Expert: Joe Turner Date: 7/18/2008 Subject: Offset slab cracks and moisture seepage
Question House built in central FL ( dry area, and concrete block) and finished in June 2006. Had lots of problems with builder so I took over a hundred pictures of house in progress. Noticed slab cracking in multiple areas even before windows were in. Was told this was normal. Vinyl and carpet was laid. Vinyl started splitting, and noticed offset cracks through the vinyl. Called builder. They came and said they would pay for ripping up vinyl and replacing. The construction manager said that although he doubted it, it could be a slab failure. Flooring man came to rip up, and said "Oh boy! You've got a moisture problem." About 50% of the cracks, which start in the kitchen (middle of the house, which under air is 2300 sq. ft.), had mold and mildrew under the vinyl, with water marks on the paper vinyl backing (still wet). Some of the wet cracks weren't offset, but they are all connected. If I recall correctly, builder said it is a structual defect only if crack is larger than 1/4 inch. Most cracks are about that width, but not larger. Offset cracks could easily be seen 5-10 feet away though vinyl. Builder said those are structural only if they are offset 1/4 inch or more (which they aren't, only about 1/8-1/4 inch). Builder wants to "float the cracks". I have one of those 2/10 yr. builder warrenties. What constitutes a slab failure? These cracks span the entire width/length of the slab, go through to the slab's outside edge, and seem to start in the middle (ie. kitchen). I know the plans were re-engineered once, because the building dept. rejected them for too much load per truss. Builder had to add 2 stem walls and needed to double up 2 trusses. Cracks originate near the center/between the 2 stem walls. Am concerned about water damage because cracks continue under walls and carpet. Concerned about mold and mildew, because I'm asthmatic and have 3 young children. Worried that builder is trying to pull one over on me. Don't want this problem to reappear again. Will this need to be disclosed if I sell the house? Should I call a "specialist" for an independent evaluation? Water bill is low, so I don't think a water leak is the problem, (about $17 a month). What type of specialist do I call? Can they patch the floor to prevent moisture? I don't want a house collapsing around me. Any and all suggestions are greatly appreciated!
Thank you for your time:)
Answer I usually begin consults such as this with: Based on the information that you provided. There are always two sides.
You have a cracked slab. Offset of any amount is too much because it means the crack is clear through and one side has risen above the other side. It will not do that if it is not a clear through crack. Repairing the cracks that you describe can be difficult because the slab is continuing to crack.
I recommend:
1. Arrange to meet with the builder. Tell him/her that you want a written solution and you want the warranty period to be suspended for at least five years so you can have confidence in their solution.
2. Contact the local building department and arrange for an inspection. Have the inspection ready when you meet with the builder.
3. Get advice from a lawyer who can convince you they have worked on this kind of problem before. This will cost up to $500 but you will be able to bring the lawyer in quickly if the builder balks at a solution.
You have a serious problem. Do not delay. Keep notes of all conversations and correspondence. Copy everything.
good luck.
