Commercial inspections, known as property condition assessments or PCAs, are a totally different beast from a residential inspection. The standards are very different with commercial work much more focused on the document record and future expenses.

Some problems are common to both residential and commercial work. Foundation issues can obviously affect both and this commercial job was one of the more interesting that I have encountered.

Here, the owner who commissioned the PCA thought that he had a problem with the masonry walls of his building moving so, I naturally started there, examining the exterior foundation and wall assemblies.

Lo and behold, no major movement. There was minor cracking in the mortar joints of the masonry system but nothing that suggested a major failure.

Inside, I had considerable wall separation so I understand why the owner thought the walls were moving. However, I am simply not willing to take things on face value. I investigated further. As it turns out, the exterior walls were plumb. They weren’t moving. That being the case, I turned my attention to the floor. Now, I know, everyone expects the floor to be flat, almost by definition so that seems just silly. I checked anyway. I started tapping on the tile and found hollowness underneath. Time to break out the level again. The floor was not flat.

“Hmmmmm,” he thought.

So, what was going on?

If you look at the this picture, you'll see soil subsidence at the water meter and the fire hydrant. The obvious question to ask is "Do we have a major water problem at the curb?" Is there a leak on the water main? At the hydrant? Maybe the storm gutter for the street is failing?

Now, I'm guessing that you are already ahead of me here. Yes, the building is DOWNHILL from this apparent leak. My best guess was that the water flowed under the building causing a combination of erosion in some areas and soil expansion - clay soils can expand greatly when hydrated. That would explain the hollow areas AND the up-raised edges.

My recommendations? First, find and correct the source of that water. Second, they need an engineer to determine how badly the structure is damaged and how to repair it.

I'm glad the owners called me when they did - water problems such as this NEVER get better with time.

Is the Wall Moving - Or is the Floor?