Thread: 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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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

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

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

Horrible parging too.

that's a good point

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

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