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Message
New home foundation issue, looking for rec...
Posted on 9/17/19 at 10:42 am
Posted on 9/17/19 at 10:42 am
I have an issue with my home's foundation (in NOLA) and I am within my 5 years foundation warranty per the Louisiana New Home Warranty Act. My builder brought in an environmental engineer and cited the problem as related to moisture from AC and some under the floor insulation. Replaced the insulation with different kind. I won't get into specifics.
I just think this issue is probably more structural and I want to bring in an engineer to review the report and inspect the issue. Can anyone recommend an engineer to do this?
Thanks.
I just think this issue is probably more structural and I want to bring in an engineer to review the report and inspect the issue. Can anyone recommend an engineer to do this?
Thanks.
7
Posted on 9/17/19 at 10:46 am to lsugambit
Home Board might be more reasonable.
Im interested in more details. Not sure what the damage is alleged to be, but condensation shouldnt cause much damage to concrete foundation.
If your subfloor is buckling, then it's probably a moisture issue and not foundation.
Im interested in more details. Not sure what the damage is alleged to be, but condensation shouldnt cause much damage to concrete foundation.
If your subfloor is buckling, then it's probably a moisture issue and not foundation.
This post was edited on 9/17/19 at 10:47 am
Posted on 9/17/19 at 10:48 am to lsugambit
quote:
I just think this issue is probably more structural and I want to bring in an engineer to review the report and inspect the issue. Can anyone recommend an engineer to do this?
any structural engineer you contact is going to ask you one question first:
"who designed the foundation?"
you will say "engineer X"
he will say "call him"
Posted on 9/17/19 at 10:48 am to lsugambit
Ya that doesnt sound like a foundation issue. Foundation is when your pilings fail.
Posted on 9/17/19 at 10:50 am to cgrand
quote:
any structural engineer you contact is going to ask you one question first:
"who designed the foundation?"
you will say "engineer X"
he will say "call him"
Yep.
But moisture from ac will not cause foundation problems. Are you sure you you have an actual foundation issue?
Posted on 9/17/19 at 11:21 am to lsugambit
Is this a slab or a pier and beam foundation?
Posted on 9/17/19 at 11:27 am to wickowick
Pier and beam foundation.
Posted on 9/17/19 at 11:45 am to lsugambit
OP--you are being very cryptic. what are the issues you are having? what insulation is under the floors?
Posted on 9/17/19 at 11:56 am to lsugambit
quote:
Pier and beam foundation.
Sounds like you are having moisture problems and not structural foundation issues.
Posted on 9/17/19 at 12:15 pm to wickowick
Wtf is an environmental engineer going to do abt a foundation? He is not trained or an expert to look at that.
Call the engineer of record on the work, pay him $200 for a visit and new opinion.
You could have an issue due to water saturating the ground, and this your pier foundation is settling.
Call the engineer of record on the work, pay him $200 for a visit and new opinion.
You could have an issue due to water saturating the ground, and this your pier foundation is settling.
Posted on 9/17/19 at 3:47 pm to eng08
I have actually just now contacted the engineer that stamped my plans. Waiting to hear back.
The consultant that issued a report on my floor actually specializes in energy efficiency solutions for homes and is a retired contractor. So, showing my ignorance on calling him an environmental engineer.
For those still interested, the following pulled from the report summarizes my issue:
This home has a hump in the hallway flooring on first floor near the left bedroom area. This is being caused by the elevated moisture in the hallway outside the son’s room, guest bedroom and utility room. The VCT TILE is preventing the moisture (water vapor) from the crawlspace from passing through the floor assembly to be dried out by the AC system. This makes for a wet floor assembly and this is shown in the moisture measurements. In addition to these problems, the homeowner keeps the home’s temperature below the average outside summer time dew point temperatures, causing cold surfaces like the floor assembly to reach dew point. Closed bedroom doors are exacerbating the problem by causing differential pressures to pull in outside air at any leaks in the home’s air barrier. The 1st floor HVAC air leaks at the return air plenum and indoor equipment, causing an increase in differential pressures. Underneath the home and around the rear and front decks, there is a problem with bulk rain water collecting near the foundation. The proposed solutions are found on the following page...
The consultant that issued a report on my floor actually specializes in energy efficiency solutions for homes and is a retired contractor. So, showing my ignorance on calling him an environmental engineer.
For those still interested, the following pulled from the report summarizes my issue:
This home has a hump in the hallway flooring on first floor near the left bedroom area. This is being caused by the elevated moisture in the hallway outside the son’s room, guest bedroom and utility room. The VCT TILE is preventing the moisture (water vapor) from the crawlspace from passing through the floor assembly to be dried out by the AC system. This makes for a wet floor assembly and this is shown in the moisture measurements. In addition to these problems, the homeowner keeps the home’s temperature below the average outside summer time dew point temperatures, causing cold surfaces like the floor assembly to reach dew point. Closed bedroom doors are exacerbating the problem by causing differential pressures to pull in outside air at any leaks in the home’s air barrier. The 1st floor HVAC air leaks at the return air plenum and indoor equipment, causing an increase in differential pressures. Underneath the home and around the rear and front decks, there is a problem with bulk rain water collecting near the foundation. The proposed solutions are found on the following page...
Posted on 9/17/19 at 4:21 pm to lsugambit
Ok that’s better - was really hoping you did not pay an env engineer to come look at it.
Sounds like the water is your issue, did the contractor suggest moving it away from the house as a solution?
Some foam sealant would help with the air leakage in plenums, vents, etc.
May also need air movement under house.
Sounds like the water is your issue, did the contractor suggest moving it away from the house as a solution?
Some foam sealant would help with the air leakage in plenums, vents, etc.
May also need air movement under house.
Posted on 9/17/19 at 4:28 pm to lsugambit
Like I said, you have a moisture issue and not a home foundation issues. Remove the water from under the home and don't have multiple vapor barriers
This post was edited on 9/17/19 at 4:31 pm
Posted on 9/17/19 at 4:57 pm to lsugambit
quote:
The consultant that issued a report on my floor actually specializes in energy efficiency solutions for homes and is a retired contractor. So, showing my ignorance on calling him an environmental engineer.
Sounds like you hired Paul LaGrange with LaGrange Consulting b/c the summary of the findings you posted sound almost identical to answers he provides to homeowner call in questions 2 or 3 times per show on his weekly WWL Home Improvement Show. I’m a big fan of his radio show - the guy knows his stuff. If him, I’m sure he’s spot on with his assessment of your issue as he sees this issue on a regular basis on raised homes in the New Orleans area, but there is certainly nothing wrong with getting a second professional opinion.
This post was edited on 9/17/19 at 6:29 pm
Posted on 9/17/19 at 10:27 pm to lsugambit
I know a structural engineer in Nola who will take a look at this
DjangochainedTD @ yahoo
DjangochainedTD @ yahoo
Posted on 9/18/19 at 4:58 am to lsugambit
quote:
This home has a hump in the hallway flooring
quote:
Underneath the home and around the rear and front decks, there is a problem with bulk rain water collecting near the foundation
These are the two issues from your post. Neither of these are indicative of a foundation issue from a geotechnical or structural engineering standpoint.
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