New to Real Estate · San Marcos, CA · Member since 2016 · 19 posts · 1 vote
HI BP Family,
I am new to TX area, recently purchased a property in the south of Dallas, TX, and the property needs foundation work and some repair. It is my first time to deal with foundation issue. And I have searched in BP forum, couldn't find the answer. So I would like to post here, hope someone can share the light with me. Thanks! Here are my questions: Do I need to hire structure engineer to get the assessment and recommendation what need to be done, or should I directly go to the foundation repair company? Is repair company has enough knowledge to solve the problem, or it is worth to pay for the structure engineer to make sure the work will be done right .( I got quote from Cross Town Engineer for $720). Do all repair work needs to sign by the engineer after? Do I need to file permit or paper work to the city etc? Can anyone refer a good, reliable foundation repair company and structure engineer to work with?And how many years warranty do they offer most time? Thank you!
Get a structural engineer for about $400-$600 probably to give you an independent evaluation on what needs to be done.....and you want to have them back out after repair to sign off on the work.....before the repair company covers it up.
Then give that report to the repair company to follow and do the work.
#2----you go with the repair company that has a contract or working relationship with a PE, so that when they are done with the work, the engineer/PE will sign off on the post repair work. Also probably good idea to get a plumber to do post repair fresh water and sewer check to make sure no leaks.
Make sure you also do your best to correct any conditions that might have caused the problem by fixing drainage, gutters, slopes, French drains, root barriers or whatever needs to be done.
I like CrossTown....recommended by many reputable foundation repair companies, but there are plenty of others.
Get 3 quotes....they can vary a lot. Ask for investor pricing to get a nice discount normally from many of the companies.
Lifetime transferrable warranty is the standard most buyers want, but understand it is not a FREE warranty, there are costs to repair work typically, there are guidelines as to what requires warranty work, and if you are flipping, make sure they don't charge you to put it in the new buyer's name. Many try to charge $150 to transfer.....maybe that is ok if you are buy and hold....but if flipping save you or the buyer the $150 by negotiating this up front.
Thank you very much for your detail advice. I will continue make several phone calls to structural engineer and foundation repair company, so I have 3 to compare with. And I will try to fix anything might cause the problem based on the structural engineer or repair company's evaluation.
Thanks for the warranty and drainage, plumber advice! I haven't thought about that, it is a good call~!
If you have some good experience working with one of the professionals (structural engineer, repair company, plumber or contractor), could do you refer them to me? I am sure I will have to work with them to pull this off. Very appreciated!