Anchor Plates: The Ultimate Guide to Wall Anchors (Foundation Repair) and When You Really Need Them

Anchor plate

Introduction (Foundation Repair)

When it comes to foundation stability, wall anchors are often touted as the go-to solution. But are they really necessary? Are they installed correctly when contractors sell them to homeowners? In this article, we'll explore more information about wall anchors and whether you actually need them to protect your home.

Understanding Wall Anchors

Before we dive into the necessity of wall anchors, let's first understand what they are. Wall anchors are typically installed to stabilize foundation walls that have been pushed laterally into the basement space by external forces causing a bulge. They consist of the following components:

• An interior wall-formed steel plate with typically 2 ribs. Dimensions typically vary by the manufacturer, most commonly seen as 11 inches x 18 inches or 12" x 28 inches.

• Flat plate washer, part of the interior wall assembly.

• Threaded rod, typically 3/4" in diameter cold-rolled round bar, hot-dip galvanized.

• Beveled washers and nuts on either side of the rod.

• Threaded coupler to allow splicing of the threaded rod.

• Exterior soil anchor, typically made from 2 formed hot-dip galvanized steel plates. The system is installed by inserting the steel rod through the wall into the outside and running it to the appropriate distance where a hole is dug out, and the exterior soil anchor is attached to the rod. Calculations must be performed based on the geotechnical data to provide spacing of the anchors, how far the rod needs to run away from the wall, and how deep the plate for the reinforcement should be considered acceptable.

Anchor plate system

Anchor plate system installed

The Problem with Unnecessary Wall Anchors

The installation of wall anchors can be an expensive endeavor, costing homeowners thousands of dollars. But what if the wall anchors aren't actually needed? Then you now have reinforcement in your basement, and every future potential buyer and likely lender will require its verification that it meets the engineering standards. Not to mention causing water to fill up the hollow, unreinforced concrete blocks due to creating an entry point at the holes drilled to run the threaded rod.

Water leaking behind washer of anchor plate

Misdiagnosed Cracks

One common reason for the unnecessary installation of wall anchors is misdiagnosed cracks. We have seen few incidents where the foundation repair salesman misdiagnosed the problem and end up selling the client either an unnecessary product or the wrong product.

Lack of Structural Significance

In many cases, minor movement of foundation walls does not pose a structural risk. Even if there is evidence of movement, it may not be necessary to intervene with wall anchors. The extent of movement and the absence of ongoing movement should be carefully evaluated by a licensed professional engineer before considering structural reinforcements.

The Cost of Unnecessary Wall Anchors

Aside from the potential lack of need for wall anchors, there are other factors to consider, such as the cost and the impact on the resale value of your home. Houses with visible wall anchors installed can be more difficult to sell, as buyers and, lately, some lenders may have reservations about them. It's essential to weigh the cost of installation against the actual need for wall anchors to avoid unnecessary expenses and potential complications in the future.

Signs That You May Need Wall Anchors

While it's important to be cautious about overselling wall anchors, there are situations where they may be necessary. Here are some signs that indicate you may need wall anchors for your foundation:

Visible Inward Displacement

If you notice visible inward displacement of your foundation walls, such as bowing or cracking, it's crucial to have a professional assessment. Significant displacement can compromise the structural integrity of your home and may require the installation of wall anchors or other approved products to stabilize the walls.

Ongoing Foundation Movement

If you observe ongoing movement or shifting of your foundation, it's essential to address the issue promptly by having an engineering assessment.

Professional Engineer Recommendation

When in doubt, it's always best to consult with a licensed Professional Engineer. They can assess the condition of your foundation and provide expert advice on whether any reinforcement type is necessary or if alternative solutions may be more suitable. Sometimes, alleviating the root cause may be sufficient to prevent further movement.

The Importance of Proper Installation

If wall anchors are deemed necessary for your foundation, it's crucial to ensure they are installed correctly. Unfortunately, many companies do not adhere to the requirements set forth by testing agencies, resulting in improper installations. Improperly installed wall anchors can be ineffective and may not provide the intended stability for your foundation.

To avoid such issues, it's recommended to choose a reputable company with a track record of proper installation and adherence to industry standards. Don't hesitate to ask for references and verify the qualifications and experience of the installation team. More importantly, always require the contracting firm to provide you with a stamped letter from a reputable, licensed, and local professional engineer approving the methods and certifying the installation.

Alternatives to Wall Anchors

In some cases, there may be alternative solutions to stabilize your foundation without the need for wall anchors. It's important to explore these options before committing to wall anchor installation. Here are a few alternatives to consider:

Carbon Fiber Straps

Carbon fiber straps can be an effective solution for stabilizing foundation walls. They are lightweight, extremely thin, durable, and can provide the necessary reinforcement without the need for extensive excavation, penetrating your wall with holes, or installing anchors. Carbon fiber straps are particularly useful for minor wall cracks and can be a cost-effective alternative to wall anchors.

Carbon Fiber Strap

Steel I-Beams/Tubes:

Installing Steel I-beams or other equivalent shapes such as tubes can be an alternative solution, so long reviewed, designed, and engineered also approved by the local municipality where you live.

Conclusion

In conclusion, the necessity of wall anchors for your foundation should not be taken for granted. It's important to carefully assess the condition of your foundation and seek professional advice from a licensed engineer. Avoid falling victim to unnecessary installations and overselling of wall anchors. Explore alternative solutions and choose a reputable company that adheres to industry standards. With the right approach, you can ensure the stability and longevity of your home without unnecessary expenses or complications.

Written by Firas Abdelahad, P.E.

Firas Abdelahad has been a practicing structural engineer since 2005, collaborating with a diverse range of professionals, including consultants, architects, investors, homeowners, contractors, and subcontractors. Together, they tackle the various challenges that can arise during the design and construction phases of projects.

Firas has reviewed, evaluated, and assessed thousands of properties across the state of Pennsylvania, spanning from State College to Erie and throughout Western PA.

The information and statements in this document are for information purposes only and do not comprise the professional advice of the author or create a professional relationship between reader and author.

The Importance of Structural Engineering in Real Estate Transactions

Improperly Supported jack post

In the dynamic world of real estate, structural concerns often emerge after appraisals and inspections. Homeowners and real estate agents grapple with issues ranging from settlement concerns, sagging and improperly supported main load bearing beams, to compromised foundations. This blog discusses the critical role of structural engineering consulting in resolving these issues and emphasizes the potential pitfalls of opting for contractors over a structural engineer firm.

It highlights the importance of involving a structural engineering company to ensure the integrity of a property.

1. Early Intervention Saves Costs:

• Contacting a professional engineer early in the process can save homeowners, sellers, or buyers time and more importantly, significant costs. Engineering solutions ensure compliance with minimum code standards, satisfying both appraisals and mortgage requirements. While some concerns could be addressed in a structural inspection and maybe a letter, others may require structural repairs or intervention. Most municipalities require engineered stamped drawings for structural reinforcements.

2. Contractor vs. Structural Engineer Dilemma:

• While contractors play a crucial role, some contracting companies might mistakenly mislabel structural work as mere reinforcement, or just additional support when, in reality, it should have been a work that requires an engineering review, structural calculations, and drawings, followed by a contractor to pull the permit and perform the work. This misclassification becomes apparent during reevaluation that often is required by appraisers and loan officers, leading to additional costs and potential complications.

3. The Aftermath of Misjudgment:

• Clients opting for contractors often face post-installation appraisals that demand structural engineer approval. This step becomes problematic when the initial work fails to meet code standards, necessitating costly corrections. It also gets expensive as the registered professional engineer or licensed professional will need to verify whether the work completed meets the load requirements or if it needs adjustment and modifications.

4. The Engineering work:

• Structural engineering involves load calculations, correct beam spans, proper footing size, and appropriate load path distribution. Failure to adhere to these principles can result in non compliance work.

Conclusion:

In navigating the complexities of real estate transactions, our advice to real estate agents, sellers, and buyers in Pennsylvania is clear: involve a structural engineer early on. By doing so, you can mitigate potential problems, save time, and reduce costs. Appraisals should also prioritize evaluations by a Pennsylvania structural engineer before greenlighting any structural work. This proactive approach ensures that any structural modification done is sound and meets the minimum requirements set by the structural engineering standards for Pennsylvania.

Written by Firas Abdelahad, P.E.

Firas Abdelahad has been a practicing structural engineer since 2005, collaborating with a diverse range of professionals, including consultants, architects, investors, homeowners, contractors, and subcontractors. Together, they tackle the various challenges that can arise during the design and construction phases of projects.

Firas has reviewed, evaluated, and assessed thousands of properties across the state of Pennsylvania, spanning from State College to Erie and throughout Western PA.

The information and statements in this document are for information purposes only and do not comprise the professional advice of the author or create a professional relationship between reader and author.

Signs and Solutions for Bowing Foundation Walls

Exploring Basement Challenges in Pennsylvania Homes

Living in Pennsylvania often means residing in older houses, many of which come equipped with basements. It's highly likely that your home, if it's an older one, has a basement. Unfortunately, basements frequently face issues such as water infiltration, and those with water problems in the foundation walls often experience additional structural concerns like bowing, cracking, or leaning.

The construction of these foundation walls varies widely, ranging from materials like sandstone, terracotta, split-face concrete, concrete block (some reinforced, others not and hollow), brick, unreinforced coarse concrete, and reinforced concrete. Additionally, some walls have concrete footers, wood footers, or gravel bases, among other variations.

Given this diversity in construction types, it's our responsibility to offer homeowners the right guidance when they seek solutions for foundation-related challenges, whether it's addressing water problems, structural movements, cracks, or bulging and bowing walls.

In the image below, we measured a wall's bowing at 1.375 inches, using a high-quality laser self-leveling device to confirm the measurement. The homeowner had been informed by a foundation representative that it was bowing over 3 inches and that it was on the brink of collapse around its pivot point if the water problem wasn't addressed and anchor plates weren't installed.

Let us clarify that during our visit in January 2023, the foundation wall was far from collapsing.

Cracked Foundation wall

The photo below show the side wall of the same house with a bow that measured to be around 1.25"

Horizontal Crack in Foundation wall

In the next two photos, you'll notice the same corner of the house—one taken from the interior and the other from the exterior. The interior photo clearly depicts the buildup of mold, while the exterior picture reveals the root cause, as you might have already guessed. It's the disconnected downspout that channels roof rainwater directly toward the foundation wall. This issue is quite common in many houses, and homeowners are often unaware of the need to address it.

To resolve this issue, it's imperative to repair the downspout and redirect the rainwater away from the foundation walls. This preventative measure is essential in preventing further structural damage. Moreover, addressing this repair is highly likely to eliminate the need for a French drain installation.

water damage Foundation wall

Downspout improperly draining

Frequently, when homeowners reach out to us, they discover that they can save a substantial amount of money on unnecessary expenses. Additionally, they receive expert guidance on the correct reinforcement methods that align with engineering standards and code requirements.

There's a clear advantage to consulting with professionals like us rather than contacting a salesperson. Our aim is not to sell you a product or service but to empower you with knowledge. We're here to help you gain a deeper understanding of your structure and make informed decisions.

If you require further assistance, please don't hesitate to contact us at 724-949-0004 or visit our website at www.pittdes.com. We're here to assist you.

Written by Firas Abdelahad, P.E.

Firas Abdelahad has been a practicing structural engineer since 2005, collaborating with a diverse range of professionals, including consultants, architects, investors, homeowners, contractors, and subcontractors. Together, they tackle the various challenges that can arise during the design and construction phases of projects.

The information and statements in this document are for information purposes only and do not comprise the professional advice of the author or create a professional relationship between reader and author.