Foundations & Basements

By Frank Ross

The terms foundation and basement are not synonymous however we group them as they are most commonly found together when present in our area. The foundation wall rests on a footing and acts to support the home, carrying its weight below the frost line. It prevents the house from moving as a result of soil movement, acting as a retaining wall and resisting lateral pressure from the soil. The basement on the other hand is merely the space created by the foundation walls. Other types of foundations include crawl space and slab on grade (monolithic, or, supported on a foundation for example).

The material used for foundation walls include stone, brick, block, concrete, and, wood. Piers, made from similar materials, rest on a footing below the frost line. Pile foundations on the other hand can be made from similar materials, or steel, and are driven into the ground. They are often used when the soil is poor at the upper layers.

Wet Basements -- Perhaps one of the most important areas associated with an examination of the foundation includes looking for signs of moisture/water penetration in the structure itself. Water penetration through a masonry foundation can ultimately deteriorate the foundation wall reducing its strength, allowing movement in the wall itself. Generally, this can be a long and drawn out process.

Removing or reducing surface water by ensuring proper exterior lot grading and that gutters and down spouts work properly and divert water at least 6 feet away from the home, for example, may assist with water/moisture problems. Ground water on the other hand may require significant work such as water proofing the basement walls, sump pit and sump pump, drainage tiles, etc. Ensuring that sump pumps are working properly, that sump pits are clean, and, that weeping tiles are free of debris may assist in this regard as well. How do you clean weeping tiles? Sometimes it is possible to clean them by forcing water through them with a power washer if a professional can gain access.

Many basements are known to have leaked at one time or another during their life span. It usually occurs on an intermittent basis, perhaps after a rain or as snow thaws. It may start soon after a rain or after longer heavier periods. Often water leaks are not a structural concern and can be controlled quite economically.

Condensation -- sometimes condensation can fool people into thinking they have a leaky basement. This moisture however can be caused by a number of things. Opening basement windows in the summer time is a classic way to get condensation occurring on cold water pipes or your cool foundation walls. How? It's created when warm humid air meets the cooler basement foundation walls. To check your foundation walls try taping a clear plastic sheet tightly to it. After a couple of days check it and you should be able to see if the moisture is accumulating on the outside or inside of the plastic. If it's on the outside it's condensation. If it's on the inside, between the plastic and the wall, you may have a leaking foundation wall.

Tip: Keep basement windows and cold cellar vents closed in the summer to reduce condensation and the chance of mold/mildew growth.

Cracks In Foundation Walls -- are they alive or dead? That is, are they still moving? Movement often determines if there are further structural concerns with the crack since the damage itself is already present. To check for this try placing a vertical line on each side of the crack and measure the distance between the two lines over a period of time. Sometimes these cracks will open and close with the seasons or simply continue to widen.

A crack in the foundation wall, uneven settling, and walls being out of plumb are just a few items which may indicate a problem.  A professional evaluation can help you determine the seriousness of the problem.

Frank Ross is a Certified Utah Home Inspector for Pillar to Post Professional Home Inspection and a full member of the National Association of Certified Home Inspectors.  Readers may contact Mr. Ross at (435) 867-6400 or frank.ross@pillartopost.com.  You can learn more about Pillar To Post Professional Home Inspection at www.pillarposthomeinspection.com