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Old 03-07-2013, 06:20 PM   #1
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Serious issues??


I had the following inspections done:
1) Licensed Home inspector: (pre-purchase)
Did not even note these areas but when I asked him, he said they were minor patch jobs.

2) Local foundation repair company: (post-purchase)
Said front porch needs patch job (something strong not stucco) but enclosed back patio needs 2 pin piles on each outer corner.

3) Structural Engineer: (post-purchase)
Mentioned power grouting, pin piling & soil testing as possible options but I'd need to get house "plans"/"drawings" before he can draw up a plan, which unfortunately, I could not get but this sounds very expensive!

At this point I'm at a loss for how to figure out the severity of the problem and whether it's worth attempting to fix or not.

Any guidance here is greatly appreciated!

Thanks!

Enclosed back patio:
Concrete including the roof, which doubles as a 2nd floor deck with railings & a door coming from MB. The 2 outer corners are cracking at the base both on the inside & out; the largest crack is 1/4" on inside (4th pic). FWIW, The windows & doors are at least 5 years old and all open & close properly.

INSIDE LEFT


OUTSIDE LEFT


INSIDE RIGHT


OUTSIDE RIGHT


Front porch:
Concrete slab (separate from house foundation) has 3 concrete columns, which are also cracking at the base. The largest crack is 1/2" on column #2.



COLUMN #1 (left to right)


COLUMN #2 (left to right)


COLUMN #3 (left to right)


Issues I'm in the process of trying to resolve:
1) Lawn sprinklers are directly up against both the back patio & front porch. CURRENTLY TURNED OFF

2) Trees, plants & bushes being used as landscaping directly up against both back patio & front porch, which appear to be taking over & even expanding to the point of breaking the concrete landscape border. IN PROCESS OF REMOVING

3) Gutters don't work properly and downspouts are missing and/or broken on both outer corners of the enclosed back patio and on the front porch. IN PROCESS OF REMOVING and/or REPLACING

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Old 03-07-2013, 06:29 PM   #2
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Serious issues??


Let me guess...The inspector was recommended buy the Realtor?

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Old 03-07-2013, 06:35 PM   #3
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Ayuh,.... 'bout Where on the planet is this adobe,..??
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Old 03-07-2013, 07:13 PM   #4
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Serious issues??


So what is wrong with this picture? You hire an inspector, who writes a report. You hire a structural engineer, who writes a report. You hire a contractor, who tells you what he thinks needs to be done. Then you come on an internet chat forum asking for opinions of individuals who have never seen your house, likely never will, regarding what you should do? Assuming you paid the engineer for their opinion, I recommend you go back to them and ask your questions of them. Or the contractor.
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Old 03-07-2013, 10:12 PM   #5
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If the cracks are more than in the surface, and apparently the P.E. has determined they are, then you really need to perform a structural repair. Follow your engineer's recommendations and you should do well for the long run. You don't want to have to do this again in a few years. Ask him what he believes the underlying cause of the cracking is for each area and if you should expect deterioration to continue. Check with your local Building Dept. for house plans. Good Luck with the new house.
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Old 03-09-2013, 09:00 AM   #6
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Quote:
Originally Posted by kwikfishron View Post
Let me guess...The inspector was recommended buy the Realtor?
Actually, I interviewed licensed 3 HIs and hired one through my own research initially through ASHI, where his profile states "Additional services offered : Structural Systems". He is also a licensed residential builder in this area with a clear & active record since the 80's. He said this was a "patch job" not structural. Maybe he's a bit past his prime however...My bad! FWIW, I did get my money back from him...not a big win, if this is truly structural & he missed it.
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Old 03-11-2013, 12:43 PM   #7
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Quote:
Originally Posted by TheCamper View Post
If the cracks are more than in the surface, and apparently the P.E. has determined they are, then you really need to perform a structural repair. Follow your engineer's recommendations and you should do well for the long run. You don't want to have to do this again in a few years. Ask him what he believes the underlying cause of the cracking is for each area and if you should expect deterioration to continue. Check with your local Building Dept. for house plans. Good Luck with the new house.
The first engineer was referred to me by a roofer. He's disappeared since I told him I could not get the house drawings/plans from city or anywhere else. The contractor is a "Geotechnical Specialist" who works for a division of a 2nd roofing company (Yes, I'm having the roofs repaired/replaced); I believe he is an architectural engineer (I don't know if that distinction matters here) and he said "every house settles and yours is no different" but then also said "there's no signs of the house settling"...thus part of my confusion but we're still communicating. I'm searching for an engineer NOT referred by a roofer who preferably has experience with concrete structures; so we'll see.

That said, after further review...

Front porch:
The porch slab DOES NOT appear to have sunk slightly to the front & right corner where there is no downspout but rather, it appears to have been pitched slightly that way to allow for water run off. Will some folks say anything to get work?

HOWEVER...There is a leak in the overhang that the 3 columns are holding up and it appears to hold water inside the roofing; I imagine that can get quite heavy especially within deteriorated concrete tile, wood decking, soffits, insulation, etc..

Enclosed back patio:
I noticed rain actually comes out of the down spout about half way down & goes directly into the cracks on that corner wall with the biggest cracks. Also, a window contractor showed me that the windows do open & close properly but they're stuck due to broken mechanisms, springs, etc and he can fix them for $75 each. And since the concrete roof deck is cracked & leaking in at least 2 areas on top and also has rusted re-bar exposed along the soffit areas...

How do I determine if the problem is coming from the top NOT the bottom and the foundation is fine but rather it's all that water coming in from the top causing all these problems?
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Old 03-11-2013, 12:56 PM   #8
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Serious issues??


Why in the world would you buy a house that looked like that? You must've gotten a great deal.
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Old 03-11-2013, 02:12 PM   #9
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Quote:
Originally Posted by md2lgyk View Post
Why in the world would you buy a house that looked like that?
Location, location, location! And like I said, the licensed home inspector with experience in Structural Systems andmany years as a licensed building contractor said it was a "patch job".
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You must've gotten a great deal.
Only time will tell...but so far; yes.
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Old 03-11-2013, 03:21 PM   #10
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Because you mentioned rusted rebar exposed, there is the chance that rebar too close to the surface rusts and then expands with layers of rust and pops the concrete apart. That is structural. We see it on many bridges here in New England. You're not near any of the sink holes in Florida are you?
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Old 03-17-2013, 12:55 PM   #11
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Thankfully no, I'm not near any of the sink holes.

Rusted re-bar exposed along the soffit areas...


Concrete roof deck that is cracked, leaking where it water is ponding. Also need new railing.


2 areas on top of roof deck that are cracked & leaking





One of the leaks from the inside.
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Old 03-17-2013, 02:00 PM   #12
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Serious issues??


1. Where are you located?

2. Is this stucco or EIFS?

3. You have several issues which may or may not be related.
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Old 04-06-2013, 01:49 PM   #13
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I'm convinced both the columns and the enclosed porch with roof deck are having primarily water issues starting at the main roof down through the soffits, stucco & paint and broken gutters & down spouts, etc..., which has caused minor settling.

FWIW, while getting bids on my main re-roof, local roofers have quoted me the following on the concrete roof-deck:
1) Nada, "to be done by others".
2) Built-up roofs with new flashing & drip edge.
3) "Waterproofing systems" like Sealoflex & Sonoguard.

One GC quoted me for Sto Watertight Coat, Vulkem® 350 Under Tile & Vulkem® 350NF/351 Pedestrian Deck Coating System but I'm not really sure exactly what he's proposing due to a bit of language barrier, go figure.

FWIW, no one has mentioned fixing the cracks on the roof-deck floor first.

All of your thoughts and opinions are greatly appreciated!
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Old 04-06-2013, 02:43 PM   #14
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Now go back and read the report the original engineer you hired wrote.

Again, why are you asking us when you have paid a professional to determine cause and method of fixing?
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Old 04-06-2013, 06:45 PM   #15
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Quote:
Originally Posted by framer52 View Post
Now go back and read the report the original engineer you hired wrote.
He never wrote a report...As noted in an earlier post...He was referred by a roofer and he's disappeared since I told him I could not get the house drawings/plans from city or anywhere else. FWIW, I emailed him & called him twice...no reply...no calls back...no reason to trust what he told me.

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Again, why are you asking us when you have paid a professional to determine cause and method of fixing?
I guess that question can be asked to anyone who has had a "professional opinion" on any potential DIY project. Is this a DIY chat room or a pay the first "professional" you talk to in person chat room? Are you suggesting I might as well just blindly give the first "professional" my wallet and let him do whatever he wants? No thanks! This obviously isn't my only source of info. But, should I really have to waste time explaining why I'm asking questions here in a DIY Repair and Home Improvement forum, which I believe is self described as "Helping You to Do It Yourself!"?

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