question about a cracked foundation in a new garage build

6 years ago

last modified: 6 years ago

Pics shows what is up. Have a garage build in progress. Foundation was laid and 3 weeks later framing was done over 2-3 days. After that. I discovered the big crack down the center. Builder says its normal and will be addressed when the tensing is done. I don't think its normal and I hired a Structural Architect that says the same thing. He hasnt even seen this happened before.

He took level readings before the tightening is done and will check afterwards. There is no peers down and he says there might need to be some. Of course, builder will probably not like that, especially since he says its "normal".

Readings showed that the center of the garage is lower than the outside. So its seems to have sank, possibly.

Would like to get some input and advice..

1. This is possible normal, this big of crack due to the weight of the framing?

2. What do I do if my structure engineer report recommends peers to fix, but builder doesn't want to do that?

3. Any other info or advice to pass on, please do.

Thanks in advance...

Featured Answer

PRO

Virgil Carter Fine Art

6 years ago

This is impossible to follow and understand...

Good luck on your project.

Sort by:Oldest

Comments (12)

Pinebaron
6 years ago
Perhaps not visible but do you have relief cuts in the garage? I see relief cuts outside.
davidhilldallas
Original Author
6 years ago
nope, it was done on the drive but not the foundation. fyi live in dallas area, if that make a difference..
Related Discussions
New Construction ( crack in the foundation)
Q
Comments (3)
A diagonal crack like this is definitely one from differential settlement. As Worth say, notify the contractor in writing (as a future record), and request he excavate the soil in the vicinity of the crack and determine: 1) the depth and extent of the crack; 2) the condition of the soil beneath the foundation in this area to see if it has been properly backfilled and compacted. Continue to monitor this crack, with tape and or permanent weatherproof marks to see if it is moving and/or increasing in width. Good luck with your project.
...See More
crack on new concrete foundation
Q
Comments (7)
Well he's got you covered and looks like he takes the time and expense of providing other cautionary measures to protect the foundation prior to backfilling too. There's not much you can do other than seal the exposed piece if any and the window flashing should direct the water away from it as well. I don't even see the crack on the outside. Because you have waterproofing and footing drains (as was my concern with the studs on the interior, crack or not) it won't be sitting in and filling with water. Even if the crack developed after the waterproofing was applied which is unlikely (as noted by others it is a curing crack that is the result of the stepped walls drying quicker than the full hight walls) he has it properly covered and the pressure of the soil when it is backfilled will squeeze it into the crack. As for not getting any bigger there are no guarantees but because there is a window there and its a stepped foundation it wont be taking much of any load other than itself and the next possible concentrated load that comes down is over the step of the footing which is a big plus. Water freezing in the cracks is the worst enemy to concrete and he does have that properly addressed so I would not worry about it. Best of wishes for you and your new home.
...See More
Would patio foundation cracks affect the house foundation?
Q
Comments (1)
I didn't understand a single thing about "right,left horizonal,vertical"and on and on but here's some answeres in general. - What is the best way to fix it? How much will it cost?( You will need somone on site to tell you) - would this crack affect the house foundation in any way in the future?(Not likly,especially if the patio cracked away from house foundation) When and if you demo and repour patio,put an expansion joint between house and patio slabs. - can this crack be fixed by filling and sealing? (Not perminatly) - can this crack be stopped from further movement?(Not likly unless you install piers and/or footings beneath it. Another option is demo slab and repour a new one with proper footings and steel. - is it safe to convert the sunroom to office or it will cause more cracking?(I don't think normal weight of addition will cause any more movment than will ocur anyhow. I wouldn't reccomend adding improvements on the slab. I would leave it as is and put the addition elaewhere or replace the slab before building on it. Bottom line,you will need a pro with eyes on to get best reccomendations. Good luck with it.
...See More
Foundation Cracks in New Foundation Normal?
Q
Comments (5)
Hairline cracks in a newly poured concrete foundation walls are normal and are caused due to concrete shrinkage during curing stages. Hairline cracks 1/16" wide vertical cracks. Some vertical cracks 1/8" or wider could be a sign of distress and they might have to be evaluated.
...See More
Pinebaron
6 years ago
Hopefully this may calm you down.

Firstly I'm sorry I missed the fact you may have a post tension slab since your builder says he will take care of it during tensioning; please confirm. If it is in fact a post tension slab, tensioning is advised after a week or ten days, depending on curing time (several variables here) and certainly not much later. Once a crack has developed, as it has in your case, there is little you can do to remove it, treat it like a cosmetic issue. Tensioning will prevent cracks growing wider and the crack/s should be sealed to prevent water seeping into these cracks to preserve tension cables. This is not to say timely tensioning would have prevented cracking however careful planning and relief cuts within 24 hours may have helped.
davidhilldallas
Original Author
6 years ago
calm down? i know how it was installed with post tensions, i did mention the fact the builder will get it tightened. i am calm, just doing my du diligence...
so are you saying this is normal or possible expected? that is all im trying too find out and get educated about this issue.
PRO
Virgil Carter Fine Art
6 years ago
Are you sure the concrete slab is a post-tensioned structural slab, and not simply a poured slab on grade?
davidhilldallas
Original Author
6 years ago
is it concrete slab is a post-tensioned structural slab.. Build is suppose to get it tighten and from there, I will have my structure engineer take level readings and we will go from there. From there, we will decide if both or atleast the first need to be done: epoxy the foundation at cable pull. Then install piers for the entire foundation.
PRO
Virgil Carter Fine Art
6 years ago
You are installing piers...after the slab has been poured? Are you sure about all this? Piers are normally the first thing to be installed in foundations which use them, since their job is to support everything above them...sorry but this thread isn't making sense...
davidhilldallas
Original Author
6 years ago
ok, there where no peers install. Its a post-tensioned structural slab with no peers. I large 1/8 crack development when the framers did their thing. The tensions weren't tightened before the framing was done. Some people say it should have been like 5 days after the pour and before the framing. Dont know if that is why the crack occurred. But it has. I did hire a structural engineer and take grade levels and he has and he will after it had been tighten, which was done today... It is the structural engineer that is says because of the crack or failure in the foundation, he might recommend peers now. before tightening, his measurements showed the center on the garage were the crack occurred as about 3-4 inches lower than the outer right and left edges. So it might be showing signs that the center has fallen. This MAYBE a need for peers for long term stability. That is were things are at now. Just trying to get the best info I can get to know what to do here...
just_janni
6 years ago
is that 3 to 4 inches lower or 3/4 inches lower?

If it's 3 to 4 inches lower, you have a major issue.
davidhilldallas
Original Author
6 years ago
now that you mention it, i think he said left side was level 0 and center was -3 . so maybe that isnt 3 inches.
PRO
Ryan Olivieri, Inc.
6 years ago
You have a crack in the slab that should have been attempted to be headed off by a control joint or six or seven.

question about a cracked foundation in a new garage build

Virgil Carter Fine Art

Comments (12)

Pinebaron

davidhilldallas
Original Author

Related Discussions

Pinebaron

davidhilldallas
Original Author

Virgil Carter Fine Art

davidhilldallas
Original Author

Virgil Carter Fine Art

davidhilldallas
Original Author

just_janni

davidhilldallas
Original Author

Ryan Olivieri, Inc.

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

question about a cracked foundation in a new garage build

Virgil Carter Fine Art

Comments (12)

Pinebaron

davidhilldallasOriginal Author

Related Discussions

Pinebaron

davidhilldallasOriginal Author

Virgil Carter Fine Art

davidhilldallasOriginal Author

Virgil Carter Fine Art

davidhilldallasOriginal Author

just_janni

davidhilldallasOriginal Author

Ryan Olivieri, Inc.

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

davidhilldallas
Original Author

davidhilldallas
Original Author

davidhilldallas
Original Author

davidhilldallas
Original Author

davidhilldallas
Original Author