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Q.
I bought a house built on a hill and the blocks are settling and you can see
daylight at the back of the house. How can I fix this without to much money? I
don’t think they put rebar in or used the right mix of cement.
A.
There are a number of
things to consider when you have a problem with the foundation settling, such
as you describe here. If your house purchase is recent, I would suggest
exploring your legal rights to possibly get the previous owner or builder to
fix the problem. The possibility of getting any satisfaction in that regard
will depend on your local laws and the purchase contract.
Things that you will need to look closely at are:
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Is the house still level with the foundation just pulling away, or has the
entire structure begun to sag?
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If this is a poured concrete foundation, is it cracked or leaning? If it is a
concrete block foundation, are there cracks in the mortar between the blocks,
and are the blocks separating or becoming loose?
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Does the ground around the house show signs of movement or settling?
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Does the house have footing drains and is rainwater diverted away from the
house with downspouts and drain lines?
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If the house is supported on pier blocks, do they have sufficiently deep and
properly sized footings?
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Is the house properly attached to the foundation? There should be anchor bolts
poured into the foundation to hold the house down. There are specific
requirements for the spacing and size of these bolts that are prescribed by
local building codes.
If things are generally in good shape, but the house and foundation are
separating in only minor ways, or as a temporary measure until the foundation
can be properly repaired, you could try something like this. Rent one or more
“house jacks” from a local tool rental shop. Near the area where the foundation
is separating from the house framing, get under the house (in the basement or
crawlspace), and place a large wood or concrete block with the jack on top.
Carefully run wood blocking from the jack to the floor joists. It would be best
to have something like a 4x4 or 4x6 running across 3 or more joists, and then
locate the jack under the center joist. Jack up this part of the house slightly
(maybe 1/8” to 1/4”), and then place cedar or treated shims between the
foundation and the framing. Two beveled shims stacked on top of each other will
allow you to easily put them in place and slide together until they fit snugly.
Release the jack and the house will sit back down on the foundation.
If you are certain that the settling is done, and no additional work on the
foundation will be required, you should attach the framing to the foundation in
this location. There are metal brackets designed specifically for this purpose
that can be attached by drilling into the concrete and wood and bolting things
together.
It is important that you identify the cause of the settling, as described above.
If the house is built on unstable ground, you will need to find a way to
stabilize it. Look for ways to direct ground water and runoff from rain away
from the area. If the foundation was not built properly, get the builder to
correct it. If that is not possible, you will need to take care of it yourself.
In some cases, you may be able to get your homeowner’s insurance company to
help. If you do nothing, you may wind up with a house that has no value, is
unsafe to live in, and cannot be sold.
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