Messages and Online Forum Q&A

Re: Window molding separated and sticking doors

From: info@builderswebsource.com
Category: Windows and Doors
Remote Name: 63.198.181.43
Date: 06 Aug 2001
Time: 11:03 PM

Comments

According to the Virginia Department of Environmental Quality, "...the Coastal Plain region is the only one in Virginia that is composed mostly of unconsolidated deposits, primarily alternating layers of sand, gravel, shell rock, silt, and clay. More ground water is stored in these very permeable materials than in any other province in the state."

From the sound of your description, your home is displaying classic signs of settlement -- either in the foundation or some other structural aspect. These signs include but are not limited to your mention of: lateral crack in the wall, window molding separating, sloping window sills, re-caulking required on exterior windows and sticking doors.

Given the young age of your home (less than five years old), we strongly urge you to take the follow steps:

1) Take quality photographs of each visible defect or repair you've made to the structure, even if it's just aesthetic. Document in writing every known issue, such as those mentioned above.

2) Send a courteous but firm certified letter (with return receipt) to the original builder, backed up with your full documentation, stating that there is increasing evidence of growing foundation or structural settlement of the property and that this has you seriously concerned. State that you would like the builder to meet you at your home for an initial meeting. Specify a time frame that's mutually reasonable, such as within the next 7-10 calendar days. Be prepared with all your evidence.

3) Find out if a soils test is available at the City planning office. If one was required, there would be a record in the building department. If you can't find one, ask the builder if he performed a geotechnical survey of the property prior to construction. If he has one, ask for a copy. If he doesn't have one, ask why. Any new home should have a soils test done prior to construction to determine whether there are any site conditions requiring special consideration, such as expansive soils, high ground water, potential for liquefaction, existence of landfill, etc.

4) Try to determine from building records and/or reports whether the ground was properly compacted after excavation.

If a structure is built properly, the problems you describe will not generally occur. These are symptoms of an underlying issue that needs immediate attention.

In the worst case, you may need to take legal action if you can show negligence in the building process. In the best case, your builder will investigate the problem with you and provide a suitable remedy. You may need to consult with a local geotechnical engineer or structural engineer for an independent opinion. It's difficult to give accurate advise over the Internet without seeing your conditions in person, but based on your description, our recommendations stand.

Please keep us posted on this one...

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