Cracked Foundation Contractor or Engineer?

[deerefan]

It depends on the specific field of engineering. I would probably annoy you beyond your wildest imagination.

I am an engineer. I have degrees in engineering from prestigious Universities. I have earned the right to be called an engineer. Over my lifetime I have designed and built: nuclear fuel processing plants, satellites, and payloads for satellites. Never once have I needed a license to do this, and I do not have a stamp. Now the guys who designed the buildings I worked in, they needed a license and they had to stamp the plans for the buildings.

In the field of electrical engineering, the guy who designs an electrical substation needs a license and a stamp. The guy who designs the computer that controls the substation, not only doesn't need one, if he said on a resume that he had the license probably wouldn't get hired.

* * * * * *

In my private life, when I need to build a foundation or a retaining wall, I design it and then bring the plans to a licensed civil or mechanical engineer and pay him to check the plans and stamp them.

Not annoying at all Curly. I am mainly referring to folks in my field-construction-especially structural components. My BIL works in the petroleum industry. Anything he "designs" has to be approved and stamped. He is more along the lines of a project manager than an engineer. He needs a license to do the things required in his field, which he does not have and for some reason refuses to get. I will say he is a tad lazy, not sure of another reason why he won't become licensed. It would be a substantial pay increase and job security. He might just be happy being a PM, not sure. Don't talk to him much, not my kind of dude.

 

[Red Horse]

As someone else said, foundation cracks are not unusual. Same with floor cracks. the house is 28 years old. You THINK you noticed it 3 years ago but your concern now is you are going to sell the house. Unless you are in a sink hole area what has likely changed in the 28 years you owned the house., Do you have any significant new interior wall cracks? Do you have all of a sudden doors that don't close properly? If you answer "no" to those last two questions my bet is you have a cosmetic issue.

Whatever led to the crack years ago is yesterday's newspaper-be it "cold" concrete pour, footing section that was poured on other than "original ground" etc.

Then again, I flunked out of engineering, got a degree in business, got a job right out of college that was for "engineers or those with relevant aptitude, and spent 44 years always putting engineers on a pedestal but usually having them tell me- "yeah, your right, that will work".

 

[Red Horse]

I think as a point of clarification- you live in NJ and I would imagine an area not prone to sink holes, or problems caused by underground mining in the immediate area etc. My bet would be many of your neighbor's homes are no different than yours. And they probably have some stress cracks in their foundations.

Have you thought of talking to the likely realtor you would use and get an opinion from him/her? How often does a foundation stress crack lead to a deal breaking issue? If you do nothing, it is very obvious to the potential buyer-and they will either accept it based on their opinion as to the degree of risk or it will be contingent on a home inspectors opinion as to degree of severity, but in any case you will be addressing a known issue going forward.

On the other hand, you get a couple of engineers ($$$?) working on the subject and an ultimate fix installed ($$$?) , I would think you would have to make full disclosure that--"oh yeah the foundation was cracked- but we fixed it".

I would feel better as a potential buyer looking at a "potential" problem and deciding just how i would want it fixed going forward as the new owner.

Then again, I flunked out of engineering:laughing:

 

[NY_Yankees_Fan]

I think as a point of clarification- you live in NJ and I would imagine an area not prone to sink holes, or problems caused by underground mining in the immediate area etc. My bet would be many of your neighbor's homes are no different than yours. And they probably have some stress cracks in their foundations. Have you thought of talking to the likely realtor you would use and get an opinion from him/her? How often does a foundation stress crack lead to a deal breaking issue? If you do nothing, it is very obvious to the potential buyer-and they will either accept it based on their opinion as to the degree of risk or it will be contingent on a home inspectors opinion as to degree of severity, but in any case you will be addressing a known issue going forward. On the other hand, you get a couple of engineers ($$$?) working on the subject and an ultimate fix installed ($$$?) , I would think you would have to make full disclosure that--"oh yeah the foundation was cracked- but we fixed it". I would feel better as a potential buyer looking at a "potential" problem and deciding just how i would want it fixed going forward as the new owner. Then again, I flunked out of engineering:laughing:

Sink holes are a problem in my part on NJ so it is a concern. I know of another home in my development that had foundation cracks which held up the home sale. The crack is about 1/4" wide, with water stains on the floor. I am going with the engineer review as many have suggested. My plan is to deal with this after the holidays so I can enjoy them...lol

Thanks for the suggestions got to love the knowledge base on TBN.

 

[Red Horse]

Sink holes are a problem in my part on NJ so it is a concern. I know of another home in my development that had foundation cracks which held up the home sale. The crack is about 1/4" wide, with water stains on the floor. I am going with the engineer review as many have suggested. My plan is to deal with this after the holidays so I can enjoy them...lol

Thanks for the suggestions got to love the knowledge base on TBN.

Good- keep us posted on your progress!

 

[PILOON]

Also to consider, sometimes what we think are cracks are merely shrinkage as concrete cures which is fairly normal especially on surfaces like floors.
For that reason on large pours the actually make shallow cuts in a nice pattern.

 

[kevin37b]

Concrete does 2 things it cures and cracks , it is a little late for a soil specialist ? Grind that out , hydroseal , move on .

 

[Egon]

Concrete does 2 things it cures and cracks , it is a little late for a soil specialist ? Grind that out , hydroseal , move on .

The Dirt is where the fix starts.

 

[firedog]

The Dirt is where the fix starts.

Yep.

Find a structural engineer that specializes in foundations. If he works in your area, he will have knowledge of the soils.
I hired one a couple of years ago. That was after I received two quotes form foundation repair companies (10K+ repair).
He developed a plan to correct the problem and if needed, would develop a plan for the repair work also.
His words were: "resist the urge to hire a foundation repair company".

 

[Egon]

Yep.

Find a structural engineer that specializes in foundations. If he works in your area, he will have knowledge of the soils.
I hired one a couple of years ago. That was after I received two quotes form foundation repair companies (10K+ repair).
He developed a plan to correct the problem and if needed, would develop a plan for the repair work also.
His words were: "resist the urge to hire a foundation repair company".

So you want a fix built on the unknown? Geotechnical and structural are quite different disciplines and both will be required to stamp plans for the required repairs.