Potential Foundation Issues?

Question

I'm thinking about making an offer on an SFR near me that looks to be under priced but I'm worried about the grading in the backyard leading to erosion and future foundation issues. The front yard grades away from the house and looks fine.

I don't have a lot of experience identifying these kinds of things so I was hoping to get the community's input. Should this much of the slab already be showing?

The house was built in 2011 so any erosion currently visible would have been over 5 years. This is in Fort Worth Texas. Not sure what other information would be relevant.

Check out the pics below and tell me what you think.

Back Yard Grade Towards House

Right Side of House

Back Door Concrete Pad

Back Door Concrete Pad (close)

Thank you in advance.

Account Closed · Answer

It looks fine to me.  You might want to bring to soil up an inch or so onto the side of the back patio.  But that is not a big deal.

Glenn Mayo · Answer

From what I can see, there aren't any cracks in the foundation, and everything appears to be in good shape. If you're concerned about drainage, you could terrace the back yard with a retaining wall and bury some drainage pipes in it to direct water away from the foundation. But, with the amount of rain we generally get here, the negative slope may actually help you, because otherwise, you'll need to water your foundation to avoid problems. Just my two cents.

Pam Cleary · Answer

Those of us that live close to the area will be fighting over this....LOL  I agree with everyone.  The back porch slab looks like it was extended later after the house was built and has nothing to do with the foundation.   Have you seen the inside?   I would be happy to go look with you; and promise not to be your competition

Pam

David Sumner · Answer

Thanks for the feedback everyone.  No unusual amount of rainfall.  Just what is normal for the area.

Again no expert but in a past house years ago I've brought in dirt to cover up so much exposed slab around the house, don't really recall the thought process behind that, was just told I should do it.

Chris Soignier · Answer

That looks a lot less worrisome than most of the houses I look at.   If you pass, give me the address!   ;)

Kevin Martin · Answer

@David Sumner

I dont see anything jumping out at me based on those pictures. Look for cracks! Look at the slab, doors, windows, and anywhere else. Cracks are a visual sign of too much stress. Small cracks in slabs are normal over time but anything more than this on the slab or interior may be bad. Drainage issues can be solved easily for the most part but if you are trying to determine if you want to buy or not, start with the major/costly repair items and work you way backwards. Good Luck!

Brian Lenz · Answer

I agree with @Mark Creason and @Todd Plambeck.  The foundation seems to currently be in good shape and any issues with water running down the hill towards the back of the house can be easily solved with a drainage system.  @David Sumner are you planning to hold this property as a rental or flip it?

Ricky Grizzanti · Answer

David,

The home looks to be a slab on grade (most common for Texas) - The negative pitch in grade, heading towards the house will only be a worrisome issue if your area is prone to lots of storm-water. In addition, the longhorn state is famous is known for very sandy soils, hence the reason basements are rare (because the soils being so sandy, do not have the support like many other soil types which are more rigid providing force so the wall does not buckle.

So in short, does your region experience lots of annual rainfall?

Also, the current grading topography of the rear yard may not be an issue at all because the sandy soils are great for storm drainage as compared to clay (in my state) where the rain water does not percolate down.

Todd Plambeck · Answer

That looks good to me, a nice post tension slab.  See if you can get a look a the survey and see where the drainage swales are but it looks like the water runs down the little hill and diverts left and right around the house.  A new build like that should have at least a 10 year warranty that ought to be transferable.  Best defense for your foundation is to water it and put some gutters on the house to move the water away from the slab.

A foundation company comes out to sell you something so they will likely find something to say that needs correcting.  If you are really concerned, get a structural engineer to come out and do an evaluation.  Cost you $400-$500

Mark Creason · Answer

David,

I am not seeing what you are concerned about.  The slope there looks natural.  You could always put in drains if you are concerned.

Mark