Damaged Porches and Stairs

Damage to porches and stairs is common and can be caused by construction defects but not always. It depends on many factors.

Large crack in front porch and stairs.

In modern construction, porches should be supported by the foundation, either footings or piers, and are considered part of the foundation.

Photo showing an excavation of an area next to a porch exposing the supporting footing.

Porches should be separate structures from stairs and sidewalks. In almost all situations, stairs and sidewalks are considered "flatwork."

Damage to porches can occur in the form of cracking itself or cracking and separation between the porch and stairs. Without proper isolation joints between a porch and flatwork, heaving and settlement of stairs and sidewalks constructed within 10 feet of the foundation (the foundation "protective zone") is common. This is because the backfill around a foundation, which supports the flatwork, tends to settle over time.

Typically when the same type of damage is prevalent in a new neighborhood, it can mean that one sub-contractor may have installed the concrete with the same flawed construction means and methods.

It is important to understand that stairs and sidewalks are considered flatwork and may or may not be covered under a separate construction warranty, apart from the porch, which is part of the structure. In certain regions and climates, replacing concrete flatwork is a normal occurrence and is related to soil and weather factors.

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Isolation and Control Joints

Isolation and control joints are essential in porch and flatwork construction.

Flatwork such as stairs and sidewalks must be isolated from porches, retaining walls, and each other. Flatwork, such as stairs and sidewalks, can move, shift, and even crack. Isolation joints allow the flatwork to move independently of the porch and, as a result, keep the porch from being damaged.

It is normal for concrete to crack to stresses and internal forces of the concrete. Control joints help direct the cracking to specific locations, often in a line-offset pattern on a sidewalk or a grid pattern on larger rectangular areas. Placing control joints in a specific pattern encourages concrete to crack in the crevices instead of randomly on the surface.

Depending on the number, location, and configuration, adjoining stairs may need footing or pier supports of their own, separate from the porch support structure. Any columns must also be supported by a footing or pier and adequately isolated from the porch.

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Common Porch and Stair Damage

In new construction, the same type of damage may be observed at many homes in the same subdivision. This may be due to a contractor's deficient means and methods - but not always.

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1. Isolation Joints

Isolation joints between the stairs and the porch, retaining walls, and sidewalk have not been provided.

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2. Quality of Concrete or Construction Means and Methods

The lack of strength of the concrete mix or defective construction means and methods can result in porch and flatwork damage.

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3. Structural Support

If not correctly supported by footing or piers, stairs can be prone to settlement.

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4. Surface Slope for Drainage

Porches must be constructed at a slope to properly direct water away from the foundation. Flat or negative slopes are often the result of foundation movement or construction defects.

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5. Cracking

Cracking in a porch can be caused by various factors and needs to be determined by an engineer.

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6. Flatwork

Movement of flatwork is evident at control or isolation joints. Joints placed at appropriate locations allow replacing damaged concrete sections to be more feasible without affecting adjacent concrete.

Click here for photos of additional porch conditions.

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Maintenance and Repair Responsibility

Whether porch damage is or is not due to construction defects needs to be determined by an engineer. It is essential to understand that unless attributed to construction defects, damaged flatwork (such as sidewalks and stairs) is the maintenance and repair responsibility of homeowners or HOAs.

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I hope this information helps you better understand porch and stair damage. For more topics, please visit SiteDamage.com

Visit my photo collections page, which has examples of damage that can be due to construction defects.  

Mike's Photo Collections

Mike

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Additional Resources

• Foundations 

• Drainage

• Soil 

• Erosion

• Concrete Flatwork

• Asphalt Pavement

• Concrete Pavement

• Masonry Pavement 

• Retaining Walls