Inspecting Structure Prepared By: Marcia Belcher

The Structural Inspection Structure includes:Structure includes: –Foundation & foundation walls –Roof structure –Wall, ceiling and floor –Any load supporting element (columns, pilasters, beams, etc.) Much of a home’s “skeleton” is hidden.Much of a home’s “skeleton” is hidden. Indicators like cracks on finished surfaces and signs of sagging/buckling can be signs of a structural failure.Indicators like cracks on finished surfaces and signs of sagging/buckling can be signs of a structural failure. Inspectors must learn to “read” visible signs of trouble.Inspectors must learn to “read” visible signs of trouble.

The Structural Inspection Inspector should observe all aspects of a home’s structural system that are available for inspection.Inspector should observe all aspects of a home’s structural system that are available for inspection. Describe:Describe: –Type of construction –Type of materials used Objective: Identify major deficiencies in structure, structural assemblies & sub-assemblies structural assemblies & sub-assemblies

Standards of Practice For Structure Action Required:Action Required: –Probe components where deterioration is suspected –Enter crawl spaces/attic spaces when possible Do no harm and stay out of DANGER!Do no harm and stay out of DANGER! –Report water penetration or presence of moisture –Report major deficiencies

Typical Major Deficiencies Signs of problems:Signs of problems: –Movement of the entire structure or parts –Distortion such as leaning, bowing or sagging –Failure of components (cracking/splitting) –Water penetration –Deterioration of materials

Inspecting Structure: Foundations Typical Residential Construction Methods:Typical Residential Construction Methods: –Masonry block wall –Poured wall

Typical Foundation Drain Methods Exterior drain: Interior/exterior drain with bleeders Water drains to: – - Exterior ditch/channel – - Drywell >15’ from home – - Sump w/pump Foundation drain problems are common & indicated by basement water/dampness.

Foundation Walls Supports structure and transmits weight to footing & soil.Supports structure and transmits weight to footing & soil. Must resist lateral forces from soilMust resist lateral forces from soil –Must be protected from hydrostatic force build-up

Procedure For Inspecting Foundations Start outsideStart outside –Watch for signs of settlement or movement (see below) Focus on:Focus on: –Ridge line of roof –Racking of structure –Chimney pulling away –Warping of siding –Cracks in foundation walls and exterior walls –Corners of building settling –Displacement of windows & doors

Ridge Line Notice ends of ridge line drop off & window displacement. Indicates that foundation is/has been sinking at corners of bearing walls.

Chimney Trouble Foundation of chimney is settling and creating tilt.

Twisting of Siding From Settlement Sill plate rotted due to moisture in the crawl space. Structure settled to top of foundation wall along this wall.

Twisted Siding = Settlement What other signs do you see?What other signs do you see?

Movement of Foundation Wall Foundation of previous home

Cracks in Brick Veneer Step crack = corner of foundation settlingStep crack = corner of foundation settling The only way for this crack to occur is for the left aspect to translate downward relative to the right aspect of the wall.

Displacement of Windows Distortion of windows/frames = settlementDistortion of windows/frames = settlement Openings that were once square will “rack” upon movement of the structure. Racking will turn square or rectangle into trapezoid.

Vertical & Diagonal Cracks in a Foundation Wall Cracks are almost always a sign of settlementCracks are almost always a sign of settlement Settlement may be caused by:Settlement may be caused by: –Weak soils below allowing portions of wall to sink –Excessively high loads on structure failing the soils below. Examples: Diagonal & Step CracksExamples: Diagonal & Step Cracks

Inspecting Foundation: Inside General Guidelines For Foundation Cracks: Surface cracks that show no displacement are usually related to shrinkage of materials and not structural.Surface cracks that show no displacement are usually related to shrinkage of materials and not structural. Cracks less than ¼” wide are not likely signs of structural damage, unless they are “active”Cracks less than ¼” wide are not likely signs of structural damage, unless they are “active” Cracks over 3/8” should be examined as source of a problem.Cracks over 3/8” should be examined as source of a problem. Active cracks should be noted as a major defect.Active cracks should be noted as a major defect.

Active Cracks Will have sharp “fresh” looking edgesWill have sharp “fresh” looking edges Will break new paint or mortar patchWill break new paint or mortar patch

Horizontal Cracks Walls are designed to withstand lateral forces from soils.Walls are designed to withstand lateral forces from soils. Horizontal cracking indicates that pressure against wall is too great.Horizontal cracking indicates that pressure against wall is too great. Causes:Causes: –Improper backfilling techniques (excessive surcharge force) (Lateral pressures from equipment too great for wall) –Water building-up behind wall (crack in lower 1/3) (Hydrostatic force build-up) –Wet soils = frost expansion (crack in upper 1/3 ) (Soil in frost zone freezes and expands laterally)

FYI: Repair Method For Bowed Walls