one side of foundation slab has sunk more - is this normal or an issue? (Howe: house)

[j2ram]

During an open house looked at home near Preston Hollow and Parker. This was a 1989 built 2 story home. Walking across the perimeter, I observed the entire right side foundation slab of the home was 6 to 8 inches above from ground. This was perfect and looked normal. The entire left side foundation of the homes was merely 2 inches from ground. In some places the dirt n grass were covering up the slab. From outside there was not any cracks seen on either corner of the slab or bricks ... as far as i could see. However from inside, the granite coutertop slabs in the kitchen (on left hand side of the house) were not even. I could see the unevenness where it joins. The windows on the wall (again on left hand side) when closed were seated on the window trim which was much lower than the granite countertop. In otherwords, to open up the window one had to put the fingers under the edge of the granite and lift up the windows. This seemed odd.



Considering the age of the home and height difference between ground to slab varies between left side vs. right side... would this be a foundation problem?


Thought this was interesting ... so posting it

[jcl_cls02]

Just because one side of the house foundation is covered up with grass, mulch, or dirt doesn't automatically yield it as uneven. The only way to find out is to get a professional inspection. I've seen an inspector use a water filled jug and string to determine if areas of the house are leveled.

[Rakin]

Originally Posted by jcl_cls02

I've seen an inspector use a water filled jug and string to determine if areas of the house are leveled.

I use a golf ball. Drop it on a tile or wood floor from about 1ft high and see if it rolls across the room at a quick pace.

If they added granite that is thicker than the old counter top. Could that be why you have to reach to get to the window edge?

Yes, it may not be the foundation but the dirt outside that is not even.

[JoeSiczpak]

Search the forums for foundation settling and problems, etc.
You might learn something you had better be aware of.

[FalconheadWest]

Look at your yard. Yards are rarely exactly even. If one side is higher, it will have a lower poured slab to make the house level to the other side which would need a higher poured slab. This is a very common thing. It doesn't mean the actual surface of the slab is uneven.

[loves2read]

it is very likely that over the years the house was built landscaping has added more dirt/mulch to one side of the foundation and the house has not "settled" as much as it has been drowned with mulch and new plantings that have added additional dirt to the beds...

the only way to tell for sure is with professional inspection--

and I don't believe in that golf ball thing--
some foundations and just not leveled that well after they are poured--especially in areas where the builder was putting carpet--vs hardwood or tile instillation--

house we bought in bedford and lived in for 20+ yrs probably couldn't have passed the golf ball test in some areas but there was no foundation slippage--just unlevel slab to start with.

[Rakin]

Originally Posted by loves2read

and I don't believe in that golf ball thing--
some foundations and just not leveled that well after they are poured--especially in areas where the builder was putting carpet--vs hardwood or tile instillation--

Admittedly the rolling golf ball is not a true scientific measurement but it was approved by the Univ of Phoenix

Yes, slabs are not poured perfectly flat and the old golf ball will roll. But when you drop the ball and it shoots across the room like a Bowler throwing a strike, that's a pretty good indication you should consult an Engineer or other expert.

It's not a test but just a tool to raise a flag that you MIGHT have a problem.

OR if you feel like you're walking downhill through that slanted house at Six Flags, I'd also be concerned.

[loves2read]

for my experience with the crumbly soils in this part of NTX it seems that a shifting foundation is more likely to do it piecemeal--vs tilting totally together in one piece--
i.e.---that there will be a crack in the foundation because of the stress on the slab from unstable soil beneath and irregular water/moisture...or even invasive roots from large trees...
so there is usually an outward manifestation of damage--
irregular cracks above the lintels of doors and windows and in sheetrock that might show signs of repair--cracks in the brick exterior (not weep holes)--
where seams meet and when doors have tough time standing open partway--
that can be hinge issue but can also be sign of tension at the corners--where two sides are going in different directions...

we had 25 yr old house in bedford and we had the garage and interior repainted professionally after about 10 yrs --
the painters used too heavy of a coating and the taped seams on the sheetrock started to fail after a while...(too much moisture from windows with poor seals was also a factor)

But I was afraid that meant the foundation was shifting (especially because there was slope backward out of the garage to back of lot and the breakfast area where there was high ceiling with a large bay window requiring numerous cut pieces of sheetrock with about 20 seams

but the only "cracks" were in the taping seams pulling away--
they were repaired by better painters the next time we had house painted...

People are so afraid of foundation problems and often times jump to conclusion w/o getting informed observation...
and while I know that a serious foundation problem can be massive issue to solve--
there are often worse problems that go unseen with shoddy construction and can't be as easily identified or addressed...