Steve Stenros CREIA MCI, ICC Home Inspector,San Diego

Is Your Foundation Under A "Crack Attack"?- Encinitas Home Inspection

One of the biggest concerns my clients have may be foundation cracks. If the foundation has problems, the entire structure may be adversely affected. But are all foundation cracks "deal breakers"? Not necessarily. Let's talk about some of these cracks and their potential cause:

Horizontal cracks in a slab foundation

"Cold joints" (horizontal cracks) are often seen in the exterior of slab foundations of homes built from the 60's to the 80's that have a two-pour foundation. A cold joint occurs when fresh concrete is poured on cured or dry concrete. Depending on the width of the crack, it may or may not need repair. Proper drainage around the perimeter of a home becomes very important if a cold joint is present. There is the probability of water migration into the slab which may cause bigger problems.

Horizontal cracks in a raised foundation

Many times, a horizontal crack seen in a raised foundation wall is the result of corrosion of the reinforcing steel (re-bar) within the wall. Excessive moisture may be present or the steel may be located too close to the edge of the wall. This condition should be repaired as soon as possible, or further damage may occur. Many times what may appear as a thin crack at the exterior can be much worse when viewed from inside the crawlspace. Depending on the extent of the corroded steel, this condition may be rather costly to repair.

Vertical cracks in a slab foundation

Vertical cracking (shear cracks) seen in the perimeter of a slab foundation should always be further evaluated. Excessive moisture, soil movement, settlement, or structural issues may be the cause. To determine the extent of these cracks, the flooring must be removed/lifted (which is beyond the scope of a home inspection) or a manometer test (slab levelness test) may be done. Hairline cracks can be found in virtually every slab foundation out there- concrete shrinks and cracks when it dries. Also, a vertical crack is often seen where the garage slab meets the house slab. This is simply a cold joint between the two slabs which are typically poured at different times and should not be a big concern unless excessive width is present.

Vertical cracks in a raised foundation

I will begin here by saying that some thin vertical cracking can usually be found in all raised foundation stem-walls and are not normally a cause for alarm. If the cracks run diagonally, it may be a sign of more serious issues. Heavier cracks should be further evaluated to determine their cause and whether they will negatively affect the structure of the home. Excessive moisture, poor perimeter drainage, soil movement, or improper construction techniques or renovations may be the cause.

Steve Stenros- First Choice Inspections is a CREIA MCI and ICC-certified home inspector. He can be reached at 888-335-3040. Clients receive a FREE lifetime appliance RecallChek with every standard home inspection.

Originally posted at First Choice Inspections.

Is Your Foundation Under A "Crack Attack"?- Encinitas Home Inspection

Crack Attack!- San Diego Home Inspection Did you ever stop and think of all the cracks we Inspectors see on a daily basis? It's enough to crack you up! I even count cracks in my sleep at night!

Cracks are complex creatures and are often misunderstood. Every crack, whether large or small, needs to be evaluated by a set of trained eyes. Over the next several weeks, I'll be posting a series of "crack" articles. Let's begin!

Drywall Cracks

Many of my home inspection clients ask me about thin cracks at the corners of doors or windows, or along drywall joints. Every home moves (however slightly) whenever the wind blows, the soil expands and contracts, the earth shakes, or simply from the home's weight load. Homes have certain stress points, and when this movement occurs, these settlement cracks may appear in the walls or ceilings at these locations. These cracks can be repaired, but are likely to reappear after a short while. They are usually insignificant and do not necessarily mean the home has a structural deficiency. Plaster is much less forgiving than sheetrock, and will usually have cracks that are more defined.

If cracks are seen in a repetitive directional pattern, or are heavy, well-defined cracks, they may indicate structural movement and should be closely examined.

Stucco Cracks

Stucco is a cementious product. Concrete shrinks and cracks when it dries. Thin check-cracking is very often seen in stucco siding at the corners of doors and windows. These cracks generally should not intimidate you. Many people are not aware that stucco itself is not waterproof. The waterproof barrier and drainage plane of a stucco system is actually the building paper behind the stucco, so the presence of these cracks does not mean water intrusion will occur. Applying caulk to these cracks will not accomplish much, other than to draw people's attention to the them!

Stucco is required to be at least 7/8" thick. If adequate thickness is not maintained when applied, excessive cracking may occur. Stucco cracks that are seen in a repetitive directional pattern, cracks that are clean and uniform in appearance, cracks that are wide enough to slip a quarter into, or excessive cracking may indicate more serious issues and will require further evaluation.

Crack Attack!- San Diego Home Inspection Steve Stenros is a CREIA MCI (Master CREIA Inspector) and ICC certified home inspector, and is the owner of First Choice Inspections, a San Diego home inspection company serving southern California. Clients receive a FREE lifetime appliance RecallChek with every standard home inspection. Steve can be reached at 888-335-3040.

The Mount Soledad Cross- La Jolla, California

I just conducted a La Jolla home inspection not far from the Mount Soledad cross and War Memorial. After finishing the inspection, I took a few moments to stop at the site and take in the beautiful vistas of the surrounding terrain. It is one of my favorite places to visit in San Diego!

Mount Soledad stands at 822 feet above sea level. From the top, there is a stunning 360-degree view: La Jolla shores, Scripps pier, Mission Bay, the Coronado bridge, the skyline of downtown San Diego, and the northern and southern shorelines can all be seen. And, of course, there is always an abundance of fresh ocean air and drenching California sunshine!

Atop Mt. Soledad sits the 43-foot concrete Mount Soledad cross and War Veteran's Memorial. It was erected in the early 1950's in memory of our Korea War veterans. The site has since evolved into a standing testament to all American war heroes and the unending commit of our military to defend freedom. There are approximately 2700 plaques at the Memorial’s base, featuring photos and name engravings of war veterans.

The next time you visit San Diego, be sure to stop by and see the Mount Soledad cross and War Memorial in La Jolla!

Steve Stenros is the owner/inspector of First Choice Inspections. Besides La Jolla home inspections, Steve also serves all other regions in San Diego county, as well as Orange and Riverside counties. He holds certifications as a CREIA MCI and ICC home inspector, and is a Level 1 Infrared Thermographer. Clients receive a FREE lifetime appliance RecallChek with every standard home inspection. Inspection appointments can be obtained by calling 888-335-3040.

Originally posted at First Choice Inspections.

The Mount Soledad Cross- La Jolla, California

These home inspection tips show how to protect the siding and foundation of your San Diego home. Whether your home is built on a slab or a raised foundation, it comes in contact with the soil at some point. The foundation is obviously in contact with the ground, but all siding materials should have adequate clearance from the ground to prevent moisture penetration, insect access, and siding damage.

Stucco siding should have a minimum 4" clearance above soil and 2" above hardscaping. Wood siding should have a minimum 6" clearance above soil and 2" above a hardscape surface.The main reason for these requirements is for protection against moisture.

One mistake I often see during a home inspection is a patio slab that has been poured too high against a house wall. If the stucco weep screed is buried, water may become trapped resulting in moisture damage inside the wall cavities. Even if the ground isn't in contact with the siding, if adequate clearance does not exist, rain will splash up and soak the siding resulting in moisture penetration.

The soil at the perimeter of your home should slope away from the foundation. The surface grade should drop a minimum of 6" within the first ten feet. The perimeter grading at many of my home inspections has negative slope because of settling along the foundation or improper grading during construction. This condition will allow excessive moisture to penetrate the foundation and shorten its life-span.



Home Inspection Tips- How To Protect The Siding And Foundation Of Your San Diego Home:

1. Maintain a good grade slope away from the foundation.

2. Be sure the siding has proper clearance from soil and hardscape areas.

3. Prune all vegetation growing against the exterior of your home.

4. Have rain gutters installed if they are not. Use splash blocks or extensions at the downspouts to carry water away from the foundation.

5. Keep a good coat of paint on wood siding for moisture protection.

6. Tune up your irrigation system so the sprinklers do not spray the house.

7. In some cases where the perimeter drainage is poor, you may have to install a drainage system or improve the one you have.

A small amount of effort will pay large dividends in protecting your most valuable asset. Don't let a simple problem cause serious damage to your home! Steve Stenros- First Choice Inspections is a CREIA MCI and ICC certified San Diego home inspector. Clients receive a FREE lifetime appliance RecallChek with every standard home inspection. Steve can be reached for appointment at 888-335-3040. These home inspection tips- how to protect the siding and foundation of your San Diego home can be used as a guide as you inspect the perimeter of your home.

Originally posted at FirstChoiceInspections.

After personally completing thousands of home inspections over the past eight years, I've narrowed it down to the three most common write-ups at a home inspection. Since the cost to correct all three items is only $15.00, it makes me wonder why I see them so often. A homeowner can easily fix these items in less than 30 minutes. Ready? Here they are:

1. Anti-Tip Brackets: A home inspector will always check to see if an anti-tip bracket is installed on a free-standing range. An anti-tip bracket is a small metal device designed to prevent the range from tipping over and is included in all installation kits. The bracket screws to the wall and secures one of the rear range legs. If not equipped with one of these devices, the range may tip over if enough weight is applied to its open door, such as that from a large Thanksgiving turkey, or even a small child. From 1980 to 2006, there were 143 incidents caused by range tip-overs. 33 of the incidents resulted in death, mostly small children. Cost: $4.00

2. Dirty/Missing Air Filters: Forced air heating and cooling systems circulate air through a home. Unconditioned air is drawn into the system, heated or cooled, and then distributed. Homes have a lot of dirt and dust in them (some more than others!), so this air must be filtered. Air filters are installed either in the furnace or in the return air register. Dirty or missing air filters are noted in most home inspection reports. If dirt and dust enter the system, reduced efficiency and shortened life-span will occur. Cost: $5- $7.00

3. Fireplace Damper Clamps: Many of the fireplaces I inspect here in southern California have a gas fixture (a log lighter or decorative log set). If they do, a damper clamp should be installed on the fireplace damper or its linkage. A damper clamp is simply a C-clamp with a long bolt. When properly installed, this clamp will prevent the damper from closing. If a gas leak occurs, the gas will not enter the living space, but will be vented up through the chimney. This simple device takes approximately two minutes to install with a wrench. Cost: $4.00

So there you have it: The three most common write-ups at a home inspection! 30 minutes and $15.00 can remove these three "nuisance" items from 98% of home inspection reports! Steve Stenros- First Choice Inspections is a CREIA MCI inspector serving San Diego, Orange, and Riverside counties in southern California. Steve can be reached for appointment at 888-335-3040. Clients receive a FREE lifetime appliance RecallChek with every standard home inspection.