to the wall.
  • Wall most-bulged in at its center height - the center of the overall height of the wall (common) - we suspect vehicle traffic or possibly water/earth loading
  • Wall most-bulged in near its bottom (unusual) - we suspect earth loading or wet earth loading.

Details: a plumb line, that is a string suspended by a weight, gives a perfectly vertical line from which to measure back to the wall surface. We don't care about the absolute value of the various measurements, we care about the difference between these measurements. Usually the very bottom of a building wall will not have moved inwards, particularly if a concrete floor has been poured against the foundation.

The entire building floor slab is acting as an "anchor" to hold the bottom of the foundation wall in place. So we take the distance between the foundation wall and the string at the bottom of the wall as our "home base" or point of assumed "zero movement".

We compare this measured value with the other measurements between the wall and the string. If the foundation wall or any part of it higher than the floor has moved, tipped, or bulged inwards, those measurements from wall-to-string will be less than the distance, wall-to-string measured just above the floor level. That's because the wall has moved inwards, towards the string.

An example of measuring the amount of foundation wall bulge inwards

  1. We "eyeball" the "bulged" foundation wall and guess at the point at which it is bulged inwards the most - perhaps close to the center of the length of the wall (right-to-left dimension)
  2. We hang our string or plumb line from the nearest floor joist, keeping the string a few inches away from the foundation wall
  3. We measure 4.00 inches between the foundation wall surface to our vertical plumb-line string at 1" above the concrete floor - this is our "zero point" or "home base" measurement
  4. We measure 2.00 inches from the same foundation wall surface to our vertical string at a height of 5' from the floor
  5. We measure 3.25 inches from the same foundation wall surface to our vertical string at the very top of the wall just under the sill plate.
  6. We check that we've measured at the area of greatest inward bulge in the wall by moving our plumb line to our left, then to our right on either side of the ceiling joist we used to hang the string for our first measurement. If the distances we measure, wall to string, are greater than the distances we measured at our first trial, then that one is the point of greatest inwards foundation wall bulge.
  7. Finally we do the math: subtract our "higher on wall" and "closer to string" measurements from our "at the floor" and "farthest from string" measurement. We see these results:
  8. Foundation Wall Bulge-in at floor = 0 inches
  9. Foundation Wall Bulge-in at 5'up from floor = 4" - 2" = 2" of inwards bulge
  10. Foundation Wall Bulge-in at the top of the wall = 4" - 3.25" = .75" of inwards lean

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

Characteristics of a leaning foundation wall

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).

Characteristics of a bulging foundation wall

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.

Even a concrete wall which is bulged is going 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.

Other cases of leaning or moved foundation walls may produce different measurements

Horizontal foundation wall movement, creep, non-leaning lateral shift

On less frequent occasions we've found that an entire masonry block wall (or portions of it) were pushed horizontally inwards by some outside force, without causing the wall to lean or bulge. In a pure example of such a case, all of the differential movement measured (wall to string) between the wall bottom point (held in place by the floor slab) and the inwards-pushed wall section, will be a horizontal movement of that portion of the wall, and if it's masonry block, you'll see that the inwards-moved blocks are "hanging over" or projecting past the surface of the masonry blocks that did not move.

Combinations of foundation wall movement

You may encounter a foundation wall which has moved inwards in a combination of forms, both bulging at its most-pushed-in point (with horizontal cracks in the foundation wall) and the wall may have also been pushed inwards sliding some of the masonry blocks inwards past others which have remained in place.

In this case you'll see both that some masonry wall blocks will overhang or protrude past others in the wall (usually upper inwards pushed blocks hang over lower more stable blocks closer to the floor), and there may be bulging and cracking at another elevation of the wall.

Step cracks in building foundations may also be present in bulged, leaning, or horizontally pushed foundation walls if they were constructed of brick or masonry block, or possibly (though less common) of stone.

In fact since the building foundation corners are stronger than the center portions of the foundation wall (the opposing wall at right angle resists movement of the wall being pushed), wall bulges, leans, and cracks tend to occur towards the center of the wall, resulting in step-cracking closer to the ends of the same wall.

Other step cracks will of course also occur in building masonry block foundation walls that are not leaning or bulging particularly, where frost or settlement have been causing an "up and down" movement in the foundation or footing.

Other vertical cracks can occur in a masonry block or concrete or brick or stone foundation wall without leaning or bulging if the wall is moving due to footing settlement or frost.

Questions about active (dynamic) foundation movement

When we find visual or measured evidence of cracking and movement in a masonry foundation wall of any type, there are some diagnostic questions we can ask that help assess the cause of the problem and the urgency of repair actions:

  • Constant rate of foundation movement: Does the evidence suggest that cracking and foundation movement are occurring at a constant rate?
  • Accelerating rate of foundation movement: Is there evidence that the wall movement is accelerating?
  • Decelerating rate of foundation movement: Is there evidence that the wall movement is decelerating?
  • Seasonal rate of foundation movement: Is there evidence that the wall movement is seasonal or intermittent? One of our associates has a masonry block garage foundation wall which heaves and moves up and down every spring.
  • Site-Work-Related of foundation movement: Is there evidence that the wall movement is related to ongoing site work?

NOTE: without historical data these causes can be difficult to confirm without monitoring. Active movement requires at least monitoring; present or future repair steps likely.

Questions & Answers regarding this article

Questions & answers on how to determine if foundtation movement or damage is active and ongoing.

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FOUNDATION MOVEMENT ACTIVE vs. STATIC

  • "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
  • Aaron Kuertz aaronk@appliedtechnologies.com, with Applied Technologies regarding polyurethane foam sealant as other foundation crack repair product - 05/30/2007
  • 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

ADDITIONAL READING about Foundation Failure Diagnosis & Repair

  • 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
  • InspectAPedia.com - The Free Home Inspection & Construction Diagnosis Public Information Website

NOTE: Journal of Light Construction articles are available on CD ROM from the Journal of Light Construction, www.bginet.com, 802-434-4747

Authority

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.

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 Dunlop 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.
  • 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.
  • Appliances and Home Electronics, - energy savings, U.S. Department of Energy
  • Avongard foundation crack progress chart for structural crack monitoring
  • Basement Moisture Control, U.S. Department of Energy
  • 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
  • The Circular Staircase, Mary Roberts Rinehart
  • Construction Drawings and Details, Rosemary Kilmer
  • Crawl Space Moisture Control, U.S. Department of Energy
  • 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
  • Energy Recover Ventilation Systems for Buildings, U.S. Department of Energy
  • Energy Savings Methods: Whole House Systems Approach, U.S. Department of Energy
  • Historic Preservation Technology: A Primer, Robert A. Young, Wiley (March 21, 2008) ISBN-10: 0471788368 ISBN-13: 978-0471788362
  • Log Homes: Minimizing Air Leakage in Log Homes, U.S. Department of Energy
  • Log Homes: Controlling Moisture in Log Homes, U.S. Department of Energy
  • Log Homes: Log Home Design, U.S. Department of Energy
  • Moisture Control in Buildings, U.S. Department of Energy
  • Moisture Control in Walls, U.S. Department of Energy
  • 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
  • Natural Ventilation for Buildings, U.S. Department of Energy
  • R-Value of Wood, U.S. Department of Energy
  • Spot Ventilation for houses, U.S. Department of Energy
  • 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.
  • "Vapor Barriers or Vapor Diffusion Retarders", U.S. DOE: how vapor barriers work, types of vapor diffusion barriers, installing vapor barrier
  • Ventilation for energy efficient buildings, Purpose, Strategies, etc.,
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