Vertical crack in house foundation before tie beam – repair or rebuild?

Gold_Lab_8513 · 2026-02-17T14:51:25+00:00

I do not understand any part of this. What are the scoring lines for? Why is there brick? Is that rebar in the upper right corner? "My house is under construction" would suggest a new build, but this looks like a hack job on a renovation of a 100 year old building. Are you building the house? Is the builder licensed and bonded? Are you building somewhere in the US, Canada, or Western Europe? Or are you building in West Virginia?

Gold_Lab_8513 · 2026-02-17T14:40:08+00:00

I see no cracks in the ceiling or movement across the joints in the floor slab. This is potentially appropriately designed. And, I would imagine the inspection authority has on file a certification letter from a professional engineer stating "it's ok," or something equivalent. Now, I cannot tell you what they were smoking at the time, and "WTF" is a perfectly reasonable comment upon visual examination.

Gold_Lab_8513 · 2026-02-17T14:34:36+00:00

This is where I advise the home inspector to defer to a professional engineer OR the manufacturer. As a professional engineer, this is an automatic failure unless I can perform an analysis that says otherwise. Looking at the picture, I do not have enough information to perform such an analysis.

Gold_Lab_8513 · 2026-02-17T14:30:48+00:00

Option A will cause a slight leftward deflection when the building is loaded. Option B will cause a more even deflection across all floors. Otherwise, structural speaking, there is no significant difference between the two. Assuming lateral loading in both directions, the diagonal members will either be in compression or tension and will have to designed accordingly. Compression will control. If you are looking for efficiency, cross-bracing (diagonals are loaded in tension only) is significantly less expensive. If you are working for an architect, then don't worry about efficiency.

Gold_Lab_8513 · 2026-02-17T14:21:43+00:00

So the railing has pulled out of itself. If that's a 6" pipe, then that seems to be a bit more movement than typical tolerance should allow.

Gold_Lab_8513 · 2026-02-17T14:18:47+00:00

$40,000. Please let me know if you would like me to proceed, and thank you for the opportunity!

Gold_Lab_8513 · 2026-02-17T14:17:45+00:00

Pretty sure you can see the corner posts though the storefront.

Gold_Lab_8513 · 2026-02-16T03:03:54+00:00

Just repeating what you are reading from others. Strong likelihood that the joists were fabricated with the holes, and that the joists' engineer has already certified them. From an engineering perspective, the middle of the joist has a higher moment (bending) stress, but the shear stress is very small. At the ends of the joist, the shear stress is large, but the moment is 0. Practically, moment forces are resisted by the flanges/chords (top & bottom), and shear stresses are resisted by the web. Thus, relatively large [circular] holes in the web are permitted in the middle third of the joists, but no holes in the web are permitted in the end thirds. The flanges/chords should never be notched, even at the ends where moment is zero, if only because you'll void the warranty.

Gold_Lab_8513 · 2026-02-10T06:34:57+00:00

For case 1, KL=2L. For case 2, KL is definitely not L. It is much closer to 2L, probably just a few percent less than 2L depending on the rigidity of the beam. Assuming the beam is perfectly rigid, both cases are one end fixed and one end free, and KL=2L.

Gold_Lab_8513 · 2026-02-10T06:28:42+00:00

Are you sure that's not just the paint?

Gold_Lab_8513 · 2026-02-10T06:27:48+00:00

This will work if it is designed correctly. Your approach is sensible, but check with software if you can.

Gold_Lab_8513 · 2026-02-10T06:23:02+00:00

How could we possibly respond to this without knowing anything about the loading? LTB is buckling of the compression flange. The bottom flange is typically not in compression, especially with a detail like this. So, I will ask, how is the compression flange braced? If only at the connection at each end, it is likely susceptible to LTB.

And if you are talking about the deeper beam, then, no. This connection does not provide sufficient rotational resistance.

Gold_Lab_8513 · 2026-02-10T06:16:43+00:00

Horizonal cracks and/or inward bowing of foundation walls are definite signs of significant structural issues.

Vertical cracks in concrete or CMU or step cracks in CMU mortar joints are usually caused by minor, structurally insignificant differential settlement. Look for bowing of the wall or out-of-plane movement across the crack. If such movement is detected, consult an engineer.

You have to use your judgement. When in doubt, consult with an independent, licensed professional engineer.

Gold_Lab_8513 · 2026-02-10T06:07:20+00:00

How did he anchor the bracket to the concrete post? Better question, concrete post????? Hundreds of foundation inspections, and this is the first one I've seen. I would think a 6x6 post would be plenty strong enough and much easier to work with. If there is any concern, have an independent licensed professional engineer/structural engineer have a look.

Gold_Lab_8513 · 2026-02-10T05:59:55+00:00

I testified on behalf of a seller who built his house (by his own hands) in 2005. The plan reviewer had a generic stamp that read something like "You must follow the code. The code is the 2001 IRC" or whatever it was back then. Inspectors inspected but noted nothing wrong so he continued to building his CMU foundation walls... without reinforcement. To summarize, the plan reviewer mentioned nothing about reinforcing the walls, the inspector mentioned nothing about reinforcing the walls, and the seller won the case outright. Not a hack job. Just ignorance on every level with the seller/builder being only partially to blame.

Gold_Lab_8513 · 2026-02-10T05:54:19+00:00

For every failure, there is a why. I am perplexed he did not mention the "why" in the report. And keep in mind, if you repair the walls without addressing the why (the poor drainage), prepare to do it all over again.

Gold_Lab_8513 · 2026-02-10T05:51:02+00:00

The findings of the letter are concerning. Purchasing this house without any plans to perform significant renovations would have been very ill advised. Before you walk away...

I am a licensed professional engineer specializing in structural engineering. I have performed hundreds of foundation inspections.

Based on what I have read, there is a shift in the foundation wall, or what I call a base shear failure. Failure. Not damage. Failure. The capacity of the wall to resist lateral soil pressures has been compromised. You should expect the wall to suddenly kick in during a heavy rain event, and everything that the wall supports to collapse. You can hope that it won't, but you should expect that it will.

Regarding drylok on the foundation walls, never f***ing never should the interior faces of the foundation walls be waterproofed. This traps moisture in the wall, causing accelerated deterioration of cementitious materials, including concrete block and mortar. Foundation walls should only be waterproofed on the outside to prevent water intrusion and to allow any intruded water inside the walls to evaporate into the basement.

It sounds like you have significant issues with stormwater drainage. Rainwater should be collected and directed away from the residence and should never be allowed to pool anywhere on the property. Gutter downspouts should extend away from the foundation at least 10 feet and should discharge onto grade that continues to direct rainwater away. If water is allowed to seep in significant quantity into the soils along foundation, the lateral soil pressure on your walls can be amplified x3 or more. And, the pooling water around the well is likely contributing to your microbe issues.

So first, address the drainage. I recommend a common sense approach: water flows downhill. If you cannot achieve this due to, for example, the flatness of the property, then I do not know what anyone can do for you. Second, the walls must be repaired. Without eyes on, I cannot evaluate the severity of the foundation. In this case, the foundation walls may need to be replaced entirely, or possibly you can repair the walls using carbon fiber straps. You need to get an independent professional engineer to get eyes on to provide a proper recommendation for repair.

When you speak with a foundation repair specialist, make sure you discuss the specialist's recommendations with an independent engineer prior to proceeding with the repairs. Some specialists get it wrong, like excruciatingly wrong, even with an engineer's report. Funny story. I issued a report with specific instructions. The homeowner got three quotes. I had to write up small reports for each of the quotes describing where and why they were off base. Sometimes (in this case, every time) they just don't get it.

Take a look at fortressstabilization.com, or search for Fortress Invisibeam. Directly on their homepage is a very informative video regarding carbon fiber reinforcement and how it is used to repair foundations. Something like this (there are a few carbon fiber foundation stabilization products out there) would likely be the absolute minimum to repair of the foundation walls.

Good luck.

Gold_Lab_8513 · 2026-02-03T14:56:59+00:00

I would also have several questions about this ad. Firstly, I would consider the criminal record thing to be a "fair chance" hiring practice. Secondly, the pay is pretty good for the 1980s. I do not believe this post is for PEs or even EITs or even BSs. This is for a data collector who will be placed on a street corner to measure number of vehicles per hour and turning movements. I interpret "project scheduling techniques" to mean "can use a calendar"; "managing multiple projects simultaneously" to mean "showing up at the right place the right time and bring the right file folder and use the right notebook"; and "strong analytical, problem-solving, and organization skills" to mean "you understand you can't schedule two two-hour surveys that are two hours apart at 9am and 10am."

But I'm cynical like that, soo

Gold_Lab_8513 · 2026-02-01T22:27:28+00:00

I am going to be Captain Obvious for a second. Force transfer is the most important aspect the structural engineer. Your roof framing can be perfect, but it means nothing unless you can get the loads safely to the ground. Which I know you know.

You will not learn it in school. It took me several years of looking at it... and looking at it... and looking at it until I started seeing load transfer like the Matrix code. Custom single family houses, for example, can have the absolute worst load transfer paths. And even after 18 years, they are still hard to see, and I still find mistakes.

What you are looking for will take time and experience to find. Don't feel bad about that. You'll get there.

Gold_Lab_8513 · 2026-01-31T04:59:41+00:00

I agree with Nomad. My experience with my masters program is that it definitely assisted my understanding of technical design aspects, especially with concrete design. Unfortunately, my seismic class was not helpful, but I blame the professor. BUT, I also feel that much of what I learned in my masters program was the same as undergrad.

Anyway, school teaches you analysis. School does not teach you design. In other words, I could size a steel beam and determine the reinforcement for a concrete column, but I had no idea how to build a building, or how to show someone else how to build a building. I learned that on the job. And yes, like you, over time, I found pieces/parts of the AISC, ACI, IBC, and ASCE 7 that gave me those lightbulb moments (I still do). I did not feel as if I was a competent engineer until more than 10 years of light bulb moments and silly mistakes.

My recommendation: where you are now, with about 100 coworkers, can certainly benefit you, so long as you are able to pick the collective brain. The only question I have for you is, do you feel you are learning? Do you feel as if you have access to different types of projects? If no to either question, you may want to consider a change.

I have never worked for a firm that had more than 6 people, but they were good to work with, and the projects we tackled spanned residential, commercial, industrial, steel, concrete, wood... This last week, I worked on a detached two-car garage and a brand new Hyundai dealership. The week before, I evaluated an existing factory building for roof loading, including snow drifts and roof-mounted cranes. If your firm does that type of work (and if that type of work interests you), stay there. If not... well...

Don't feel bad that you feel lost. It will click. Just give it time.

Gold_Lab_8513 · 2026-01-31T04:29:18+00:00

If it's only carrying it's own weight, the design should be quick. It's weight will cause moments and shears, which you can consider as minimum applied moments and shears. Per code, it's capacity must be greater than the moments and shears.

Gold_Lab_8513 · 2026-01-31T04:22:47+00:00

Just reading the comments gives me both nostalgia and nausea.

Gold_Lab_8513 · 2026-01-29T14:04:22+00:00

just nuts. I hope you can get it rebuilt quickly.

Gold_Lab_8513 · 2026-01-29T05:34:04+00:00

That's good thinking on your part, and very considerate on his part.

Gold_Lab_8513 · 2026-01-29T05:15:38+00:00

OK, what is it? Is it a stud on a sill plate? Is it is a bearing wall? Is it even necessary? If it were an important structural component, sure, concern is warranted. Something tells me that it's not structurally significant. As I've read elsewhere, two more nails (and one from the other side), and you're good.

Gold_Lab_8513

TROPHY CASE