What sort of expert do I need (construction)

[turbojimmy]

My house was built about 8 years ago. Before they poured the foundation they excavated the entire site - even where the garage was to go. It's attached to the house, but I thought this was odd, but I didn't think much of it. They poured the foundation as well as a pillar in the middle of the garage (a lolly column now sits on top of said pillar and holds my bedroom floor up). They then backfilled where the garage floor was to go. I wondered about that because unless they tamped it or used the right kind of fill that fill would settle.

When they put the garage floor in, they put rebar across it, drilled into the foundation on both sides, as well as a thick wire mesh. Over the years the floor has cracked from the center pillar outward which means to me that the fill has probably indeed settled and the floor is hanging in mid-air, suspended by the rebar on the sides. I notice that when I'm standing on the floor and a car pulls in that I can feel it in the floor. Sounds hollow too. The Buick is parked on the right side of the garage. Yesterday I went out there, opened the Buick door for something and then closed it. The force of me closing it caused my Draglites hanging on the wall to rattle. If I jump up and down on the garage floor they rattle, too. My bedroom is above the garage. I'm starting to wonder if one of these days the cars are going to fall in and take the foundation wall, and thus the garage and bedroom walls with it.

I have a 10-year warranty on the house that has fewer and fewer benefits as time goes on. At this point, the only thing they cover is a situation where a load-bearing wall is in imminent danger of collapsing. I think I might be able to make that argument but I would need a professional opinion. What sort of professional do I consult in this situation?

Thanks,
Jim

 

[Jbenn911]

How about a licensed Home Inspector ?? I"m here in NJ too and used one when an issue arose in our house(with a detached garage!) and insurance company

 

[tom h]

" I wondered about that because unless they tamped it or used the right kind of fill that fill would settle. "

Many of these residential contractors are ignorant bums & won't do it right...

In Calif, so-called "home inspectors" often don't know much more than a knowledgeable homeowner. The inspectors usually limit themselves to what they can externally see , which isn't much help if you suspect concealed damage.

In the case of your slab, and if conditions are right, concrete grout can sometimes be pumped in under high-pressure to jack up the slab and provide a firm sub-foundation. This is a specialized trade-- not a job for an average concrete subcontractor.

I'd suggest consulting a bonafide, professional structural engineer with an expertise in concrete. Your local building dept may be able to provide referrals to engineers who are known and active in your area- they are more likely to be familar with local soil conditions.

 

[jshilli1]

I'd second the structural engineer recommendation. They aren't cheap, but compared to the cost of the repair, a couple of hours of time from the engineer will be well worth it for insurance and warranty purposes.

 

[Phatman]

" I wondered about that because unless they tamped it or used the right kind of fill that fill would settle. "

Many of these residential contractors are ignorant bums & won't do it right...

In Calif, so-called "home inspectors" often don't know much more than a knowledgeable homeowner. The inspectors usually limit themselves to what they can externally see , which isn't much help if you suspect concealed damage.

In the case of your slab, and if conditions are right, concrete grout can sometimes be pumped in under high-pressure to jack up the slab and provide a firm sub-foundation. This is a specialized trade-- not a job for an average concrete subcontractor.

I'd suggest consulting a bonafide, professional structural engineer with an expertise in concrete. Your local building dept may be able to provide referrals to engineers who are known and active in your area- they are more likely to be familar with local soil conditions.

What he said.....
Take your plans with you as well as any as built drawings you may have.

 

[josh watson]

what they said

Go to the right people....an inspector is not going to know the specifics of foundation engineering........

 

[turbojimmy]

Thanks for the replies.

I will start with the town and see who they would recommend. The past couple of years I've been toying with the idea of putting a lift in the garage. I'm afraid the results would be disastrous - but if I need to have this excavated and repaired maybe I'll have a pit installed instead! First I want to make sure my bedroom isn't going to come crashing down on my Buick.

Jim