ceterum
2016-03-27 22:47:50
- #1
Hello everyone,
just a quick note beforehand: of course, I know that one should never rely on a remote diagnosis for such issues and must seek professional advice locally for concrete measures. However, I would still appreciate some pointers from the forum members here on what direction this could be going in.
Now to the question:
It concerns cracks in the foundation of an outbuilding approximately built in 1960, which is used, among other things, as a garage, tool and wood storage, and heating building.
The building stands on a slope and was built one-third on top of a previously "pushed aside" older building. So partly on its old foundation (probably built in the 1920s or earlier). The other two-thirds were newly basemented and this part has remained stable to this day. That one-third, however, which was built on the non-basement area, i.e. partly on the older foundation, seems to be increasingly moving independently and sinking along the slope. The old foundation is also giving way, and in general, the reinforcement steel was likely significantly saved on back then.
The phenomenon of cracking here is not new. Cracks between the basemented area and the area built on the old foundation have existed for at least thirty years, if not longer. But now, in the last year, they have noticeably grown larger and real gaps are appearing.
So it is definitely high time to actually do something now. A master builder I dealt with last year for another matter only casually said (without really engaging with it, and just after a short look at the cracks) that this part of the foundation could continue to settle and one should simply pour concrete into the emerging gaps and that would then increase the stability. That somehow sounded too simple to me. The gaps were smaller then than they are today.
What options are generally available in such a situation?
Is pouring concrete into such gaps (or possibly injecting it under pressure?) a possible measure? I have also once heard of special foam injections (which can even lift foundations again – probably something that should only be done by specialized companies...).
But can you now, for example, fill the gaps on the one hand with such (concrete or foam) injections and additionally clamp the foundation parts that might drift further apart together with some drilling and steel anchors? Possibly a partial new encasement or a new concreting of the old foundation on the affected half of the building could also be helpful?
This is an outbuilding. So it does not have to be a perfect residential construction solution. A stabilisation that is as good as possible with the best possible price/performance ratio is sufficient here.
Any constructive ideas and suggestions are therefore welcome.
Thanks in advance and best regards!
just a quick note beforehand: of course, I know that one should never rely on a remote diagnosis for such issues and must seek professional advice locally for concrete measures. However, I would still appreciate some pointers from the forum members here on what direction this could be going in.
Now to the question:
It concerns cracks in the foundation of an outbuilding approximately built in 1960, which is used, among other things, as a garage, tool and wood storage, and heating building.
The building stands on a slope and was built one-third on top of a previously "pushed aside" older building. So partly on its old foundation (probably built in the 1920s or earlier). The other two-thirds were newly basemented and this part has remained stable to this day. That one-third, however, which was built on the non-basement area, i.e. partly on the older foundation, seems to be increasingly moving independently and sinking along the slope. The old foundation is also giving way, and in general, the reinforcement steel was likely significantly saved on back then.
The phenomenon of cracking here is not new. Cracks between the basemented area and the area built on the old foundation have existed for at least thirty years, if not longer. But now, in the last year, they have noticeably grown larger and real gaps are appearing.
So it is definitely high time to actually do something now. A master builder I dealt with last year for another matter only casually said (without really engaging with it, and just after a short look at the cracks) that this part of the foundation could continue to settle and one should simply pour concrete into the emerging gaps and that would then increase the stability. That somehow sounded too simple to me. The gaps were smaller then than they are today.
What options are generally available in such a situation?
Is pouring concrete into such gaps (or possibly injecting it under pressure?) a possible measure? I have also once heard of special foam injections (which can even lift foundations again – probably something that should only be done by specialized companies...).
But can you now, for example, fill the gaps on the one hand with such (concrete or foam) injections and additionally clamp the foundation parts that might drift further apart together with some drilling and steel anchors? Possibly a partial new encasement or a new concreting of the old foundation on the affected half of the building could also be helpful?
This is an outbuilding. So it does not have to be a perfect residential construction solution. A stabilisation that is as good as possible with the best possible price/performance ratio is sufficient here.
Any constructive ideas and suggestions are therefore welcome.
Thanks in advance and best regards!