A representative from Penn Valley Engineering (Structural Engineers in New Jersey, Delaware, Pennsylvania, Maryland and Florida) performed a limited structural inspection at the above referenced property. The purpose of the inspection was to visually examine the existing building structure, examine the concerns of the homeowner in regards to foundation cracking and settlement issues, and provide a written report of the findings with recommendations.

The building is a detached single-story structure, plus attic and basement, founded on hollow block masonry foundation walls. The exterior walls, floor framing and partition walls throughout are of wood framed construction, with a non-load bearing brick masonry fascia surrounding the exterior of the building at the front and left sides. Approximately six months ago foundation repairs were made along the left side foundation wall. Apparently concrete underpinning and vertical internal reinforcement and grouting were constructed by a contractor. Observations along the interior face of the left and a portion of the rear wall near the rear left corner revealed cracking along the mortar joints and through the masonry units at various locations. Some of the cracks have been repaired with mortar and have re-cracked while other cracks appear to be newer post-contractors foundation repair work. This recent appearance of cracks indicates that the foundation movement is still active. Although no documents were produced which show exactly the intensions of the contractor repairs, it is obvious that it is not performing as intended. The foundation movement and settlement appears to be localized along the left side wall and rear left corner and is effecting the operation of the entry door into the basement storage area.

There also are prevalent horizontal cracks on the left side wall, as seen from the basement interior located about mid height of the wall. This crack was mostly continuous and followed the bed joint of the masonry block. It appears that the contract installed internal reinforcement along the left side wall and a portion of the rear wall as a preventative against further inward movement. Most of the horizontal cracks have been repointed with mortar. A few of the horizontal cracks seemed to have reappeared, indicating active movement. However, it is unclear at this time weather the cracks are reappearing as a result of active vertical movement or active lateral movement or a combination of both. It is surmised that the cracks are a result of the vertical movement. Sighting by eye, it can be seen that the wall is bowing inward slightly. When this occurs, typically exterior walls with brick facades tend to move and or bow/lean in the opposing direction. This can be seen at the left rear corner where it appears that the brick façade has started to pull away from the wall. Caulking should be applied where necessary to prevent water infiltration behind the brick façade and wall cavity.

In order to prevent further vertical foundation movement or settlement, which could lead to additional structural damage and defects to interior finishes at the upper living level, it is recommended to underpin the affected foundation wall(s). The preferred and recommended underpinning method is to install a series of deep driven steel push piers along the left side wall and portion of the rear wall near the rear left corner. An analysis will be required to determine the quantity and spacing of the piers for underpinning the foundation.

Once this portion of the foundation is underpinned with the recommended system, the cracks on the wall should be periodically monitored, particularly the horizontal cracks, for further movement. If horizontal cracks reappear or continue, then it is likely that lateral movement is actively accruing. If this occurs, it basically means that the internal reinforcing method installed by the contractor is failing. This is a wait a see situation.

In addition, the rear middle section of foundation wall maybe or may have experienced some foundation movement and/or settlement. There is a crack observable at the lower right corner of the window which extends downward towards the left corner. This crack is discontinuous through the plane of the window opening and reappears at the upper left corner (facing the window from the exterior). On the opposite side of the connecting corner (towards the left side) a few vertical cracks are observable near the corner. These crack locations and orientations are consistent with foundation movement at this connecting corner. Since the cracks are relatively narrow in width, and no history is definable, it is recommended to periodically monitor this area for any changes. An easy way to monitor the cracks is to paint or fill with mortar paste. If cracks reappear, then movement is likely active and remediation would be warranted.

Maintaining the gutters and downspouts to assure that the water is directed away from the foundation of the house is essential to help prevent water infiltration issues and foundation movement and distress problems.

The rear concrete patio has experienced advanced cracking and minor movement which can be attributed to the subsoil movement below. This movement could have been caused by poor drainage or possible a malfunctioning and leaking underground storm water drainage pipe. If reconstruction is proposed in this area or slab replacement is desirable, it is recommended to eliminate the underground piping and re-compact the sub-base soil materials prior to placing new concrete

No other observable structural distress or defects were found around the perimeter foundation walls. The cracking and slight settlement of the concrete slab front porch is relatively minor, but should be periodically monitored as described above. Sometimes settlement of concrete slabs tends to indicate a distressed foundation wall of the house adjacent to the slab. Since the main basement area is mostly finished, and more specifically the front foundation wall, the other foundation walls are not directly observable for condition evaluation. Access holes maybe provided at key locations if it so desired to observe these other foundation wall areas.

Note that the opinions, recommendations, and conclusions presented in this report or discussed during the inspection are based on my observations and engineering experience. They are based on visual symptoms or lack of symptoms of structural problems common to this type of construction. No destructive inspection (excavating, opening of walls, floors, ceilings, etc.) or material testing was performed, thus this report is based on the visual inspection of accessible areas only.