Foundation Repair Dallas Fort Worth Arlington

Residential foundations are expected to remain reasonably flat and level to provide acceptable performance. The criteria herein are intended to lend rationality and reasonable uniformity, supported by a consensus of practitioners, to the evaluation of performance and the need for repair of residential foundations.

The bases of these evaluation criteria are structural integrity and performance. Both may be affected by foundation deflection and tilt. Evaluations may be interpreted from the body of evidence or demonstrated by calculations.

5.2 Structural Integrity

Structural integrity considers the capability of the foundation to support its design loads as well as results and effects on other load bearing members of the superstructure. Elements of concern are stability, component strength and condition, and material soundness. In evaluating structural integrity, it should be understood that in many instances portions of the foundation and other structural components may not be available for observation.

Lack of structural integrity may be indicated by excessive deflection, cracking, partial collapse, loss of section, material deterioration, or demonstrated by calculations. If loss of structural integrity is demonstrated by calculations, the conclusion must be consistent with the physical evidence. Examples of lack of structural integrity include loss of shear capacity in concrete through excessive cracking, excessive tilt of structural elements such as posts or piers, unstable conditions in non load-bearing masonry, and rotting of wood structural members. The engineer should evaluate the following, if they are observed:

1. Cracks. Cracks may make concrete structural members weaker, although the majority of cracks do not compromise structural integrity.

2. Tilting of posts or piers above grade. Tilting can affect structural integrity or stability, although posts or piers above grade designed for eccentricity of load can tolerate some tilting without overstress. However, ordinary construction tolerances may result in vertical members being built out of plumb.

3. Tilt of masonry walls or veneer panels. Excessive tilt can lead to masonry collapse. Masonry veneer or infill is normally non load-bearing, and in some cases the veneer or infill may not be held in place except by its own weight. Tilt large enough to cause the weight vector (or center of gravity) to fall outside the middle third of bearing area is sufficient to cause tension in masonry walls or veneer. 

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