E1 – A vertical brick crack which extends from the top of the slab to the top of the wall.  This crack is ¼ inch wide at the top of the slab and is ¾ inch wide at the top of the wall.
E2 – Multiple 1/8 inch wide vertical brick cracks on the West side of the southwest corner of the structure where the wing wall bricks are knit into the brick veneer of the house wall.
E3 – A ¼ inch wide crack in the concrete driveway.
E4 – A previously repaired vertical brick crack on the South side of the Southeast corner of the structure where the wing wall bricks are knit into the brick veneer of the house wall.
E5 – A ½ inch wide crack in the back yard non-monolithic patio concrete slab.
E6 – A ¼ inch wide crack in the back yard non-monolithic patio concrete slab.
E7 – A foundation corner wedge crack.
E8 – A foundation corner wedge crack.
E9 – A 3 to 4 inch depression in the soil level adjacent to foundation.
E10 – The outdoor air conditioning unit concrete support pad has settled and tilts towards the front of the house.
E11 – A 1/16 inch wide vertical brick crack which starts at the top of the slab and propagates up 3 feet to where it becomes a 1/8 inch wide stair step brick mortar crack.  This stair step brick mortar crack terminates at the lower left (South) corner of the bathroom windowsill where it is ¼ inch wide.
E12 – A 1/16 inch wide trim separation between the brick veneer and the left (South) side of the bathroom window frame.  
E13 – A 1/8” wide vertical and stair step brick crack from the air conditioning unit supply line to the lower right (North) corner of the bathroom window sill.
E14 – A negative soil gradient area, which allows surface water to collect and pond next to the foundation.
E15 – The bottoms of all four wooden front porch roof support columns show evidence of wood rot.

The attached relative elevation survey diagram shows that the foundation has settled along the East side of the structure.  The maximum elevation changes were observed in this area.  The foundation has settled approximately -1.0 to -1.8 inches on this side of the structure.  The brick cracks on the West side of the garage show the foundation has heaved in this area.  The Southwest corner of the garage has heaved approximately +1.2 inches.  Given the age and value of the home, the foundation is not level within acceptable tolerances. 

CONCLUSIONS

The foundation has experienced sufficient downward movement (settlement) to require some remedial repairs at this time on the East side of the structure.

RECOMMENDATIONS

We recommend that 10 foundation supports be installed in the locations shown on the attached diagram.  The following types of supports are recommended:  concrete drilled piers, steel pilings or concrete pilings.

After the foundation supports are installed, the foundation should be lifted to as near as level a position as circumstances permit.  The complete leveling of the affected areas should not be expected.  Fully leveling homes that have suffered from foundation movement is often not economically reasonable.  Some slopes will remain after repairs are completed.

Once foundation repairs are completed, the sanitary drain system should be hydrostatically tested to slab elevation and the city water supply should be pressure tested for possible leaks by a plumber.  Any leaks encountered should be immediately repaired to prevent future foundation damage.

Consult with and select a foundation repair company to implement our plan of repair.  It would be prudent to have the foundation contractor selected provide the services of a professional engineer licensed in the state of Texas who will inspect and certify completion of your foundation repairs.

At this time drainage improvements are needed on the East, West and South sides of the structure.  Ideally, the soil gradient away from foundation walls should fall a minimum of 6 inches within the first 10 feet and provide a minimum 4 inch space between the bottom course of bricks and the ground.  Other drainage improvement options include installation of drainpipe and catch basin systems, which would discharge in front of the house at the street curb.  Installation of rain gutters on the entire structure would also improve water drainage away from the foundation in these areas.  If drainpipes and rain gutters are installed, it is recommended that all gutter downspouts should be connected to the drainpipe system.   

Several mature trees are close enough to the house to have an impact.  It is not recommended that trees remain in close proximity to the foundation due to the vast amounts of water that trees may absorb from soils beneath the foundation.  Removal of these trees or installation of a root barrier is recommended.  

IMPORTANT LIMITATIONS  

The opinions given in this report are based on my assessment made at the time of this review.  The items observed during this site visit represent general conditions observed and do not necessarily represent all defects which may be present in the dwelling.  It should be noted that if the house has been recently repaired, remodeled and/or repainted, that many times defects are covered up which might be an indication of differential foundation movement.  The positions and conditions of foundations change continuously in response to changes in weather, climate, vegetation, drainage, and other factors.  This report, including the conclusions and recommendations contained herein, is based on the condition of the subject property at the time the property was inspected.   

This report is prepared for the exclusive use of the homeowner.  Permission for use of this report by any other persons for any purpose or by the client for any other purpose is denied unless otherwise obtained and stated in writing.  

The failure to properly maintain a foundation can lead to significant foundation movement over relatively short periods of time.  In response to droughts, foundations can settle at rates in excess of an inch per month for several consecutive months.  In response to heavy rains following droughts, foundations can be lifted at rates that substantially exceed an inch per month.  Since relatively minor foundation movement can sometimes cause cosmetic damage to homes, the condition of the subject property can change rapidly.  In response to changes in the soil moisture level of the soils beneath the slab, some or all portions of the foundation may experience additional foundation movement after these repairs are completed.   

Original design of a foundation is typically based upon economic considerations balanced against acceptable risk, soil type, foundation geometry and structural loadings.  Unless specified, our firm had no access to original foundation design documents.  Because we did not witness the original construction of this building, we make no statements concerning the structural quality and make no predictions concerning future foundation performance.   

Verification of existing foundation supports and/or foundation repair work was not a part of this investigation.  Neither examination nor performance evaluation of any retaining walls located on this property was included as part of this investigation.  Therefore, we make no statements as to the condition or extent of such work or the expected future performance of such work.  

Mechanically lifting the foundation may cause some cosmetic damage to the interior sheetrock and exterior brick veneer that was not present prior to the foundation repair work being accomplished.  Damage to plumbing systems may occur during the lifting operation.  

Some exterior and interior cracks are normal for homes located in this area and will probably occur as a result of seasonal moisture changes in the soil beneath the foundation.  Periodic repair of this type of cracking is a normal maintenance item and does not necessarily indicate a structural problem.  A proper maintenance and watering program may help control this type of seasonal foundation movement.   I