When scheduling an inspection on new construction, be sure that the construction is complete up to the point that you expect the scope of the inspection to cover.  Your inspection can only cover what is on site and completed at the time of the inspection and you may be loosing inspection value if you schedule the inspection too soon.  The inspections that Professional Engineering Inspections offer for new construction often cover more detail than other inspectors and normally require at least a business day to complete the report with photographs.  You will also need to ensure you have adequate time to receive the information and review it with your builder.  Unless otherwise arranged with our office, or as a result of unforeseen circumstances, our reports are normally issued the next business day.  This concern should be discussed with the builder prior to the start of construction and you should be wary of builders who do not wish to work within a reasonable time schedule for quality assurance inspections.  Your builder should agree to provide you with a reasonable notification that the building will be ready for inspection ahead of time to allow it to be added to our schedule during peak business periods.  This is especially important for the foundation phase of inspection where construction is often scheduled tightly to prevent damage to the construction preparations.

As a general guideline as to when you should schedule your inspection:

Foundation – This is normally a pre-pour inspection and covers the general quality of workmanship in completing preparations for concrete placement.  This means that the foundation forms, rough-in plumbing, and reinforcement should be completed and ready for placement prior to the inspection.  It is normally desirable to have the inspection 24 hours prior to placement of concrete to allow the information to be collected and presented in a report for use.  Although a verbal communication of information can be provided on site, it often is not as comprehensive as a written report.  Additionally, if questions arise related to a detail or concern, you should have sufficient time to consult with the engineering contractor responsible for the design of the foundation.  Professional Engineering Inspections works very hard to issue this type of inspection report as soon as possible knowing that it is typically critical to place concrete before damage can occur to the site, and we can often get the report issued in detail in under 24 hours.

Framing – Commonly referred to as a topout inspection, this should be performed when the framing is substantially completed, if not fully completed, and the building is “dried in” with the roof in place and completed.  The rough-in plumbing, electrical, and HVAC should be completed and the structure should be ready for insulation, but it should not yet be installed.  Often, plank-type siding is installed, although this is not necessary, and it is desirable to see as much of the outer envelope as possible to view flashing details when possible.  You should have at least 48 hours after receiving the report before covering the walls and ceilings to allow any concerns to be addressed.

Final Quality Finish – This inspection covers not only the major visible components of the construction, but does include some finish work.  Consequently, your finish work should be completed.  It is recommended that you have at least one walk through of the construction with your builder prior to this inspection and that the building is reasonably clean so that the finishes can be clearly observed.  When possible, all appliances should be installed and functional, including the HVAC.  Essentially, the builder should consider the building ready for immediate move in for the most inclusive inspection.  Normally, you should plan to have a second walk through with the report to discuss the finding with your builder.  You should plan your second walk to be 2 business days after the inspection to allow the report to be issued.

Ensuring the stage of the construction and scheduling the inspection is normally the responsibility of the client.  Although the builder may indicate that the building is ready for inspection, you as the buyer, should confirm site conditions so that you do not schedule your inspection to soon.  Often, inspection cannot be rescheduled at short notice.

If you have questions about scheduling your inspection or if you have special needs, contact our office and we can discuss your needs to ensure the most accurate scheduling.

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This is typically caused by an improper mortar mix during installation of the brick.  The problem this creates is that erosion of the mortar may occur over time with normal water action at the siding.  You will see this most prevalent at the window sills, fireplace chimneys, and at the lower exterior walls under a roof valley discharge or adjacent to a patio surface where water is caused to frequently wash over the mortar.  If the mortar erodes away it can leave holes that allow excessive water entry behind the brick and can increase the potential for water entry to the building.  If the mortar is soft it can mean poor workmanship in installation and may indicate that other common installation defects exist including excessive mortar slag behind the siding blocking weep holes.  This combined with erosion in extreme cases can create water entry problems.

I checked with Jorge Alverez at Masonry Solutions, a local masonry contractor, and this is his recommendation:

The proven corrective action is to tuck-point the failing mortar joints, is the process of grinding the mortar joints approximately 1" and replace it with new.

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A foundation watering program and/or system can, in many instances, be implemented rather than installing piers to relevel a foundation. If the house has been out of level for an extended period of time (several years), it is probable that watering will not cause the foundation to become more level. If the differential settlement has been caused by washing away of soil or by movement of a fault, then watering of the soil will have little or no effect. The results of a watering program is usually much slower than installation of piers. 

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Properly installed piers should last for the life of the building. The piers should ensure less movement than the building would have experienced if the piers were not installed. For best performance, a repaired foundation should be maintained in much the same way as the foundation of a house resting on expansive clay soil which has not been repaired. See our Foundation Care Document 

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For best performance, a repaired foundation should be maintained in much the same way as the foundation of a house resting on expansive clay soil which has not been repaired. See our Foundation Care Document 

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Yes, an unqualified foundation repair contractor can cause additional damage to the structure and foundation while releveling the foundation. 

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The resale value of a house having need for foundation repair can be increased significantly by having the foundation releveled. The value of a house which has had the foundation repaired as compared to a similar house which has not had the foundation repaired and does not need repair is about the same. It is pointed out that some people will not purchase a house that has been releveled. 

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The best shape for a house resting on highly expansive clay soil is square, round, or rectangular. U, C, H, L, and other irregular shapes usually exhibit evidence of foundation movement more readily than other types of construction. The expansion and contraction of expansive soil at the inside of the U, C, H, or L shaped houses tend to force the protruding wings apart, causing damage to the superstructure and the foundation. 

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The addition of rooms to one or more of the sides of a house will not have an adverse effect on the performance of either the addition or the original structure; however, the two separate foundations will be prone to differential settlement with respect to each other. The addition of rooms as a second, third, or higher floor of a structure may adversely affect the performance of the original building's foundation. If it is desired that an additional floor be added, tests and inspections should be made to evaluate the foundation, the soil, and the structure of the original building before continuing with construction. 

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Hairline cracks in a concrete slab, even those found below carpeting are not necessarily a measure of foundation performance. If there are floor cracks and abnormal cracks and separations in the superstructure of a building, then there is cause for concern that should be further evaluated by a qualified professional. Cracks typical of those often found when carpeting is removed can be found in the concrete floor of most garages. See description of cracked slabs above 

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If the foundation of a house has experienced abnormal differential settlement that is adversely affecting the performance of the structure, the HUD agency will not guarantee a loan for the property unless it has been repaired in accordance with a design developed by a qualified Professional Engineer who will oversee the implementation of the repair. If there are small cracks in the concrete slab that are not adversely affecting the building's structural performance and there is no evidence of abnormal conditions that could result in additional differential settlement of a particular building's foundation, the HUD agency will guarantee a loan with an acceptable engineering report. See description of cracked slabs above. 

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No one type of a conventional foundation is better or worse than another if the foundation is properly designed and constructed. A block, pier, or pier and beam foundation is usually much easier to return to a level condition if it becomes unlevel. If the foundation is properly designed and maintained according to local requirements, most any foundation will perform in a satisfactory manner. 

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Although I am not familiar with all areas in the U. S., there are undoubtedly areas where the land is not expansive and there is little or no problem with foundation differential settlement. Local areas, like most of Galveston Island, are primarily sand which does not expand and contract with change in moisture content. If the land does not shrink or expand, a building resting on it is likely to experience little or no movement. 

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Fault lines of the type found throughout the Houston area have a very detrimental effect on the performance of a building's foundation if the building is located directly across the fault. A building resting across a fault line cannot be leveled and remain level. A building resting on a fault must be periodically releveled to maintain its structural integrity. 

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Subsidence usually refers to sinking of the soil surface in a large area. Unless there is a fault where the soil shifts vertically, the subsidence of land usually does not adversely affect the performance of a building's foundation. In some cases, subsidence of the land results in tilting of a structure because the surface of the land that has experienced subsidence slopes toward the lowest point of the subsidence. Uniform tilting of a structure does not adversely affect its integrity unless the tilt becomes very pronounced (a slope of greater than .25 inches per foot would begin to have an adverse effect on the acceptability of a structure for comfortable habitation). 

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Some locations in the Houston area have soil that is more expansive than others. The more expansive the soil, the more it changes volume with change in moisture content, and the greater the effect it can have on the performance of a buildings foundation. There are some locations in the Houston area where the soil is a sandy loam which has little change in volume with change in moisture content. 

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The cost of maintaining a foundation is usually much less than the cost of repair. It certainly has less effect on one's normal life style than that noted while the foundation is being repaired. The cost of foundation maintenance is usually less than the yearly interest that would be due on money borrowed to make foundation repairs. 

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It has often been my experience that houses with foundations properly designed and constructed in accordance with recognized procedures still develop evidence and/or consequences of differential foundation settlement. A house constructed on well compacted, non expansive fill, with large grade beams and subterranean piers have the least likelihood of foundation movement becoming evident. Even these houses should be constructed with the foundation not attached to the tops of the piers. The foundation slab should be allowed to float up and off the piers if the soil expands or contracts. For best performance of most foundations, it is recommended that the recommendations provided in our Foundation Care Document be followed for foundations resting on expansive clay soil. 

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Foundation repair companies are not alike. Some management persons have more experience than others and some have different opinions as to the type work that is necessary to insure the foundation remains level. Some foundation repair companies may provide a much better warranty than others. Different foundation companies may also use different systems for re-leveling such as drilled, belled bottom footings, pressed pile piers, and/or watering systems. 

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It would be advisable to contact a foundation repair company after the need for repair has been determined by a non biased professional (one who does not sell foundation repairs), who has the training and experience necessary to determine when the differential settlement has become severe enough to warrant repair of the foundation. Some homeowners may decide to have their foundation releveled if the slope of the floors has become uncomfortable, even though the damage to the structure may be relatively minor. 

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Most concrete slab foundations acquire cracks during curing of the concrete or with heaving of highly expansive clay below the slab as it acquires moisture after construction is completed. Many of these types of cracks have little or no effect on the performance of the foundation. The term "Cracked Slab" is a colloquialism used by real estate agents or persons familiar with abnormal foundation differential settlement. Cracks usually develop in the floors and grade beams of buildings having an abnormal degree of differential settlement. The cracks in concrete are normal and could be a symptom of differential settlement and not the problem. 

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1. Never allow the soil around and below the house to become dry during extended dry periods. Highly expansive clay soil will shrink in volume and allow the foundation to settle downward. The foundation will experience "differential settlement" which is detrimental to the building structure if the soil at the perimeter foundation dries before the soil under the floors. The soil usually dries slowly under the floors because its moisture is trapped by the floor of the building.
2. Never apply water directly into the gap that opens between the concrete slab and the soil during extended dry periods. Water flowing under the concrete grade beams that make up the support the building will dissolve the clay in the soil below the beams and carry it away into the cracks that form in the yard as the soil dries. Soil carried away in this manner is lost and so is the height that it contributed to the elevation of the foundation.
3. Never allow the surface of the soil immediately adjacent to a concrete slab or grade beam or the piers that support a building to acquire a slope toward the building. The surface of the soil should be carefully graded to slope away from the building at a rate of more than 1" per foot for a distance of three to four feet. An example of creating undesirable perimeter drainage is where a dog digs a cooling pit at the edge of a foundation.
4. Never repair damaged areas inside your house until you have found the cause. You should not cover up the symptoms of foundation settlement until you have corrected the problem. This will save both time and money on repeated repairs.

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