Ask Me Help Desk - Old house - foundation mortar crumbling

Old house - foundation mortar crumbling

My son lives in a small two-bedroom one-story house (plus unfinished attic and basement) built in 1920. The foundation mortar is crumbling around the stones, and cracks are appearing in a couple of the walls on the main floor. The floor in one room started to sag, so he jacked that up as a temporary fix.

Whom should he call to find how how to fix this (he's heard of various types of fixes) -- a general contract or a basement specialist or someone else or a combination? The previous owner, our uncle, had tried to do spot fixes with a waterproofing company (there had been a hole in the foundation that gushed a river when it rained), but waterproofing is not what this foundation needs.

If you have ideas of what could be done, feel free to post that too. A neighbor had suggested an expanding mortar repair, another person said the house will have to be lifted with a crane and a new foundation poured, and someone else said the crumbling mortar has to be scraped out and replaced section by section.

Whom should he call? (not Ghostbusters... )

If the foundation is that bad, you would.best be served by having the house jacked up, not lifted by a crane, and a new foundation built.

Aha! I've owned a rubble foundation built in 1918 (like his), a concrete block one, and two poured concrete ones most recently. I had the most trouble from the last poured concrete one, because the house was poorly situated, and rain roared down the driveway and got into the basement any way it could, which was just about all ways.

I think all the advice he got is reasonable advice, and it's a matter of how much he wants to spend. But first he needs to separate the wood problems (beams, sills, and joists) that are causing sagging and cracking of walls from stone and mortar problems. Go around with an ice pick and a flashlight and stab all wood. Sills are usually first to rot. Joists separate from beams and sills sometimes and are held up by nothing.
AND check any post problems. In 1920 they might have put in metal ones or wooden ones. They might be on concrete footings (deeper than the concrete floor), they might not.

For the stone, it might be cheapest/best to rent a backhoe and dig all around the foundation, and put down proper drainage, and then re-mortar outside and in. Inside can be done whenever he wants, by himself. Re-mortaring inside only is useless. Hydrostatic pressure is too great.
Proper footing drainage is kind of new and not all contractors know about it. It is drainage pipe surrounded by 1" stone and then wrapped in landscape cloth, and placed all around the house, just below the level of the footing. Do not let anyone tell you that all you need is perf pipe. It clogs totally with dirt in about 10 years.
Then half way up the soil after backfilling, put down 1 1/2" foam insulation, flat, 2' x 8'. It actually keeps heat in the ground, and insulates the basement. It's better than putting it directly on the basement walls, inside or out, where all it does is get bugs that eat tunnels through it. For any really wet areas, some people add French (trench) drains, which are only 2' down and further out from the house, but done with the same materials.
If waterproofing isn't an issue, don't do any of that, don't do anything but deal with timbers/posts. Spot mortar as wanted.

I'd hire a good GC. But 'good' means really good. Interview them and if they know all the new stuff and have good references around town, hire them.

I forgot two other parts of the equation.
Gutters kept clean and with leaf guards at the downspouts, and downspouts that drain at least 2' away at ground level. If any go underground, cut them.
The hardest part is landscaping. Ideally the land should slope down about 3" for 12' on all 4 sides. If it doesn't, that's where things like French drains are needed. A row of hosta under the drip edge drinks a lot of water, once it's established.

Does this site have some amazing women, or what?

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Originally Posted by parttime

Does this site have some amazing women, or what?

I know. My mouth is still hanging open with awe at joypulv's responses. I'm sorry I could give her only one greenie.

WG, joy is just one of many, including you. Thanks to all.

From what you have said it sounds like the foundation is in total failure since the floor is sagging. Is there a main beam in the basement and if so what is the material and how is it supported

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Originally Posted by ballengerb1

From what you have said it sounds like the foundation is in total failure since the floor is sagging. Is there a main beam in the basement and if so what is the material and how is it supported

It's a wooden beam, and my son has two hydraulic (? ) jacks under it. The cracks are in one bedroom wall. Not sure where else.

Did the floor sag in the middle under the beam or at the outside perimeter of the house

Quote:

Originally Posted by ballengerb1

Did the floor sag in the middle under the beam or at the outside perimeter of the house

It's a 10x10 bedroom. If I remember correctly, floor is sagging toward an outer perimeter wall where one crack is.

You an I are in DuPage Co if I remember correctly, where is this home? This is likely over your sons head and you are correct at seeking help.

Quote:

Originally Posted by ballengerb1

You an I are in DuPage Co if I remember correctly, where is this home? This is likely over your sons head and you are correct at seeking help.

Yes, I'm in DuPage too. Should he look for a general contractor? Get bids? Any recommendations?

He's considered selling, but the house has always been in my family since it was built. It's on a quiet residential street close to everything (including Dairy Queen!).

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Originally Posted by Wondergirl

Yes, I'm in DuPage too. Should he look for a general contractor? Get bids? Any recommendations?

He's considered selling, but the house has always been in my family since it was built. It's on a quiet residential street close to everything (including Dairy Queen!).

If he were to put it on the market he would have to disclose this problem, likely a deal breaker for most buyers. Have him call Mufeldt house movers and ask them to inspect and give their recommendation and bid. The jacks under the beam are a good idea but can't fix or stop this problem , the failure is around the outer foundation, not the beam itself.

Quote:

Originally Posted by ballengerb1

If he were to put it on the market he would have to disclose this problem, likely a deal breaker for most buyers. Have him call Mufeldt house movers and ask them to inspect and give their recommendation and bid. The jacks under the beam are a good idea but can't fix or stop this problem , the failure is around the outer foundation, not the beam itself.

We figure if he decides to sell, it will be a tear down, although it's on a 50' x100' (maybe longer) lot with a weird back yard that slopes down (so he ends up with a swimming pool after a big rain). In other words, a builder would have to do some work on the lot before he could even build anything.

He knows the jacks aren't a permanent fix. I'll tell him about Mufeldt.

Is it getting too late to do anything -- with winter coming on fast?

I found Muehlfelt in Carol Stream. Is that the company?

Could be a case of not worth the expense, perhaps?

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Originally Posted by Wondergirl

I found Muehlfelt in Carol Stream. Is that the company?

Yes, that is the company. Sorry for the misspelled name. Tear downs are now a big thing in Wheaton and Glen Ellyn. Not so much in other towns, where is he located?

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Originally Posted by ballengerb1

Yes, that is the company. Sorry for the misspelled name. Tear downs are now a big thing in Wheaton and Glen Ellyn. Not so much in other towns, where is he located?

I see that company has an office on Gary Ave. in Wheaton too. He's in Lombard. There have been a couple of tear downs on his street during the past couple of years. Many are older homes that are small and have very outdated plumbing and electricity, so it seems to be easier to tear down than rehab.

Other than the foundation, the house is perfect for a bachelor or young couple or maybe young family with one child -- a great starter home.

Quote:

Originally Posted by Wondergirl

I see that company has an office on Gary Ave. in Wheaton too. He's in Lombard. There have been a couple of tear downs on his street during the past couple of years. Many are older homes that are small and have very outdated plumbing and electricity, so it seems to be easier to tear down than rehab.

Other than the foundation, the house is perfect for a bachelor or young couple or maybe young family with one child -- a great starter home.

It's likely this job could run $15k easily so joy might be right, might not be worth the $$. I'd still get an estimate and then talk with a realtor about options. Market is improving but there is a builder in Wheaton who specializes in tear downs. He bought about 20 in the last 5 years, half are still sitting as rentals.