Cracks in Foundation
I am a new Eichler home owner and have discovered some problems with my foundation after pulling up the carpets. There are some superficial cracking, however, there are some cracks in the foundation that are elevated. Does anyone know of a good foundation expert or foundation repair contractor in the San Mateo area?
I'm also wondering if any one else has experienced some cracking in their foundation, and what you ended up doing?
Your fondation is going to have cracks because your house has settle. Cracks that are bigger than 1/4 inch should raise some concern other than that it is normal to have cracks.
We are also new Eichler home owners and discovered a rather large crack in our foundation when we pulled up the carpet in August. That's when we also noticed the floor sloped. The radiant heat works fine, but the crack was about 1/4". We had 3 foundation people out to look at the crack. All agreed it probably happened 30-40 years ago and was probably due to poor drainage, the cut-and-fill technique used here in the Higlands and possibly the weight of the fireplace. Since the radiant heat worked, we are probably ok. We had the crack fixed, and then a little bit of mortor added to even up the floor. We are now waiting to have our flooring installation completed.
I have seen dozens of Eichler slab foundations. Every one, except the X-100, had at least common cracks. The major impact of foundation cracks is (or some times can be caused by) raidant heat; also if any type of ceramic, porcelin, stone, or concrete tile is to be installed, additional prep work (or isolation membrane) is required. Unfortunately, most lenders cause a great deal of fuss about a crack in the slab foundation, when, the slab cracking generally has little impact relating to structural support.
If the crack extends on the exterior footing, or load (weight) points in the interior, there can be significant weakening, and little resistance to tectonic (or erosive) activity.
Often, however, an appraiser will raise the issue, even if it is not a serious structural issue, and the lender will require that it be addressed.
That happened to me last year in the SM highlands, and I have heard of this situation a few times elsewhere. Why it occurred? Building technology in the 50's and 60's did not involve much geotechnical engineering, and a number of mistakes were made causing these types of problems.
I have never seen a slab remotely close to being level.
My advice, fix any structural issues, enjoy the rest as "character" and spend your money on finishes. Have fun.
