“The noted slab cracks are consistent with shrinkage cracking, expansion/contraction of the concrete slab and minor-to-moderate differential movement of the foundation slab. The slab cracking has not significantly affected the structural integrity of the foundation or the house. The flooring damage and exterior brick veneer cracking are reflecting the movements of the foundation slab. As requested, RB Engineering, Inc. has evaluated the residence with the following conclusions as to warranty coverage as described in this report: • In general, the residence remains in adequate structural condition and the structural systems are functioning as intended. The disturbances (foundation slab cracks, flooring issues, isolated brick veneer cracking) noted in this report do not represent a failure of any structural components. RB Engineering, Inc. did not observe any issues at the subject residence that meet the major structural defect criteria as described in this report. Specifically, sections 3 and 4 of the major structural defect criteria have not been met.“
结论依据的warranty 条款如下：
“A Major Structural Defect is: (1). Actual physical damage; (2). to the designated load-bearing portions of a Home; (3). caused by failure of such load-bearing portions that affects their loadbearing functions; and (4). to the extent that the Home becomes unsafe, unsanitary, or otherwise unlivable. All four portions of the definition must be met to qualify the Home for Major Structural Defect. The warranted load bearing portions of the Home are the framing members and other structural elements that transfer the load to the supporting ground. “
During our site inspection, we observed the following relevant information:
• The single-family residence was constructed upon a monolithic concrete foundation slab using typical construction methods and contained an attached garage located at the front, left portion of the residence. The filled residential lot sloped slightly from back-to-front on the front half and from front-to-back on the rear half. There was a significant grading drop off approximately 10 to 15 feet away from the rear of the house toward an undeveloped wooded area.
A V-shaped, vertical crack existed to the brick veneer near the middle of the right wall, 19feet from the front-right corner. The crack was approximately 1/4-inch wide near the top and diminished in size to hairline-width before disappearing near ground level. Isolated, hairlinewidth brick veneer cracking was observed in other locations including: above the top-left and top-right corners of the garage door; above and below the front window of the dining room; and above and below the rear windows of the living room. Other than these isolated exterior issues, the brick veneer was in good physical condition.
• The front porch slab had minor cracking that originated beneath the front window of the dining room. No driveway slab cracking was observed.
• Several garage slab cracks were noted. The majority of the cracks were confined to control joints though one hairline to 1/16-inch wide crack propagated through the middle of the rearmost slab section. Little to no vertical displacement existed along the cracks. The left-toright crack located within the central control joint extended into the left garage foundation. This crack likely extends into the right garage foundation; however, personal belongings and furniture prevented visual confirmation. Using a rotary laser level, we measured the perimeter foundation along the left and rear walls of the garage to remain essentially level.
• The wood flooring on the ground floor contained separations on the order of 1/8-inch to 1/4-inch along an underlying slab crack. The flooring separations were located near the middle of residence and extended left-to-right from the kitchen through the foyer and bathroom. Dark staining existed to isolated areas of the wood flooring and appeared to be moisture-related. Other than the wood flooring issues, the interior of the residence was in generally good physical condition. No significant interior drywall disturbances or door alignment issues were noted. Minor drywall cracks were noted along edges and corners as well as a few minor trim separations on the ground floor. No notable interior issues were observed on the second floor.
• Using a rotary laser level, relative floor measurements were taken and revealed vertical floor misalignments of ½-inch to 1½ -inch from the central, slab crack location to the front and rear walls. Global front-to-back floor elevations were generally level, with vertical differences on the order of ½-inch to 1-inch between the front and rear walls. See the attached sketch for relative floor elevation measurements.
EVALUATION
While foundation slab cracks are not uncommon in residential structures in this geographic area, the presence of foundation cracks can sometimes indicate differential movement of the foundation system. Differential settlement occurs when there is localized consolidation of the supporting soils under an applied load. Because the vast majority of slab foundations in this area are not constructed with reinforcing steel, slab foundations are highly susceptible to this type of cracking. The geotechnical reports confirm the fill soils were placed adequately and were suitable for the support of the proposed residential structure utilizing a design bearing pressure of 2,500 psf.
No significant structural issues were noted during our site inspection and subsequent structural evaluation. The existing cracks in the concrete foundation slab have not significantly impacted the structural integrity of the foundation slab at this time. Based on the results of the observations and measurements; the structure is not experiencing any excessive differential settlement or movement; although vertical floor misalignments on the order of ½-inch to 1½ -inch were measured along the central crack location. The slab cracks (foundation, garage, and front porch) are consistent with shrinkage cracking, expansion/contraction of the concrete slab and minor-to-moderate differential movement of the foundation slab.
Concrete shrinks during curing as hydration of the cement and evaporation of water occurs. The amount of shrinkage is dependent on a number of factors including; concrete slump or consistency at time of placement, curing methods, temperature and humidity at time of placement and during curing, finishing methods, and mix proportions. Shrinkage cracking commonly occurs in the central portion of slab areas and at changes in slab thickness. The existing distress is not considered major structural distress in its current condition, as it is not impacting the stability or structural performance of the residence. Continued widening or more severe vertical movement of the slab could indicate structure movement and would warrant further investigation.
CONCLUSIONS
The noted slab cracks are consistent with shrinkage cracking, expansion/contraction of the concrete slab and minor-to-moderate differential movement of the foundation slab. The slab cracking has not significantly affected the structural integrity of the foundation or the house. The flooring damage and exterior brick veneer cracking are reflecting the movements of the foundation slab. As requested, RB Engineering, Inc. has evaluated the residence with the following conclusions as to warranty coverage as described in this report: • In general, the residence remains in adequate structural condition and the structural systems are functioning as intended. The disturbances (foundation slab cracks, flooring issues, isolated brick veneer cracking) noted in this report do not represent a failure of any structural components. RB Engineering, Inc. did not observe any issues at the subject residence that meet the major structural defect criteria as described in this report. Specifically, sections 3 and 4 of the major structural defect criteria have not been met.
潜水多时， 受益匪浅。 今日实有一事， 不知如何处理， 还望各位大佬， 前辈不吝指教。
会说大约2年半前买一异地投资房，SFH, 2010年的房子。 买房，房检，过户都由 agent 全权处理， 没去现场。 seller 之后又租住大概半年， 搬走之时只是 agent walk thru 一遍， 没有发现问题。 之后现房客搬入一直住到现在。
问题大概去年11底发现，因为sewer pipe 堵塞， 工人工作时发现外墙砖上一条长crack, 上宽下窄， 最宽处大约 1/4inch. 因为还在10年 warranty 里， 我 submit claim and sent pic, 被告知这不是 structural problem, 他们不管。 我们也就以为没有大问题， 就没有再理。 结果今年夏末， tenant 报告说地板有些地方有黑色 stains, 有些地板出现移位， 意识到可能真有结构问题， 我们去了一趟， 也雇了一位 structural engineer 去检查， 结果他认为有结构问题， 建议用 helical piers to fix. 他推荐两家公司， 一家估价￥24K， 一家￥28K， 如果再掀开地板解决地板受潮问题，￥32K。
我把报告发给warranty 公司， 他们又雇了另一家structual engineer 去查， 新的报告虽然列出了所有问题， 但结论却是不被cover， 所以claim 被rejected.
以下是它的 conclusion
“The noted slab cracks are consistent with shrinkage cracking, expansion/contraction of the concrete slab and minor-to-moderate differential movement of the foundation slab. The slab cracking has not significantly affected the structural integrity of the foundation or the house. The flooring damage and exterior brick veneer cracking are reflecting the movements of the foundation slab. As requested, RB Engineering, Inc. has evaluated the residence with the following conclusions as to warranty coverage as described in this report: • In general, the residence remains in adequate structural condition and the structural systems are functioning as intended. The disturbances (foundation slab cracks, flooring issues, isolated brick veneer cracking) noted in this report do not represent a failure of any structural components. RB Engineering, Inc. did not observe any issues at the subject residence that meet the major structural defect criteria as described in this report. Specifically, sections 3 and 4 of the major structural defect criteria have not been met.“
结论依据的warranty 条款如下：
“A Major Structural Defect is: (1). Actual physical damage; (2). to the designated load-bearing portions of a Home; (3). caused by failure of such load-bearing portions that affects their loadbearing functions; and (4). to the extent that the Home becomes unsafe, unsanitary, or otherwise unlivable. All four portions of the definition must be met to qualify the Home for Major Structural Defect. The warranted load bearing portions of the Home are the framing members and other structural elements that transfer the load to the supporting ground. “
按照这个条款，只有房子快塌了，他们才负责 ：-（ warranty 明年4月就过期， 估计那之前这个房子还到不了他们的负责标准。
现在我们不知该怎么做：
1. 不修卖房子， 不知卖不卖出去， 估计价钱也好不了吧
2. 自己出血修，太贵了， 还要拆deck， 地板也得更换
3. 不管它， 不知问题还会不会继续恶化， 如果2017年过户时没有这些问题， 那就是这两年发生的， 已经八年的房子还在settle，是可能的吗？ 按照房客说法， 她觉得是去年夏秋下雨太多造成， 问题也确实是去年11月发现的。前屋主说他没有发现这些问题， warranty 那里也没有以前的claim. 补充一点， 这个房子的后部有个3 米左右 deck, 然后就是个很陡的斜坡下到一个山谷，谷底一条小溪。 隔壁还有一个房也是这样位置， 据房客说， 那家也发现同样问题。所以如果不修， 不知会不会继续恶化， 再来一些大雨， 会不会继续下陷？
4. 现在能找谁来承担责任？ warranty， house inspector， previous owner? 这样的情况能打官司吗？ 有律师肯接吗？
啰嗦太长， 不好意思打扰大家， 只是新手没有经验， 好不容易投点资， 钱没赚着， 还摊到这末大一麻烦， 还望大家指条明路。 万分感谢！！
你要跟当地REALTOR了解一下，当地是不是比较普遍地存在院子需要经常浇水的问题，如果浇水不及时会引起地下土层变形导致灌注基础裂缝。
有些城市这个问题比较普遍。本人某次经过一个空置多年的房子，那个已经坏得很厉害了，前门拱顶贴的砖都掉下来了。
您是斗不过的。 可以找邻居们，如果有问题，可以联合起来和他们斗。 法律都是偏向建筑商的。没办法，普通人没有钱和资源去游说立法。
因为离断崖非常近，导致房子地基出问题，60万的房子挂出来很久都没有卖出去。非常难办，如果按原价交易，即使有人买了过去也不能住人，如果不能按原价只能按地皮价卖，大约20万，下一家接手过去也不敢推倒重修，因为地基不稳。不知道后来怎样了。
凡是距离斜坡近的房子都最好别买。
但是最近我又看见一个正在修的新房子，恰恰就是在斜坡上硬推平了一小块坡地来盖新房。靠外面的斜坡上，从下面邻居家后院边界处修一面墙起来，就算地基了，推平填满墙和后面斜坡之间的距离，就盖了一个2层的楼，几乎没有后院，就是房子的左边留了一小块平地算是院子。如果雨水冲刷，不光是屋子后面有泥石流，前面地基也有可能塌陷。
像这样类似的房子我见过不少，真的就是在悬崖边上，也住了几十年，但是斜坡边就很明显的看出松散泥土。如果是我，肯定一天到晚的担心并且试图想办法修围墙填土稳地基。一直要担心。
因为在美国盖房子，无论做地基还是盖上面的房子，每一步做好后，都要等city的人来验收，合格以后才能继续下一步。
你可以去city 问一下，当时做地基有没有按照程序做，做的质量是否合格。
During our site inspection, we observed the following relevant information:
• The single-family residence was constructed upon a monolithic concrete foundation slab using typical construction methods and contained an attached garage located at the front, left portion of the residence. The filled residential lot sloped slightly from back-to-front on the front half and from front-to-back on the rear half. There was a significant grading drop off approximately 10 to 15 feet away from the rear of the house toward an undeveloped wooded area.
A V-shaped, vertical crack existed to the brick veneer near the middle of the right wall, 19feet from the front-right corner. The crack was approximately 1/4-inch wide near the top and diminished in size to hairline-width before disappearing near ground level. Isolated, hairlinewidth brick veneer cracking was observed in other locations including: above the top-left and top-right corners of the garage door; above and below the front window of the dining room; and above and below the rear windows of the living room. Other than these isolated exterior issues, the brick veneer was in good physical condition.
• The front porch slab had minor cracking that originated beneath the front window of the dining room. No driveway slab cracking was observed.
• Several garage slab cracks were noted. The majority of the cracks were confined to control joints though one hairline to 1/16-inch wide crack propagated through the middle of the rearmost slab section. Little to no vertical displacement existed along the cracks. The left-toright crack located within the central control joint extended into the left garage foundation. This crack likely extends into the right garage foundation; however, personal belongings and furniture prevented visual confirmation. Using a rotary laser level, we measured the perimeter foundation along the left and rear walls of the garage to remain essentially level.
• The wood flooring on the ground floor contained separations on the order of 1/8-inch to 1/4-inch along an underlying slab crack. The flooring separations were located near the middle of residence and extended left-to-right from the kitchen through the foyer and bathroom. Dark staining existed to isolated areas of the wood flooring and appeared to be moisture-related. Other than the wood flooring issues, the interior of the residence was in generally good physical condition. No significant interior drywall disturbances or door alignment issues were noted. Minor drywall cracks were noted along edges and corners as well as a few minor trim separations on the ground floor. No notable interior issues were observed on the second floor.
• Using a rotary laser level, relative floor measurements were taken and revealed vertical floor misalignments of ½-inch to 1½ -inch from the central, slab crack location to the front and rear walls. Global front-to-back floor elevations were generally level, with vertical differences on the order of ½-inch to 1-inch between the front and rear walls. See the attached sketch for relative floor elevation measurements.
EVALUATION
While foundation slab cracks are not uncommon in residential structures in this geographic area, the presence of foundation cracks can sometimes indicate differential movement of the foundation system. Differential settlement occurs when there is localized consolidation of the supporting soils under an applied load. Because the vast majority of slab foundations in this area are not constructed with reinforcing steel, slab foundations are highly susceptible to this type of cracking. The geotechnical reports confirm the fill soils were placed adequately and were suitable for the support of the proposed residential structure utilizing a design bearing pressure of 2,500 psf.
No significant structural issues were noted during our site inspection and subsequent structural evaluation. The existing cracks in the concrete foundation slab have not significantly impacted the structural integrity of the foundation slab at this time. Based on the results of the observations and measurements; the structure is not experiencing any excessive differential settlement or movement; although vertical floor misalignments on the order of ½-inch to 1½ -inch were measured along the central crack location. The slab cracks (foundation, garage, and front porch) are consistent with shrinkage cracking, expansion/contraction of the concrete slab and minor-to-moderate differential movement of the foundation slab.
Concrete shrinks during curing as hydration of the cement and evaporation of water occurs. The amount of shrinkage is dependent on a number of factors including; concrete slump or consistency at time of placement, curing methods, temperature and humidity at time of placement and during curing, finishing methods, and mix proportions. Shrinkage cracking commonly occurs in the central portion of slab areas and at changes in slab thickness. The existing distress is not considered major structural distress in its current condition, as it is not impacting the stability or structural performance of the residence. Continued widening or more severe vertical movement of the slab could indicate structure movement and would warrant further investigation.
CONCLUSIONS
The noted slab cracks are consistent with shrinkage cracking, expansion/contraction of the concrete slab and minor-to-moderate differential movement of the foundation slab. The slab cracking has not significantly affected the structural integrity of the foundation or the house. The flooring damage and exterior brick veneer cracking are reflecting the movements of the foundation slab. As requested, RB Engineering, Inc. has evaluated the residence with the following conclusions as to warranty coverage as described in this report: • In general, the residence remains in adequate structural condition and the structural systems are functioning as intended. The disturbances (foundation slab cracks, flooring issues, isolated brick veneer cracking) noted in this report do not represent a failure of any structural components. RB Engineering, Inc. did not observe any issues at the subject residence that meet the major structural defect criteria as described in this report. Specifically, sections 3 and 4 of the major structural defect criteria have not been met.
另外当地的土质什么样的？周围邻居或城市是不是容易出foundation问题？or only a specific situation for this house?
我不会现在花2-3万去修foundation (除非我能从Warranty那里拿回这些钱)。我会一直keep，卖之前修好foundation. Sale with Foundation Lifetime Warranty. 别的问题我现在会解决。
修foundation连带的issue可能还要修sewer line(otherwise you can not get Lifetime Warranty),如果lift的地方离地下水管近sewer line leaking的话.
但要密切关注foundation的问题，看是否一年一年在getting worse.
你现在卖房不管修或不修都会损失很大。
如果长期持有。把地板换成 vinyl plank。
地基问题主要是水造成的。太干，太湿都是原因。tenant usually not help keep the yard in reasonable wet, if it worse more, may spend money repair.
回本，这些花销再用来省税，今年肯定不用上税了。