Expert: Dan Griffin - 8/31/2009

Question
Mr. Dan Griffin,

We have secured a builder/subdivision for our single detached traditional stick built, 2 story home with attached garage which has commenced approximately 40 days ago. I visited the site approximately 1 week ago, Sunday, to find in the garage an excavation under way (the garage had not been poured) of the backfill to access the exterior basement wall as it had been breached. The wall had displaced a few inches inboard into the basement on both sides of the main beam and had broken from a circumferential area of the main beam. It had also broken from an end where it meets one of the perpendicular walls. There were several 4-5 foot visible vertical cracks throughout the wall and timber was in place against the main beam post and wall to prevent further transgression. The entire wall was visibly damp. I spoke with the builder the day before my discovery and he did not mention this incident. It has been a week now and I returned to the site to find the wall had been returned to it's plum position. From the colors and fresh mortar, it appears that no more than 10-15 cinderblock pieces may have been replaced and the garage poured. My question is of two parts. First, should the entire wall have been reconstructed? And, should I be concerned and what do I need to know (from the builder if at all) to determine if I am looking at a problematic future with this basement? I expect we will be finishing the basement once we move and find ourselves settled, 1-5 years. Thank you in advance for your time and consideration.

Regards,
Paul


Answer
Paul, it sounds like this is a cement block wall.  The cement block wall should have rebar both horizontal and vertical and be slushed solid with concrete in those cells.  Basement walls need to have the first floor in place to withstand the dirt pressure created by back filling.  Many times it is best to have the basement floor in place also, though this often doesn't happen.  Whatever waterproofing/dampproofing system is used must be in place and complete prior to backfill.  Great care must be used in placing backfill against new walls to prevent damage to the waterproofing or the integrity of the walls.

I cannot envision a situation where a wall has been moved and then pushed back that has not had damage to the waterproofing and structural integrity of the wall.  I would demand that the builder explain what had happened, what measures were used to correct the problem, and some written assurance that the condition was structurally sound.  Part of this written assurance could/should include an on site inspection by a structural engineer, especially if your builder is not straight forward  about the situation.

Errors happen, mother nature can be brutal.  There are ways to fix, repair,  or replace most things.  Make sure that the situation was and is handled in a professional manner that results in a permanent solution.