I'm not clear on the problem here. Can you say more about the construction and what you think is going on? Like, ... I don't know what you mean when you say, "... looks as though the cement and spackle is separateing from the wood foundation..." These 'materials' don't mix from where I'm standing.
Jay J -Moderator
I noticed that the builder of the home has the foundation build on a wood frame surrounding the home, excluding the garage. On the exterior of the home where the walls meet the wood frame, there's a mixture of cement and a metal mesh that covers it. Probably for protection from the elements. Since the home was poorly taken care of (rental), the cement & metal mesh has bubbled out, hence separating itself from the wood frame, exposing it.
Sorry, but I'm still unclear. Cement built on a wood foundation??? "... foundation built on a wood frame ..." ? I'm hoping that the home's framing is built on a foundation; not the other way around.
Sure, send the pics to firstname.lastname@example.org
Jay J -Moderator
PS: And if anyone else wants to see them, e-mail me and I'll forward them along. I/we can post back here w/our response(s) ...
I got the pics and must say the damage is causing some rotting.
The only solution is to have the rotting wood removed and either Pressure-treated wood put in its place or have concrete used instead. I'm sure that as you know, the longer this goes on, the more likely that the walls will begin to crumble if they already haven't started to do so (on the inside of the house.)
Once the repairs are made, you need to regrade and inspect and repair your gutters and downspouts to get the water AWAY from the house. Perhaps while the Contractor is digging there, he can install a French Drain.
I just had a FD put in my Mother in Law's 32' side yard at the cost of about $3,000. They had to hand-dig about 6' below grade to the Footer. I'm not suggesting that's what it will cost you because I didn't have a foundation installed.
Just curious - Did your Home Inspector catch this problem? If so, did you just figure you'd have it fixed 'later'?
Jay J -MOderator
[This message has been edited by sweger (edited June 21, 2001).]