It's Atomic! It Might Nuke The Sale, But The House Is OK.

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Home Inspector with Aspect Inspection
https://activerain.com/droplet/4gzt

It's Atomic!   It Might Nuke The Sale, But The House Is OK.

 

 

I just got back from a consult. I was called in for a second opinion for an issue to do with a garage floor. In this case I was working for the sellers. The buyers were asking for a price reduction because their inspector had identified the garage floor as being defective and in a substandard state.

I did not get to see that inspectors report, but the garage floor is cracked and heaved upward in much of its area. These are large cracks that radiate out from raised areas of the floor and only the central core area near the drain is unaffected.

It is still a functional garage in that you can drive cars in there and park them as well as store the usual collection of tools, bicycles and materials.

However as a garage floor that was sloped to a central drain, it is defective in that this function can no longer be used. This does devalue the property as that capability of the original construction has been lost.

The most likely possible causes of this upward cracking are differential settlement, frost displacement and pyrite uplifting.

 

The 'atomic' part of the title refers to the fact the force that causes the displacement occurs at a molecular and atom level. For this reason the forces are virtually unstoppable. 

The sale may be  nuked ( i.e. not be completed) due to unresolved disagreements about the cost of corrections. However, the home has no 'nuclear' issues or radio activity, etc.

 

Homeowners (sellers) who wish to minimize such problems will appreciate the value of a pre-listing inspection which should identify all major issues and allow them to be dealt with prior to putting the home up for sale.

 

 

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Tags:
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the garage floor
cracked and heaved upward
still a functional garage
that capability has been lost
differential set

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Rainmaker
490,673
Donald Hester
NCW Home Inspections, LLC - Wenatchee, WA
NCW Home Inspections, LLC

Robert,

I have been called in on several issue but mostly to refute what a appraiser has called out.

Jun 24, 2011 07:40 AM #1
Rainmaker
1,244,593
Steven L. Smith
King of the House Home Inspection, Inc. - Bellingham, WA
Bellingham WA Home Inspector

Robert,

Reminds me of the time an elderly lady thought that her microwave oven was a small nuke reactor that, to be disposed of, would require special dispensation.

Jun 24, 2011 08:29 AM #2
Rainmaker
780,088
Dan Edward Phillips
Dan Edward Phillips - Eureka, CA
Realtor and Broker/Owner

Good evening Robert, I assume the seller was not happy.  How old was the home?  Does their appear to be any legal remedy with the builder?

Excellent input on cause and effect.

Jun 24, 2011 05:18 PM #3
Rainer
171,130
Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

That should be no contest Don. Appraisers price value it not inspect.

That' sa good one Steve. I hope you wore gloves.

Hi Dan. 40 years. The cause has note been nailed down. Pyrite ia low probability in this area but possible. Frost is a prime culprit and the sellers have some responsibility there because they have turned off the heat in the garage , thinking to save money.

 

Jun 25, 2011 02:15 AM #4
Rainmaker
1,244,593
Steven L. Smith
King of the House Home Inspection, Inc. - Bellingham, WA
Bellingham WA Home Inspector

Robert,

Around here we often see garage floors with heavy efflorescence. They did not put any sort of vapor barrier below the concrete and it bugs people that it is white all the time. Some try to paint it and the paint either never dries or it flakes off immediately.

Jun 25, 2011 05:40 AM #5
Rainer
171,130
Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

We see lots of effloressence here as well and absence of a vapour barrier installation is usually a prime factor.

Jun 25, 2011 06:23 AM #6
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Rainer
171,130

Robert Butler

Montreal Home Inspector | Aspect Inspection
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