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The Foundation Crack Bible: How to Diagno Dia gnose se Evaluate Foundation Cracks InspectA Inspect APedia ® -
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How to Evaluate Foundation Cracks & Damage How to Evaluate Vertical Foundation Cracks How to Evaluate Horizontal Horizontal Foundation Cracks Cra cks How to Distinguish Foundation Shrinkage, Expansion, Settlement Cracks Questions & answers about the cause and repair of all types of building foundation and floor slab cracks. This article series describes how to recognize and diagnose various types of foundation failure or damag such as foundation foundation cracks, crack s, masonry foundation foundation crack patterns, and moving, leaning, bulging, or bowing building foundation walls. If you don't see i nformation you want, want, ask us for i t using the comments box on th page. InspectAPedia InspectAPedia tolerates no confl icts of interest. We have no relationship with advertisers nor with topi cs or services services discussed at this website.
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This foundation crack diagnosis and repair article serie3s discusses in detail the process of evaluating foundation cracks and signs of foundation damage by examining the crack size, shape, pattern, and loca Foundation cracks and movement are discussed by type and location of foundation cracks, vertical foundation cracks, horizontal cracks, and diagonal foundation cracks, and shrinkage cracking. To be used properly, this information must be combined with specific on-site observations at the particula building in order to form a reliable opinion about the condition of that building's foundation. Anyone having concern regarding the structural stability, safety, or damage of a building, foundation or other components compo nents should consult consult a qualified qualifie d expert. See this close companion article: FOUNDATION FAILURES by TYPE & MATERIAL which describes the types of foundation damage, cracks, leaks, or other defects associated with each type of foundation material (concrete, brick, stone, concrete block , etc.). © Copyright 2012 InspectAPedia.com, All Rights Reserved. Information Accuracy & Bias Pledge is at be left. Use page top links to major topics topics or use links at the left of each page to navigate within top and documents at this website. Green links links show w here you are in a document series or at this web
FOUNDATION CRACK EVALUATION - How to Inspect & Evalua Building Foundation Cracks & Movement & Foundation Crack Patterns This is a chapter of "The Foundation Crack Bible". Use links at page left to read other document sections Foundation cracks, which are si gns of foundation damage, can ca n mean very different things depending dependi ng on t material from which a foundation is made, the location, locatio n, size, and shape of the foundation crack, and othe
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio… vs
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FLOOD DAMAGE ASSESSMENT, SAFETY & CLEANUP FLOODS IN BUILDINGS-mold FLOOR, ENGINEERED WOOD & LAM INATES FLOOR FRAMING & SUBFLOOR for TILE FLOOR TYPES & DEFECTS FLOOR TILE ASBESTOS IDENTIFICATION FLOOR TILE HISTORY & INGREDIENTS
By knowing the probable cause and history of foundation cracking or movement one can distinguish betw continuing movement (more likely to be a pro blem) and single e vents which may, depending on extent of damage, not require repair. This chapter elaborates types and patterns of foundation cracks to assist in t evaluation.
FOOTING & FOUNDATION DRAINS FOOTINGS EXPOSED, Repair Methods
Links at page left discuss the evaluation of individual types of building foundation cracks. Here are some general suggestions:
FOUNDATION BULGE or LEAN MEASUREMENTS FOUNDATION CONSTRUCTION TYPE S FOUNDATION CONTRACTORS, ENGINEERS FOOTING & FOUNDATION DRAINS FOOTINGS EXPOSED, Repair Methods FOUNDATION CRACKS & DAMAGE GUIDE BRICK FOUNDATIONS & WALLS BUCKLED FOUNDATIONS due to INSULATION? CRAWL SPACES EARTHQUAKE DAMAGED FOUNDATIONS FOUNDATION CONSTRUCTION TYPE S FOUNDATION INSPECTION ME THODS FOUNDATION FAILURES by TYPE & MATERIAL FOUNDATION FAILURES by MOVEMENT TYPE FLOOD DAMAGE TO FOUNDATIONS FOUNDATION DEFECTS OF OMISSION FOUNDATION CRACK EVALUATION CRACK MONITORING Methods DIAGONAL FOUNDATION CRACKS HORIZONTAL FOUNDATION CRA CKS SHRINKAGE vs EXPANSION vs SETTLEMENT Sinkholes & Building Damage Thermal Expansion Cracking of Brick VERTICAL FOUNDATION CRACKS FOUNDATION BULGE or LEAN MEASUREMENTS FOUNDATION DAMAGE REPORTS FOUNDATION DAMAGE SEVERITY FOUNDATION INSPECTION STANDARDS FOUNDATION MOVEMENT ACTIVE vs. STATIC FOUNDATION REPAIR METHODS PIER or PILE FOUNDATIONS SITE FACTORS AFFECTING FOUNDATIONS SLAB CRACK EVALUATION SLAB CRACK REPAIR FOUNDATION DEFECTS OF OMISSION - MISSING FOUNDATION FAILURES by TYPE & MATERIAL BLOCK FOUNDATION & WALL DEFECTS BRICK FOUNDATION & WALL DEFECTS BRICK STRUCTURAL WALLS Loose, Bulged Brick Thermal Expansion Cracking BRICK VENEER WALL Loose, Bulged BRICK WALL DRAINAGE WEEP HOLES CONCRETE FOUNDATION, WALL, SLAB DEFECTS CONCRETE PRE-CAST FOUNDATION DEFECTS STONE FOUNDATION DEFECTS WOOD FOUNDATION DEFECTS FOUNDATION FAILURES by MOVEMENT TYPE BRICK FOUNDATIONS & WALLS BUCKLED FOUNDATIONS due to INSULATION? BULGED vs. LEANING FOUNDATIONS COMBINATIONS OF FOUNDATION MOVEMENT Bulge & step cracks Earthquake Damage to Foundations Flood Damage to Foundations Foundation Movement During Collapse Other Foundation Step cracks HORIZONTAL MOVEMENT IN FOUNDATIONS Bulging, Leaning & Sliding Wall Horizontal Foundation Creep Horizontal Movement & step cracks in brick Impact Damage to Foundations Thermal Expansion Cracking in B rick SETTLEMENT IN F OUNDATIONS SHRINKAGE CRACKS in CONCRETE VERTICAL MOVEMENT IN FOUNDATIONS Diagonal Cracks in Concrete Foundations Diagonal Step Cracking in Masonry Differential vs. Uniform Sett lement Cracks Leaning or Tipping Buildings Uniform Width vs. Tapered Foundation Cracks Vertical Cracks
General Suggestions for the Evaluation of Foundation Cracks
Look at shape, pattern, frequency of occurrence, relationship to wall discontinuities and angles,
placement of wall penetrations, correlation with cracks in floors, and location in the wall (corners, center), well as length, width, continuity, age of wall, relation to site condi tions (depth of backfill, blasting, rock). Shrinkage cracks are usually uniform in width or (less common) vee-shaped, wider at top and diminishi
or stoppi ng before reaching the bottom of the foundation wall (where attachment to footing may tend to ho foundation wall materials in place). A wall crack which continues into the floor is lik ely to involve the buildi footings and may be a settlement crack of more structural importance. Concrete shrinks as it cures. In poured concrete, shrinkage crack s may be non-uniform if wall compone
are held by footings/framing; very often there are mi nor shrinkage cracks which are hairline, random, intermittent, multiple, and meanderi ng in the concrete, forming discontinuous cracks i n the wall. Shrinkag cracks occur as concrete cures, appearing more frequently and larger if the mix was improper and where control joints were omitted. Omission or pattern of placement of steel reinforcement may also be a factor crack formation and location. Poured concrete shrinkage cracks: usually shrinkage cracking is due to conditions at original
construction: poor mix, rapid curing, possibly other conditions. Shrinkage cracks are less likely to require structural monitoring and repair i n poured concrete as they would be expected to c ontinue after initial curi Concrete block foundation w alls shrink as they cure. They rarely expand much on exposure to moistur
and temperature variations. In concrete block walls shrinkage cracks are li kely to be uniform in width and usually occur towards the center of a concrete masonry unit (CMU) wall. The wall is stronger at the buildin corners. Brick walls do not normally shrink, but rather, grow indefinitely. Bricks are not often used for be low-grade
foundations but were often used above-grade supporting the first floor of older buildings, and of course e buildings may be constructed using structural brick walls (look for the bond courses). If you see a crack in brick wall i t's more likely due to movement in the structure, a support problem, or due to thermal expansio Cracks in structural brick walls may be very serious if the bond courses are broken as there is then a risk sudden catastrophic wall collapse. Cracks and especially bulged cracked brick walls need immediate ex investigation. Stone foundation walls do not normally crack through individual stones, but the interlaced stone layout
the wall may be bulged and cracked due to damage from frost, loading from driving vehicles near the wall by the removal of stones to pass piping or make doorways. As with other cases of foundation movement, diagnosis of the cause, amount of movement, and effects on structure are needed to decide what repair be needed.
VERTICAL FOUNDATION CRACKS - Vertical Foundation Crack Patterns
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio… , ge, ypes
FOUNDATION REPAIR METHODS Bulged foundation Repairs Crack Repair Methods FOOTINGS EXPOSED, Repair Methods Horizontal Movement Repairs Seal Cracks by Polyurethane Foam Injection Seal Cracks in Concrete, How To Shrinkage Crack Repairs SLAB CRACK REPAIR Vertical Foundation Movement Repairs FOUNDATION SETTLEMENT FOUNDATION WATERPROOFING FRAMING DAMAGE, INSPECTION, REPAIR FRAMING DETAILS for BETTER INSULATION FRAMING DETAILS for DOUBLE WALL HOUSES FRAMING CONNECTORS & JOIST HANGERS FRAMING FASTENERS, NAILS, SCREWS, & HIDDEN FRAMING & SUBFLOOR for TILE FRAMING MATERIALS, Age, Types FRAMING METAL STUD PERFORMANCE FRAMING METHODS, Age, Types FRAMING SIZE & Spacing, Age, Types FRAMING TABLES, SPANS for DECKS
In the photos shown here, substantive cracks appeared and continued to increase in size in this poured concrete foundation used to support a modular home which had recently been completed. The cracks an foundation movement were probably due to a combination of: poorly prepared foundation footings, blasti on an adjacent building lot to prepare that site for new construction, and possibly omission of steel reinforcement in the poured wall. The cracks in this buildi ng foundation wall were visible shortly after construction as vertical hai rline openin (less than 1/16" wide) in the right hand foundation wall, above grade and inside i n the basement. Within a year the owner reported several times that the cracks were becoming noticeably wider. A careful inspection of the building interior suggested that the front foundation wall and portions of the rig foundation wall were settling. There were no corresp onding cracks i n the finished surfaces of the structure probably because this was very stiffly-framed modular construction. Notwithstanding the absence of dam upstairs, this was a problem that deserved further evaluation and repairs. The builder may have repaired foundation by supporting it from below using one of the methods described at FOUNDATION REPAIR METHO
FRENCH DRAINS FROST HEAVES, FOUNDATION, S LAB FRT PLYWOOD GALVANIC SCALE & METAL CORROSION GLUES ADHESIVES, EXTERIOR CONSTRUCTION GRADING & SITE WORK, EXTERIOR GUTTERS & DOWNSPOUTS HOUSE PARTS, DEFINITIONS HOUSEWRAP INSTALLATION DETAILS
This settlement crack probably occurred during initial footing settlement. Notice that it is wider at the top t the bottom of the crack. This suggests that the footing to the left or right of the crack has moved d ownwards, with further downwar movement as we move further from the crack i tself. If this is new construction and the crack does not change in width the site condi tions may have stabilized.
ICE DAM PREVENTION I-JOISTS, Wood Roof Floor INSULATION IDENTIFICATION GUIDE INSULATION INSPECTION & IMPROVEMENT LEAD POISONING HAZARDS GUIDE LEED GREEN BUILDING CERTIFICATION LOG HOME GUIDE LVL Laminated Veneer Lumber, Beams MOBILE HOMES, DOUBLEWIDES, TRAILERS MODULAR HOME CONSTRUCTION MOISTURE CONTROL in BUILDINGS NOISE / SOUND DIAGNOSIS & CURE OSB - Oriented Strand Board PANE LIZED CONSTRUCTION PLASTER BULGES & PILLOWS PLASTER, LOOSE FALL HAZARDS PLYWOOD Roof, Wall, Floor Decks & Sheathing PORCH CONSTRUCTION & SCREENING PRE-CUT & KIT HOMES Preservative-Treated Framing Lumber RAILINGS, DECK & PORCH RAILINGS, STAIRWAY RETAINING WALL DESIGNS, TYPES, DAMAGE RETAINING WALL GUARD RAILINGS ROT, FUNGUS, TERMITES ROT, TIMBER FRAME SEARS KIT HOUSES SEPTIC & CESSPOOL SAFETY SHEATHING, FIBERBOARD SHEATHING, Gyps um board SHEATHING Homasote & Other Board SHEATHING, OSB SHEATHING, Plywood SHEATHING, FOIL FACED - VENTS SIDING, S heathing Identification - Photo Guide SINKHOLES, W ARNING SIGNS SINKING BUILDINGS SLAB CRACK E VALUATION Control Joint Cracks in Concrete Freezing & Water Damage Frost Heave/Expansive Soil Cracks in Slabs Settlement Cracks in Slabs
Additional photographs of types of foundation cracks and other foundation damage: we have an extensiv library of photographs which will be added to this document. Pending completi on of that work, contact the author if assistance is required with images. In masonry between two structures - differential settlement or thermal movement Straight or wandering, in poured conc rete, generally even width, intermittent, or more often stra
- shrinkage / thermal - low risk Straight generally even width, in a masonry block wall, in mortar joints but possibly right through
concrete block - shrinkage / thermal - low to modest risk Straight or stepped in b rick, esp. near ends of wall - expansion / thermal, potentially dangerous if
bond courses are broken, collapse risk. In wall, wider at bottom than top - settlement under building. These cracks may be less serious t
horizontal when found in a maso nry block wall. These cracks could be quite serious when found in a brick wall, especially if bond courses are broken and there is risk of collapse. Note: vertical foundation cracks often appear in multipl es multipl e cracks in one or more area.
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio… w c appears s one, r c , masonry oc , concre e), ese are o en e eas rea o e u ng. Shrinkage Cracks in Slabs there is significant vertical dislocation or si gns of ongoing movem ent, further investigation is more urg Shrinkage Cracks Along Foundation Walls If the cause is shrinkage (concrete, masonry block) it is p robably less of a concern than if due to SLAB CRACK REPAIR settlement. A vertical crack due to earth loading or frost would be unusual. Control Joint Cracks in Concrete Seal Cracks by Polyurethane Foam Injection Seal Cracks in Concrete, How To Standards for Repair of Cracks in Floors Vertical Foundation Movement Repairs
DIAGONAL FOUNDATION CRACKS - Diagonal & Step Crack Patterns in Building Foundations
SOLAR ENERGY SYSTEMS Splits in Structural Wood Beams STAIN & BIODETERIORATION AGENT CATALOG STAINS on BUILDINGS - QUICK GUIDE STAIN DIAGNOSIS on BUILDING EXTERIORS STAIRS, RAILINGS, LANDINGS, RAMP S STONE CLEANING METHODS STONE FOUNDATIONS STONE VENEER WALLS STRAW BALE CONSTRUCTION STRESS SKIN INSULATED PANELS STUCCO WAll FAILURES DUE TO WEATHER STUCCO WALL METHODS & INSTALLATION STUCCO OVER FOAM INSULATION STUCCO PAINT FAILURES SUMP PUMPS GUIDE SWEATING (CONDENSATION) on PIPES, TANKS TERMITES, ROT THERMAL EXPANSION of MATERIALS THERMAL MASS in BUILDINGS TRUSS UPLIFT, ROOF TRUSSES, Floor & Roof VAPOR BARRIERS & CONDENSATION in BUILDINGS VENTILATION in buildings VINYL Siding or PLASTIC Window ODORS in buildings VINYL CHLORIDE HEALTH INFO WATER BARRIERS, EXTERIOR BUILDING WATER ENTRY in BUILDINGS WIND ENERGY SYSTEMS WIND TURBINES & LIGHTNING WIND WASHING INSULATION At EA VES WINDOWS & DOORS, Age, Types WINTERIZE A BUILDING WOOD FOUNDATIONS More Information
This settlement crack probably occurred during initial footi settlement. Notice that it is wider at the top than the botto the crack. This suggests that the footing to the left or right the crack has moved downwards, with further downwards movement as we move further from the crack i tself. If this i new construction and the crack does not change in width site conditions may have stabilized.
Clues to help diagnose the probable cause of diagonal foundation cracks in buildings: From corner towards adjacent opening, wider at top than bottom - often due to foundation settleme expansive clay soil, frost damag e, or damag e from a shrub/tree close to the foundation wall. Under a ground floor window, from sill to ground, sill bo wed up - often due to foundation heave, clay frost, shallow or absent footings In the foundation wall a nywhere, wider at bottom than top - settlement under building At building corners in cold climates - frost heave, frost lensing, shallow footings, water problem, or insufficient backfill. In a typical raised ranch with a garage located in part of the basement, and with garage entering at one end of a home, we o ften find step cracks in the front and rear foundation wal only on the garage-end of the home. These cracks may correspond to so me related observations: ( there may be less backfill agai nst the front and rear foundation walls where a garage entry is locate between them; (2) the reduction in backfill comb ined with an un-heated ga rage may expose these building corners to more frost damage; (3) if a building downspout or gutter defect spills roof draina against the building wall, these forces will often combine to make more severe frost cracks appear the garage-entry end of the home. Vertical or diagonal crack which over a short time - settlement over sink holes- serious, open sudde after rain; or ravines, mulch, fill, organic debri s (later rots and settles). Over window/door, straight or diagonal - loading/header defect - may appear as horizontal along to bottom of header, vertical at ends of header (possibly due to differences in thermal expansion of different materials of header vs. wall) or vertical/diagonal at center of header (loading failure) or at corners (possible point-load failure) Cracks in a poured concrete foundation which are diagonal or vertical and which are generally unifo in width, or which taper to an irregular hairline form, usually in fact a discontinuous crack i n the hairli area, are usually shrinkage cracks and should not be ongoing nor of structural significance, though t may invite water entry through the wall. Note that often at these foundation failures cracks are visible both outside and inside, but outside they ma be covered by backfill. For detecting evidence of sink holes in an area by visual inspection see Sink Holes: Can X-Ray Vision [Advanced Building & Building Site Inspection Techniques] Warn of Sink Holes? in Florida or elsewhere
HORIZONTAL FOUNDATION CRACKS - Patterns These notes presume that you are examining a wall which is entirely or nearly all below-grade level.
Horizontal Foundation Crack s Located High on a Foundation Wall Horizontal foundation cracks located i n the upper third of a concrete block wall (presuming most of the wa below grade) are most likely to have been caused by vehicle loading or in freezing climates, by surface a subsurface water combined with frost. In northern climates i f we see cracked mortar joi nts in the top third block wall, at about the same de pth as the frost line in that area the damage is almost certainly due to fro Often outside we'll find corroborating evidence such as drip lines below the building eaves confirming a history of roof spillage against the building, and back inside we may see that the foundation damage is occurring only at the buildi ng walls below roof eaves and not at the gable ends of the home. Cold climates- frost, possible displacement inwards
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio…
Horizontal Foundation Crack s Located at Mid-wall Height on a Fou ndation Masonry block or stone walls which are cracked and/or bulging inwards at mid height on the wall are likel have been damaged by vehicle traffic or earth loading. Possi ble vehicle loadi ng (look for a dri veway near the wall or site history involving movement of hea equipment near the wall) Backfill damage - excessive height or premature backfill before the first floor framing was in place. Hillsides - earth loading or earth loading exacerbated by water or frost Areas of wet soils - likely to be earth-loading or earth loading exacerbated by water or frost
Horizontal Foundation Cracks Lo cated Low on a Foundation Wall The forces exerted by soils against a foundation wall increase geometrically as we move from surface lev the soil against the wall to the areas near the bottom of the wall. In other words, earth pressure is greatest the bottom of the wall. This fact helps us di stinguish between frost or water-related cracki ng and simple e loading in some cases since a wall which has become dislocated laterally only at or near its bottom is lik to have been damaged by earth loading. Earth Loading, especially if in an area of dense or wet soils Horizontal dislocation of a masonry block or brick wall may appear first as a crack and then later as horizontal movement as a wall is pushed inwards by earth or wet soi l pressure. Horizontal Cracks in an Attached Garage Foun dation
Construction methods for attached garages (as opposed to a garage located under a home and adjoinin basement) may create some special opportunities for foundation cracks: Shallow garage footings: The garage foundation footings are less deep than the house footings, exposing the foundation to other risks of frost or settlement damage a nd movement. Garage additions: The garage may have been added after original construction, creating newlydisturbed soils around the foundation and footings that have settled more recently than that of the original home. Garage slab settlement and cracking: A garage foundation is often constructed as a concrete footi and a low masonry block wall, followed by dumping fill i nside this structure to raise the level of the garage slab to the desired height. A common construction error is the omission of adequate soil compacting before the garage slab is poured. A related common construction shortcut for these "raised slabs" (on fill, higher than and not resting on the garage wall foundation footings), is the omission of pins connecting the slab to the garage foundation wall at its elevated position. The result of these details is that as the soils below the slab settle and compact the slab can move settle significantly. Depending on the amount of garage floor slab reinforcement (wire or re-bar or none), the slab may crack as well as tip and settle. How does garage slab settlement crack the gar foundation walls? The weight of a garage floor slab, combi ned with the weight of vehicles in the gar compresses the soil below the slab. Soil pressure includes an outwards force which can cause horizontal cracks in a masonry block garage foundation wall. Look for these cracks outside the gar and above grade-level. Detecting soil voids below a garage slab is quite possible using this "ghost busters" technique: dra heavy chain across the floor and listen to the sound it produces. If the chain moves across an area soil void you'll hear a change in pitch in its sound, typically dropping lower. This is not a technique fo every building inspection but it is useful when evaluating garage floor slab movement, tipping, crack or foundation cracks. Where are Horizontal Foun dation Cracks Visible?
Horizontal foundation cracks are usually visible only from inside a basement or crawl area unless building all masonry. Lateral or horizontal movement of a masonry foundation wall inwards from earth pressure will often be se the first mortar joint above a basement or crawl space slab. Remember that the slab itself may be holding very first course of masonry blocks or brick in place. This is a useful detail to keep in mind if you are using plumb line and measuring tape to document the total amount and location of wall movement. The bottom course of concrete blocks or bricks, held in place by the floor slab, can usually be taken as a baseline of movement, from which other measurements to the plumb line are compared over the height of the wall. Use links just below or at the left of each page to navigate this document or to view other topics at t website. Green links show w here you are in our document or website.
SHRINKAGE vs EXPANSION vs SETTLEMENT - Distinguishing
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio…
General Comments about foundation expansion or sh rinkage Cracks will occur in masonry structures: Most solid materials may both expand and contract in respo
to temperature variations. Solid materials may be cracked by pressure from loading. In masonry foundati bricks actually expand indefinitely, though probably at a decreasing rate. Poured concrete shrinks after pouring. Masonry blocks may shrink and expand. All of these materials res pond to changes in moisture a temperature. A long brick wall exposed to sunlight and cold weather and built without expansion joints will crack and fail. Concrete block walls shrink but don't normally expand (below grade). Poured concrete shri during curing but may also expand or contract in response to moisture. Determining wh en action is needed: All cracks need to be separated into those which are expected t
require no further repair except possibly cosmetic (which can help future monitoring), those which merit ongoing monitoring for change and possibly signs of worsening conditions, and those which are so significant as to require repair. Setting priority of action : Repair work needs to be identified with respect to urgency, ranging from
immediate (risk of collapse or other unsafe conditions) and less urgent. To the extent that the inspector can see the extent of movement and the potential for dama ge to a buildin and to the extent that the inspector can make a reasonably confident guess about the cause of foundatio damage or movement, s/he can estimate the chances of its continuance and thus help set a p riority for fu evaluation or repair, as well as setting the specifics of outside repairs to reduce further damage such as keeping water or vehicles away from the building.
Evidence of Foundation Shrinkage A variety of site conditions can lead to cracks in a conc or other masonry foundation walls or floor slab s. Speaki generally, foundations may be damaged and cracks m appear from innocent causes unlikely to affect the struc such as concrete shrinkage cracks, initial settlement, o from potentially more serious causes such as ongoing settlement, unusual pressures or loa ding, or from impro construction.
Identification of Shrinkage Cracks in Pou Concrete Foundations or Slabs Shrinkage cracks in poured concrete are easily recognizable and can be distinguished from other types of cracks that occur later in the life of a foundatio wall or floor slab. Concrete shrinks as a natural process during its curing. You can see the shrinkage of even a perfect
concrete floor slab with no visible cracks in its surface if it was poured inside of an existing foundation. N the gap between the edges of the slab and the foundation wall? Notice the stains or concrete debris on th wall at the slab level? These indicate that at the time the slab was poured i t was touching the wall. A pour concrete wall shrinks as well. Concrete curing is a chemical reaction, not just "drying" or loss of water. But depending on the concrete amount of water, portland, aggregate type, temperatures, humidity, groundwater, sun exposure, groundw and other conditions, the amount of shrinkage that will occur in concrete as i t cures varies. In any case, this concrete shrinkage pro cess causes the concrete to develop internal stresses. To relieve those stresses, unless control joints were included in the wall or floor slab d esign, the wall or floor is likely crack in a classic "concrete shrinkage pattern" as the concrete cures. Cracks in a poured concrete foundation which are diagonal or vertical and which are generally uniform in width, or which taper to an i rregular hairline form and stop entirely, which are usually discontinuous in the crack's finest or hairline area (the crack "stops and starts" in the same area), are usually shrinkage crack and should not be ongoing nor of structural significance, though they may invite water entry through the wa [See our article on Using Polyurethane Foam for Foundation Repairs] Shrinkage cracks in concrete range in length from a few inches to the entire height of the concrete w
extending from wall top to bottom. Concrete shrinkage cracks virtually always extend through the full thickness of the foundation wall, which means they can provide a ready path for water entry into the buildi Common areas for a shrinkage concrete crack to develop are under a basement window, above a door in the middle of a long wall or where the foundation "steps down." Shrinkage cracks also often occur near middle of a large poured concrete wall [or floor] if no control joints were used. [Concrete control joints are often omitted in residential construction. Shrinkage cracks and how to recognize and diagnose them are discussed further at SHRINKAGE vs EXPANSION vs SETTLEMENT.
Suggestions for Repairing Foundation Shrinkage Cracks Before repairing a foundation crack by sealing it against water entry, it is important to diagnose the caus
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio…
movement or damage to the structure, the underlying problem should be corrected as part of any foundati or slab repair. Cracks in poured concrete walls that are larger than 1/4", cracks which are increasing in size, or crac
which are otherwise indicative of foundation movement should be evaluated by a professional. The diagn and evaluation of foundation cracks and structural foundation damage and repair methods are discussed FOUNDATION REPAIR METHODS
What to do about s hrinkage cra cks in foundations Once any concrete cracks it is possible for water to leak into the building through the crack. There are se ways to repair a basement crack leak. An easy, quick, and effective measure to stop basement or crawl space water e ntry through a foundation crack is to perform an injection of polyurethane foam into the basement crack. [Also be sure to find and fix the sources of water outside.] Water entry leaks at foundation cracks: Polyurethane foam sealant is used for foundation crack repai
stop water entry. (Also find and correct outside water sources). See our article on Using Polyurethane Fo for Foundation Repairs. Structural repairs as well as sealing against water entry may be attempted for cracked foundations usin
masonry epoxy products. These products may be used for repairing cracks in concrete foundations, poss including structural repairs, following evaluation and advice from a foundation professional. An evaluation the presence, absence, or condition of reinforcing steel in cracked concrete foundations should be a part the inspection. See our discussion of foundation repair methods at FOUNDATION REPAIR METHODS
Distinguishing of Other Type s of Concrete Wall or Slab Cracks from Shrinkag Cracks Settlement Cracks in Masonry Foun dations and Concrete Floors Non-shrinkage cracks in concrete: The photograph
shows a settlement crack in a garage floor concrete sla This particular crack, occurring near the garage entry, have been caused by frost since this i s a New York ho (It's colder at the garage d oors than further inside the building and there may be more water under the slab cl to the building peri meter.) But a very common cause of settlement cracks in slabs (and some walls) is poor site preparation, such as pouring the slab (or footings) on s fill. As an example of a concrete crack that occurred later in the life of a structure (thus is not due to initial curi shrinkage) and to understand why such a non-shrinkage crack would look di fferent from a shrinkage crac imagine Superman breaking a piece of cured, hard, dry, solid concrete slab by bending it. The crack that would appear i n cured concrete would not be intermittent along its length, it would be continuous even if it not a straight line. Depending on the cause of such a later-in-life concrete crack, it might also be wider at top than at the bottom (foundation footing settlement) or there might be horizontal dislocati on (one side of crack sticks into the building further than the other, or one side of the floor slab crack sticks up more than other). Settlement around a Lally column pier may have
produced the cracks visible in the slab around the Lally column in this photograph. A hypothesis i s that the pier below the column was functioning properly but the slab poured on loose fill around the rest of the basement floo The slab settled away from the pier but where the pier supported a portion of the slab that was poured over it, pier prevented settlement of that area. Observing that t high-side of these cracks was the side closer to the Lall column supports this view.
Evidence of Foundation or Masonr y Wall Expansion Brick, in particular, whether used in a foundation or as a building wall, expands over time and as moisture temperature, and other conditions vary. Dave Wicke rsheimer, P.E. and R.A., who is a ma sonry failures expert from the SHC, informs us that brick "gro ws" or expands i ndefinitely. However if we exclude heating effects of sun exposure (discussed below), most brick expansion from its internal chemistry probably occ early in its life.
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio…
used during construction. If you observe long expanses of brick masonry walls above grade and without expansion joints, look for expansion cracking. When caused by thermal expansion, brick walls may show most movement at the two ends of the wall most-exposed to sunlight. The author, using a simple plumb li and measuring tape, has measured as much as 4" of expansion found at the top of a brick structure whos wall corners leaned out 4" over the wall bottom from this force. [Note: POK JCC file-DJF]. Brick walls below-grade are of course not exposed to heating and expansion from sunlight, but instead ar exposed to earth pressure (look for horizontal cracking), and in freezing climates frost damage (look for horizontal cracks in walls at or near the frost line, and look for stai r-stepped cracks at corners of the buildi Brick cracking due to thermal expansion is discussed and illustrated in detail at Thermal Expansi
Cracking of Brick
Foundation Settlement: crack patterns, other evidence A settlement crack is more likely to be wider at top than its bottom as the foundation "bends" over a singl point, allowing differential settlement; it is possible for a settlement crack to appear fairly uniform howeve foundation breaks vertically and then pursues differential settlement. Settlement cracks need to be se par into initial settlement due to construction or site factors and ongoing settlement due to site factors. Usually wider at top, usually continuous, may be multiple! Imaginary line, right angle to diagonal crack, usually = direction of downwards movement; may indic upwards wall-lift - see if se ttlement cracks at opposite end of wall (e.g. in FL) Multiple cracks of either type may occur in a given area. Usually visible both outside and inside if material is exposed.
Questions & Answers regarding this article Questions & answers about the cause and repair of all types of building foundation and floor slab cracks.
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(Mar 4, 2012) rachel said: tthis is the floor / pa th that surrounding my house
(Mar 4, 2012) Rachel said: can anyone advise please ? the concrete that's surrounding my house has got quite a few cracks in it each about a metre in length should i be worried ? please help as don't have a clue abo ut this sort of thing thanks rachel
(Jan 26, 2012) Clint Ford said: We are in the middle of a remodel and tore up all the old flooring. Upon doing do we found several crac that go through out the floor. They all seem like hair line cracks and are 1/16 or less in width. I also put a level over all the cracks a nd it seems like there is slight uneveness on some of the cracks. I've also foun small horizontal crack on the outside slab a nd I was wondering i f there was any concern to this.
(Dec 5, 2011) Al Widmer, Widmer Associates/Arc said: I inspected the block basement foundation walls of a 80-90 year old house with several vertical cracks. The most severe one needing a recommendation: Approximately 1/2" wide, generally same width top to bottom, thru joints and blocks at both faces of wall, minimal vertical separation, and located 6' from corn A small vertical crack in the perpendicular wall about 6' from corner has a 1/8" horizontal offset.
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio…
(Nov 7, 2011) Steve Moore said: During the process of removing and installing a concrete garage floor, several garage foundation block on one side of our garage have shifted out about an inch or less. The contractor said this is mostly cosmetic, the garage foundation structure is still secure. Should I be concerned, or seek an another opinion? Thank you.
(Oct 13, 2011) DanJoeFriedman (mod) said: Cynthia, sorry to read about the concrete installation failure. And indeed often the mix is the trouble. At this point, if it is cost justified, you'd need to hire an engineer who has expertise in concrete testing if you need to document and prove the cause of failure.
(Oct 10, 2011) cynthia morris said: Hi, my husband has been concreting for 20 years and has just poured pe rimeter paths around a new home. It was a windy day and the entire job has cracked all over. The concrete comp any will not take responsibi lity. We believe the mix was incorrect. All of the men that were on the job that day commented that you could not close over the stone as i t did not have enough fat or slurry. they said they had added a chemical to de lay drying because of the weather. ..what advice do you have and where do we go from here? Thank you.
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Inspect APedia.com® - Daniel Friedman - Publisher & Editor. InspectAPedia Bookstore lists recommended books, organized by topic & available for purchase. Most of our articles also include a list of recommended books for the specific article topic as well a other references, and information sources. Critique, contributions w anted: Contact Us to suggest corrections or additions to articles at this website, and if you wish, to receive online listing and credit as a contributor. Particular thanks are d to the many experts and also consumers who read and critique technical articles at Inspect APedia.com. Additional technical contributors & reference sources for this article are listed below. Use links just below or at the left of each page to navigate this document or to view other topics at t website. Green links show w here you are in our document or website. FOUNDATION BULGE or LEAN MEASUREMENTS FOUNDATION CONSTRUCTION TYPE S FOUNDATION CONTRACTORS, ENGINEERS FOOTING & FOUNDATION DRAINS FOOTINGS EXPOSED, Repair Methods FOUNDATION CRACKS & DAMAGE GUIDE BRICK FOUNDATIONS & WALLS BUCKLED FOUNDATIONS due to INSULATION? CRAWL SPACES EARTHQUAKE DAMAGED FOUNDATIONS FOUNDATION CONSTRUCTION TYP ES FOUNDATION INSPECTION ME THODS FOUNDATION FAILURES by TYPE & MATERIAL FOUNDATION FAILURES by MOVEMENT TYPE FLOOD DAMAGE TO FOUNDATIONS FOUNDATION DEFECTS OF OMISSION FOUNDATION CRACK EVALUATION CRACK MONITORING Methods DIAGONAL FOUNDATION CRACKS HORIZONTAL FOUNDATION CRA CKS SHRINKAGE vs EXPANSION vs SETTLEMENT Sinkholes & Building Damage Thermal Expansion Cracking of Brick VERTICAL FOUNDATION CRACKS FOUNDATION BULGE or LEAN MEASUREMENTS FOUNDATION DAMAGE REPORTS FOUNDATION DAMAGE SEVERITY FOUNDATION INSPECTION STANDARDS FOUNDATION MOVEMENT ACTIVE vs. STATIC
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio… SITE FACTORS AFFECTING FOUNDATIONS SLAB CRACK EVALUATION SLAB CRACK REPAIR FOUNDATION DEFECTS OF OMISSION - MISSING FOUNDATION FAILURES by TYPE & MATERIAL BLOCK FOUNDATION & WALL DEFECTS BRICK FOUNDATION & WALL DEFECTS BRICK STRUCTURAL WALLS Loose, Bulged Brick Thermal Expansion Cracking BRICK VENEER WALL Loose, Bulged BRICK WALL DRAINAGE WEEP HOLES CONCRETE FOUNDATION, WALL, SLAB DEFECTS CONCRETE PRE-CAST FOUNDATION DEFECTS STONE FOUNDATION DEFECTS WOOD FOUNDATION DEFECTS FOUNDATION FAILURES by MOVEMENT TYPE BRICK FOUNDATIONS & WALLS BUCKLED FOUNDATIONS due to INSULATION? BULGED vs. LEANING FOUNDATIONS COMBINATIONS OF FOUNDATION MOVEMENT Bulge & step cracks Earthquake Damage to Foundations Flood Damage to Foundations Foundation Movement During Collapse Other Foundation St ep cracks HORIZONTAL MOVEMENT IN FOUNDATIONS Bulging, Leaning & Sliding Wall Horizontal Foundation Creep Horizontal Movement & step cracks in brick Impact Damage to Foundations Thermal Expansion Cracking in B rick SETTLEMENT IN FOUNDATIONS SHRINKAGE CRACKS in CONCRETE VERTICAL MOVEMENT IN FOUNDATIONS Diagonal Cracks in Concrete Foundations Diagonal Step Cracking in Masonry Differential vs. Uniform Sett lement Cracks Leaning or Tipping Buildings Uniform Width vs. Tapered Foundation Cracks Vertical Cracks FOUNDATION INSPECTION ME THODS FOUNDATION INSULATION OP TIONS FOUNDATION MATERIALS, Age, Types FOUNDATION REPAIR METHODS Bulged foundation Repairs Crack Repair Methods FOOTINGS EXPOSED, Repair Methods Horizontal Movement Repairs Seal Cracks by Polyurethane Foam Injection Seal Cracks in Concrete, How To Shrinkage Crack Repairs SLAB CRACK REPAIR Vertical Foundation Movement Repairs FOUNDATION WATERPROOFING SINKHOLES, WA RNING SIGNS SINKING BUILDINGS SLAB CRACK E VALUATION Control Joint Cracks in Concrete Freezing & Water Damage Frost Heave/Expansive Soil Cracks i n Slabs Settlement Cracks in Slabs Settlement Cracks vs. Frost Heaves Settlement Cracks vs. Shrinkage Cracks Shrinkage Cracks in Slabs Shrinkage Cracks Along Foundation Walls SLAB CRACK REPAIR Control Joint Cracks in Concrete Seal Cracks by Polyurethane Foam Injection Seal Cracks in Concrete, How To Standards for Repair of Cracks in Floors
Sal Alfano - Editor, Journal of Light Construction* Thanks to Alan Carson, Carson Dunlop, Associates, Toronto, for technical cri tique and some of the foundation inspection photographs cited in these articles Terry Carson - ASHI Mark Cramer - ASHI JD Grewell, ASHI Duncan Hannay - ASHI, P.E. * Bob Klewitz, M.S.C.E., P.E. - ASHI
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio…
Arlene Puentes, ASHI, October Home Inspections - (845) 216-7833 - Kingston NY Greg Robi, Magnum Piering - 800-822-7437 - National* Dave Rathbun, P.E. - Geotech Engineering - 904-622-2424 FL* Ed Seaquist, P.E., SIE Assoc. - 301-269-1450 - National Dave Wickersheimer , P.E. R.A. - IL, professor, school of structures divisi on, UIUC - University of Illi at Urbana-Champaign School of Architecture. Professor Wickersheimer specializes in structural fai investigation and repair for wood and masonry construction. * Mr. Wickersheimer's engineering consulting service can be contacted at HDC Wickersheimer Engineering Services. (3/2010) *These reviewers have not returned comment 6/95
Techn ical Edits, Changes, Amendments to This Document 9/23/2006 editing to clarify text and add content; Technical review (partial) by Arlene Puentes. 4/17/2006 editing to clarify text in several sections. 2/6/99 editing updates, soliciting additional reviews 2/3/99 Converted working text file to MSWord97 .doc and .htm files for easi er review on Internet 6/26/95 text updates per comments from Al Carson, Terry Carson, Mark Cramer 6/16/95 text updat for Calgary July 1995 cc's sent to reviewers 3/28/95 uploaded to ASHI's Internet site - asfoun01.txt 11/19/93 Ed Seaquist - telecon 11/19/93, likes, will write up one of our sections for my/our target of series of journal articles or a book. © Dan Friedman 1999, original 1992 All Rights Reserved -- foundation.htm
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair Our recommended books about building & mechanical systems design, inspection, problem diagn and repai r, and about indoor environment and IAQ testing, diagnosi s, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia. The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 2010, $69.00 U.S., is available from Carson Du and from the InspectAPedia bookstore. The 2010 edition of the Home Referen Book is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Inspect APedia.com ® author/edito Daniel Friedman is a contributing author. Field inspection worksheets are inclu at the back of the volume.
Best Practices Guide to Residential Construction, by Steven Bliss. John Wiley & Sons, 2006. ISBN 0471648361, ISBN-13: 978-0471648369, Hardcover: 320 pages, available from Amazon.com and also Wiley.com. See our book review of this publication. Decks and Porches, the JLC Guide to, Best Practices for Outdoor Spaces , Steve Bliss (Editor), Th Journal of Light Construction, Williston VT, 2010 ISBN 10: 1-928580-42-4, ISBN 13: 978-1-928580 3, available from Amazon.com The Journal of Light Construction has generously given reprint permission to InspectAPedia.com f certain articles found at this website. All rights and contents to those materials are ©Journal of Ligh Construction and may not be reproduced i n any form. Appliances and Home Electronics, - energy savings, U.S. Department of Energy Avongard foundation crack progress chart for structural crack monitoring Basement Moisture Control, U.S. Department of Energy Building Pathology, Deterioration, Diagnostics, and Intervention, Samuel Y. Harris, P.E., AIA, Esq., ISBN 0-471-33172-4, John Wiley & Sons, 2001 [General building science-DF] ISBN-10: 04713317 ISBN-13: 978-04713317 28 Building Pathology: Principles and Practice, David Watt, Wiley-Blackwell; 2 edition (March 7, 2008 ISBN-10: 1405161035 ISBN-13: 978-1405161039 The Circular Staircase, Mary Roberts Rinehart Construction Drawings and Details, Rosemary Kilmer Crawl Space Moisture Control, U.S. Department of Energy Diagnosing & Repairing House Structure Problems , Edgar O. Seaquist, McGraw Hill, 1980 ISBN 0 056013-7 (obsolete, incomplete, missing most diagnosis steps, but very good reading; out of print used copies are available at Amazon.com, and reprints are available from some inspection tool suppliers). Ed Seaquist was among the first speakers invited to a series of educational conference organized by D Friedman for ASHI, the American Society of Home Inspectors, where the topic of inspecting the in-service condition of building structures was first addressed. Design of Wood Structures - ASD , Donald E. Breyer, Kenneth Fridley, Kelly Cobeen, David Polloc McGraw Hill, 2003, ISBN-10: 0071379320, ISBN-13: 978-0071379328 This book is an update of a long-established text dating from at least 1988 (DJF); Quoting: This book i s gives a good g rasp of seismic design for wood structures. Many of the examples especiall y near the end are good practice for the California PE Sp ecial Seism ic Exam design questions. It gives a good grasp of how seismic forces move through a bui lding and how to calcul
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How to Evaluate and Diagnose Foundation Cracks: Foundation cracking, foundation bowing, foundatio… . International Bui lding Code a nd 2001 National Desi gn Specification for Wood Construction. Continuing the sterling standard set by earlier editions, this ind ispensable reference clearly expl the best wood design techniques for the safe handling of gravity and lateral load s. Carefully revis and updated to include the new 2003 International Bui lding C ode, ASCE 7-02 Minim um Design Loads for Building s and Other Structures, the 2001 National D esign Specification for Wood Construction, and the most recent Al lowable Stress Design .
Building Failures, Diagnosis & Avoidance, 2d Ed ., W.H. Ransom, E.& F. Spon, New York, 1987 IS 0-419-14270-3 Domestic Building Surveys, Andrew R. Williams, Kindle book, Amazon.com Defects and Deterioration in Buildings: A Practical Guide to the Science and Technology of Materi Failure, Barry Richardson, Spon Press; 2d Ed (2001), ISBN-10: 041925210X, ISBN-13: 9780419252108. Quoting: A professional reference designed to assist surveyors, engineers, architects and contractors in diagnosing exi sting problems and avoidi ng them in new buildi ngs. Fully revised and updated, thi edition, in new clearer format, covers developments in buil ding defects, and problems such as si buildi ng syndrome. Well l iked for its mixture of theory and practice the new edition will complem e Hinks and Cook's student textbook on defects at the practitioner level.
Guide to Domestic Building Surveys, Jack Bower, Butterworth Architecture, London, 1988, ISBN 0408-50000 X "Avoiding Foundation Failures," Robert Marshall, Journal of Light C onstruction , July, 1996 (Highly recommend this article-DF ) "A Foundation for Unstable Soils," Harris Hyman, P.E., Journal of Light C onstruction , May 1995 "Backfilling Basics," Buck Bartley, Journal of Light Co nstruction , October 1994 "Inspecting Block Foundations," Donald V. Cohen, P.E., ASHI Reporter , December 1998. This arti in turn cites the Fine Homebuilding article noted below. "When Block Foundations go Bad," Fine Homebuilding , June/July 1998 Energy Recover Ventilation Systems for Buildings , U.S. Department of Energy Energy Savings Methods: Whole House Systems Approach , U.S. Department of Energy Historic Preservation Technology: A Primer , Robert A. Young, Wiley (March 21, 2008) ISBN-10: 0471788368 ISBN-13: 978-0471788362 Log Homes: Minimizing Air Leakage i n Log Homes, U.S. Department of Energy Log Homes: Controlling Moisture in Log Homes, U.S. Department of Energy Log Homes: Log Home Design, U.S. Department of Energy Moisture Control in Buildings, U.S. Department of Energy Moisture Control in Walls, U.S. Department of Energy Quality Standards for the Professional Remodeling Industry, National Association of Home Builders Remodelers Council, NAHB Research Foundation, 1987. Quality Standards for the Professional Remodeler , N.U. Ahmed, # Home Builder Pr (February 1991 ISBN-10: 0867183594, ISBN-13: 978-0867183597 Natural Ventilation for Buildings, U.S. Department of Energy R-Value of Wood, U.S. Department of Energy Spot Ventilation for houses, U.S. Department of Energy Slab on Grade Foundation Moisture and Air Leakage, U.S. Department of Energy Straw Bale Home Design, U.S. Department of Energy provides i nformation on strawbale home construction - original source at http://www.energysavers.gov/your_home/designing_remodeling/index.cfm/mytopic=10350 More Straw Bale Building: A Complete Guide to Designing and Building with Straw (Mother Earth News Wiser Living Series), Chris Magwood, Peter Mack, New Society Publishers (February 1, 200 ISBN-10: 0865715181 ISBN-13: 978-0865715189 - Quoting: Straw bale houses are easy to buil d, affordable, super energy efficient, environmentally friendly, attractive, and can be designed to ma tch the builder’s personal space needs, esthetics and budg Despite m ushrooming i nterest in the technique, however, most straw bale books focus on “sell ing the dream of straw bale bui lding, but don’t adequately address the most critical i ssues faced by b house buil ders. Moreover, since many developm ents in this field are recent, fewbooks are completely up to date with the latest techniques. More Straw Bale Bui lding is designed to fill this gap. A compl etely rewritten edition of the 20,000copy best--selling original , it leads the potential buil der through the entire process of building a b structure, tackling all the practical issues: finding and choosi ng bales; developing sound bui lding plans; roofing; electrical, plumbing, and heating systems; building code compliance; and special concerns for builders in northern climates.
"Vapor Barriers or Vapor Di ffusion Retarders", U.S. DOE: how vapor barriers work, types of vapor diffusion barriers, installing vapor barrier Ventilation for energy efficient buildings, Purpose, Strategies, etc.,
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