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  1. #1
    Ron Bishop's Avatar
    Ron Bishop Guest

    Default stem wall issues

    The concrete stem wall that I inspected yesterday did not reveal any specific defects, however there were some abnormalities:
    1. Portions of the stem wall bulged outward at the base.
    2. The stem wall was covered with a cement coating, making it impossible to see what was under it without using invasive or destructive force.
    No one knows when this house was built, but I beleive it was built in the 30's.

    I am not sure if there is a reportable condition here, and would like some feedback from you pros on how to properly enter this into my report.

    Thank you kindly...

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  2. #2
    Join Date
    Oct 2003
    Location
    Rockwall Texas
    Posts
    4,519

    Default Re: stem wall issues

    Ron,

    It appears to be a pier and beam foundation, was there anything of concern on the back side of this wall in the crawlspace. Most foundations that have a parge coat on a home of that age is trying to cover up something like spalling, cracks or exposed iron.

    Rick


  3. #3
    Ron Bishop's Avatar
    Ron Bishop Guest

    Default Re: stem wall issues

    Parts of the interior portions of stem wall looked normal, but others looked like they were patched and filled.


  4. #4
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    26,247

    Default Re: stem wall issues

    Looks like the form work was insufficient and blew out on them while pouring the concrete walls.

    Horrible parging too.

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  5. #5
    Ron Bishop's Avatar
    Ron Bishop Guest

    Default Re: stem wall issues

    that's a good point


  6. #6
    Ron Bibler's Avatar
    Ron Bibler Guest

    Default Re: stem wall issues

    Hey Ron your in my old stomping grounds. How is the market there?
    I moved out due to slow times back in 1995 or 1996.

    Most of the time when i see the foundation covered with a cement they were covering up pockets and voids so any inspector would think it was OK.

    One think to call out as a defect. that the covering will provide a safe entrance for termites and may cause an excessive moisture condition.

    Best

    Ron





  7. #7
    Ron Bishop's Avatar
    Ron Bishop Guest

    Default Re: stem wall issues

    The market is slow out here, but I am managing to eeek out a living, mostly due to the foreclosure market.


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