Help! the sinking eichler
:(
I need some advise here: I am planning to start some major remodel on an eichler home that has been somewhat (a lot?) neglected over the past 10 years. One problem was that the ground settled so much that there are hardly any parallel lines anywhere in the house, making any attempt at remodel, however small, an ordeal. I wouldn't be surprised if the slab is cracked as well. Clearly, something has to be done first - other than tearing down the house and buiding a new one (which I cannot afford).
Suggestions are welcome - especially from those who experienced this kind of problem, whether they lived it or repaired it.
Aargh ... my slab is also cracked and the sides of the house are sagging
in the floors. I don't see any cracking in the walls or in the windows, so
maybe it isn't that bad ...
Should I just consider adding some self-leveling concrete, or do I need
to talk to a foundation expert? If they need to do something to the
foundation, will the plumbing be at risk?
I want to put in laminate flooring, but I'm told that the slab not being
level will potentially cause problems ...
Help!
Hello,
Unfortunately, when Eichlers were constructed,
Geotechnical engineering was far from a science (there is still a learning curve in the industry today, as demonstrated by the Polhemus Rd retaining wall failure/mudslide in San Mateo that happened about 7 years ago). Consequently, the soil conditions were not considered much in developments. When lots are subdivided and graded, yards of topsoil s are moved to level the lot; so many lots can have bedrock on one side, and 4+ feet of fill on the other. This condition and poor drainage, coupled with the fact that there was almost no soils compaction, importing materials such as sand and base rock, and years of poor drainage can cause the legendary Eichler slab to surf on your soils.
Foundation correction contractors and engineers (I have a superb gentleman that I deal with, he is a Contractor, engineer, and geotechnical engineer, email me for contact info) should be consulted to:
A. Stabilize the foundation to prevent further settling
B. Raise/level the foundation (yes, this is possible0
C. Remove and replace affected areas of sunken/broken foundations (yes, this is very expensive, and sometimes necessary)
Certainly an Engineer can be consulted with to discuss options in terms of repair/cost/benefit, and a contractor can perform the work as well.
In terms of impact on finishes, a good rule is that if your floor varies over 3/4" in five feet, some floor prep is necessary before installing an engineered product or a laminate product. Any competent flooring person with over slab experience should be able to resolve this with out too much trouble.
Also, if is your intention to install any tile product down over any cracks in a slab, special preparations will need to be made to the slab. This usually involves the application of an isolation membrane or a troweable membrane, which helps to resist transmission of the crack through the tile surface. Many homeowners have skipped this critical step and woke up a cold winter morning to discover cracks in the recent tile work that required so much time and $$ to install. There are a number of other flooring options that are not impacted by slab movement as much, such as carpet, cork, and sheet linoleum or vinyl. If you visit Floor Club, or any such similar flooring suppliers, Any competent sales rep should be able to provide some good direction, if you advise him/her about budgetary constraints and design parameters, you should be able to find a good solution. Certainly the web is a good resource if you have specific questions and some patience to boot. Think of it as another Eichler adventure of pain and pleasure that will further to galvanize your attachment to your home. Good Luck!
An update ... the flooring contractor came by and eyeballed the floor and
guessed that it wasn't bad enough to prevent installation of any kind
of flooring.
I'm guessing around 1/4 - 3/8 inch over 4-5 feet. Eichlerdweller, how bad
is your sagging? This is the worst of any house I've lived in, but I'm
guessing this is the first of many things I'll get used to in an Eichler ...
Unfortunately, he also measured the moisture in the slab, and it was around
4.5-6+% (using what I think is a Tramex moisture meter), which is too high
to install laminate or wood -- the manufacturers will not warrantee something
that high. Hopefully that moisture doesn't indicate a problem with the slab.
Looks like tile or carpet ...
Can you give me more info regarding the moisture in the slab.
Is it coming up from soil and if so, what do you do about it? Can it cause mold problems.
Every original Eichler slab that I have removed a potion of has been constructed without a moisture barrier ( typically a fairly thick plastic sheeting that covers the sand or soil beneath the slab). As a result, certain conditions will cause moisture to appear on the slab (we have just worked to correct such a condition in the SM highlands). Generally, it is ususally the result of a failed radiant or domestic water line, part of the drain system leaking (such as the trap below the shower pan), poor drainage in the area outside adjacent to the house, or any combination of these conditions. If there is excessive water directly under the slab, because concrete is sort of like a sponge, it is possible for moisture to wick upward and create damp conditions in the house, which can result in mildew or in some cases, mold growth.
The first thing is to have both the radiant and domestic water systems tested to eliminate/determine if those are the causes, then have a sewer repair service run a camera through all of the drains below the slab to determine if there are any problems. It is also important to examine the slab for evidence of moisture in the suspected area (you have to remove the flooring and use your best guess). The problem is likely to be found by investigating the water sources in your home; there are other cases in which the main water service for the water district could be leaking (if you are unfortunate enough to have one buried under your house), or the presence of an aquifer or spring under your home, however, these scenarios are extremely unlikely. Take it one step at a time, and you'll find the culprit. Good luck!!!!!
