Quote:
Originally Posted by RHNewfie
Thanks Dave! If you are talking to him again you can tell him that the repair crew is coming tomorrow morning. The plan is to drill plug holes inside and run some kind of filler in from the bottom up.
Thanks again!
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Internet service is up and running for the moment - so will try to type quickly.
What they are going to do is an epoxy injection. This is done several different ways depending on the crack. In your case they will drill a series of small holes and insert ports. Depending on the type of epoxy used they may or may not have to dam it. Done correctly this will bond the surface of the cracks together and also provide a water proof barrier. This is the correct repair for your problem. Epoxy though is not the answer for every crack.
Why did it happen though is very important not only to determine the correct repair procedure but to help prevent future damage. My answer is based on the photos and your response to my questions. Couple of facts first: homes are not designed to "settle" - they are built on a pad or soil certified to hold the weight of the structure. Not all cracks represent a foundation problem. And not all cracks are treated/repaired in the same manner. Reading cracks and knowing if they are convex, concave, eccentric, differential, etc. is key to a good repair.
So, your wall. In my opinion your wall cracked not due to foundation settlement, hydrostatic pressure, fire or otherwise. It cracked due to excessive water combined with the clay that surrounds your home. Expansive soils (clay) can and do exert up to 30,000lbft2 (1400kPa). In layman terms - that's a sh**load of pressure. This is a lot more destructive than frost. Using the photos you supplied - and the fact that the rear of your land is higher than the front - in the photo of the soil there appears to be a silt layer, the grass appears to have not enough sunlight and/or water sitting there. In addition the plastic drain line coming from the downspout is of a different type than leads to the curb. So there is a joint of two materials that do not join up very well - possible causing a leak. In addition the soil against the house could be a bit higher.
Recommend:
01. The epoxy injection they have planned.
02. Doubtful that it will go all the way through so on the outside dig one foot below whatever your frost line is and seal. Best deal is to seal the full length of the crack.
03. Ensure the connection between the two different types of pipe for the downspout make a good seal.
04. Create a swell at least 4 feet away from the home so water coming from the rear of the home does not lay against the home.
05. Make sure there is positive drainage away from the house by adding more soil - prefer a high clay content.
06. Make sure all drains, condensate lines etc. empty at least 8 feet away from the house, downhill.
As foundation cracks go - yours is an easy fix. Had the crack had different characteristics the repair would be different as I can guarantee the epoxy would not have worked.
Looked at four jobs today - two just needed water management - another needs a plumber and the fourth is a 35 foot drop hillside failure that's getting ready to undermine the foundation of a 4 story apartment building - now that will be a fun job -
Ron