Stone Foundation Repair
Possessing a historical property using an old stone base is an interesting encounter. People that have a powerful will plus a pocketbook may be accurate caretakers of a bit of history. The foundation of this history may be the strong, fearless and easy field stone foundation wall.
Older buildings using a stone base will normally possess the first stone facing visible in the inner part and exterior of the building. However it was common as a way of waterproofing so the rock might not be visible from inside of the building, to apply a coating of plaster for the interior foundation wall within the basement area.
All the first plaster would have worn off by now but you only may run across an old stone base still in pristine condition but this would be the exception, if you’re blessed.
Usually after 30 – 50 years the foundation could have shifted cause cracks to appear within the foundation wall and it wasn’t unusual to employ a second for the foundation using a masonry cement stucco. In case the 2nd layer is cement stucco than it would signal the second coating should have been applied after the early 1900′s, when mass produced cement stucco became accessible.
Because the individual rocks shapes will show beneath the plaster or stucco regardless if plaster or stucco was applied to the walls, they’ll appear lumpy.
What to search for -Lots of these older rock foundations were never well kept and will challenge a building owner with difficulties including water leakage, mortar turning into sand, free stones and bulging walls. Anything beyond these few maintenance issues might be considered ‘in failure’ and may require an engineer’s review.
Rock base walls that leak – It wasn’t unusual for all these old stone foundation walls to leak. A hole was just dug to the measurements of the building when they were originally built plus where the walls were to be put a trench dug. Large field stones could be put within the trench and became the bed rocks of the foundation wall.
Drain tile were not in use across the foundations of older building so static pressure could have been a difficulty in the beginning depending or topography and the earth type. A top quality contractor could have trenched to day in the corner of the building site to take water away in the base, in the event the site allowed. The trench would be partly full of rubble stones before covering but this just drainage technique would really be an exception rather than the rule.
All the old homes were built high off the earth to keep moisture to the absolute minimum. The basement area for all these homes where never meant to be utilized as living space so a little wetness might have been common and of no issue.
Rock base wall issues – Deterioration will be caused by decades of water infiltration to the rock foundation walls. The effect may be bulged walls from excessive static pressure or settlement of the foundation, deteriorated mortar joints from excessive moister or missing mortar joints and loose rocks from motion and aging.
Bulged walls – This issue presents the largest hurdle for a building owner conditioned upon the location within the base wall along with the seriousness and amount of the problem. Generally however, a part of the foundation wall may be removed and rebuilt but appropriate shoring must be in place before you continue to support the building load. This will not really be from the range of a skilled mason contractor and you ought to request their guidance.
Loose rocks and missing mortar – These things are easy to redress. Loose rocks ought to be taken out as well as re set with fresh mortar. Caution ought to be taken not to sabotage any critical support areas within the basis. Should you imagine a place of loose rock is taking a beam load or alternative loads then consult with a professional for guidance.
Lost joints and holes may be full of mortar or tuckpointed to help tighten the base walls. Any brand of masons mix available in the neighborhood box store ought to be acceptable.
After you’ve finished the repairs mentioned above you might want to employ another layer of cement stucco. This will assist to smooth out imperfections, close small holes, ‘stiffen’ the walls surface and hopefully provide some protection against water escapes.
Assess the foundation annually and make any needed repairs promptly. By implementing the repairs recommended above and taking prompt actions you’ll be one step closer to keeping that old, stone base in contour.