Vulnerable Foundation?

Submitted By
John S.
Answers
1 expert, 0 community
Q:

Here's a situation that was difficult to explain on air with Tom & Leslie. Hopefully the description and photos will help find a solution. This home was built in the Minneapolis area in 2004. The wood foundation is wrapped with a dimpled membrane (plastic like material)for water proofing. Over time the landscaping soil has settled and has pulled this outer membrane downward one to three inches, creating rips and tears as shown in the photos. Directly behind this membrane is what apprears to be untreated plywood. The condition below grade is undetermined at this point. No reports of water infiltration in the basement at this time. The builder is no longer in business, and I've been told by one source that this material should have been covered with a protective board to protect it from UV rays to avoid becoming brittle. Does this condition warrant repair? Since it's damaged above grade should one presume it's damaged below grade too? Does my friend need to dig up around her wood foundation and replace it with something else? Current thoughts for this winter are to cover it above grade with ice & water shield as a temporary fix, but what about a more permanent fix? If you have any knowledge to share please let me know, I appreciate your thoughts. I have more photos, but can't seem to upload them for some reason. I could email them directly if requested. Thanks! John in MN

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