Would you buy a rental with a foundation like this?

Question

Hi BP Community,

I'm looking at buying a house that I would like to use as a rental. On the upside, the price is right for it to cash flow nicely, and it's only 5 minutes from where I live. On the downside, it's 100 years old, literally. Someone did some work on it only a few years ago (new cabinets, counters, roof, siding), but I'm worried about the foundation (pics below):

Several of these cracks exist, and some are filled in (like picture #2). In a 100 year old house, do I expect this, or do I run far, far away?

I can't get in the house until tomorrow, but when I do, what should I be looking for to get a better idea of the extent of the problem?

Thanks so much!

David

Shaun Reilly · Answer

Don't deal with to many 100+ year old houses huh?

Around hear anything under 100 is borderline new construction.  :)

I am a little cavalier on things at times but I might not have even noted those cracks when doing a walk around.  Pretty much every house you see from that era will have some cracks.  Most of them are older than anyone posting here.  Not saying that you should not have an inspection and possibly have a full on structural engineer look at it, just saying that it isn't something that would raise a big red flag to me.

I'd probably have been more concerned about the detached bottom of that downspout.  :)

Russell Crooks · Answer

For a simple test bring a marble with you.  Put the marble on the floor in every room.  If it rolls to the low point in the room, you have a foundation issue.  If it rolls to a low point in every room, and that low point is in a different place, you have major problems awaiting you.  Good luck!

Matthew Paul · Answer

If the price is right , I would buy it in a heartbeat .  That foundation has been like that for a long time ,  and the house is still standing .  At 100 years old you dont even know if they built the house on a footer , but its still standing.  If the price is right I will buy almost anything ,    almost .

Roy N. · Answer

@David B.

It would be uncharacteristic to find poured foundation walls on a 100 year old house unless they were added after the fact.   As long as the foundation walls are in plane with the house walls atop of them - not twisted, heaved, tilted or bowed - and are not crumbling apart, things should not be too scary.  Your inspector and/or engineer should be able to tell you if the cracks are old (early house movement) or recent and whether they are significant.

The basement was not designed to be living space and likely had/has a dirt floor originally ... I would anticipate it getting wet.

Roy N. · Answer

@David B.

Are the walls block or rubble that has been parged?

The cracks, may or may not be significant and many of them look to have been treated (quality is, of course, unknown).   This is where your building inspector comes into play - find a good one and have the inspection contingency in your offer.

If you are really concerned find a structural engineer or mason and walk the property before you make the offer.

Jay Hinrichs · Answer

does it have a basement.. if your in MI I assume your not paying very much for it.

if it works for a rental and is not flooding or cracking walls I would not let that kill the deal unless there is some major structural issues as well

Account Closed · Answer

@Matthew Paul :  I'm with you.  I don't own anything that isn't 100years old, or more.  I live in a house that's 130 years old.  Price is going to have to be right.  Old stone basements are generally in these old houses.  Typically they leak, and have other problems.  Sometimes have a dirt floor.

Brian Rossiter · Answer

If the inspection reveals no other problems due to that crack, you'll want, at the very least, to fill it in by injecting with epoxy or grout to keep water out.  Water is very destructive, not only structurally, but it causes mold, too.  You'll also want to reattach the end of the downspout.  Keep runoff routed well away from the foundation.  At least 10 feet is ideal, but you can get by with less if the ground is sloped down and away.

Sam Leon · Answer

Hard to tell from just those two pics, but when you walk around open and close completely every window and door.  If windows open half way and stuck, or doors don't close nicely or open but don't stay put, could be indications that walls are out of square.  Also pay close attention to ceiling corners on the inside.

I wouldn't waste money on a structural engineer at this point before you even have a signed contract.  Here is why, the seller is not going to appreciate you getting an expert out at this point, yes it means you are serious but it also mean you may be overly picky, a wash...and if you found something and walk, they have something new they must disclose.  Additonally, a structural engineer, and I am a licensed one, will not tell you a whole lot without some invasive process which the owner will probably not authorize.  I would want to dig at one or two corners down say at least 12" to see what that look like, drill a few holes, moisture test some spots inside and outside...I say go to the city and look up past permits, do they show foundation repairs, if so call up the contractors and inquire.

Elizabeth Colegrove · Answer

Personally I would put the house under contract at the lowest price you can get the seller to agree too. Than I would get your inspection and if they point out the foundation. I would than get a specialist. I would use that number to renegioate. If it doesn't work out than I would walk at that point.

Would you buy a rental with a foundation like this?

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