Investor · Albuquerque, NM · Member since 2014 · 160 posts · 35 votes
I'm looking at HUD home tomorrow, pre-bid.
In what I assume was an attempt to filter me as a serious buyer the realtor informed me that he has seen cracks in the drywall, bricks, and tile work in the house.
I am making the leap that there may be some foundation issues with the house. Ok.
Are there things I should be looking for that will tip off how much foundation repair is going to be required?
What are other things that you would consider and want to look out for when viewing the property?
Investor · Boyd, TX · Member since 2014 · 688 posts · 467 votes
11y
Foundation repairs can be very expensive even for relatively small houses. Is the house on a slab or pier and beam? Shifting slabs can lead to burst pipes because they are most often embedded in the slab. I know a lot of people in pier and beam houses that have constantly shifting foundations (North Texas soils are pretty unstable) and have lived with it for decades. Sometimes doors don't shut right and sometimes they stick. Same with windows. Look for cracks in walls and ceilings especially where sheetrock meets. if it is a slab and you see cracks in the side of the slab it can be real bad. If there are tile floors look for cracking running across multiple tiles. Does the floor feel level walking across it? I was looking at an old 1950s pier and beam house last week that it felt like I was on a stroll in the country walking across the living room, down the hall and into the bedroom I was going up and down so much.
Rental Property Investor · Brookline, MA · Member since 2013 · 1k+ posts · 777 votes
11y
Find a buddy with a Civil Engineering degree. Even if they can't look at the house personally, they will give you an engineer's point of view on what you need to look for.
In addition to @Paul Ewing 's comments, look for water in the basement that seems to come from a source that has nothing to do with a pipe.
Bring a marble with you and put it on the counter tops. Then put it on the floor. If it accelerates at the same speed, check the basement for sagging/hacked up floor joists. If the house has two floors, check the marble speed on both floors. Differences in speed indicate different problems.
Thanks for the insight. I'll go see for myself later today, but it sounds like the descriptions are aligned with some foundation shifting or settling. I've seen settling in North Arkansas, but no major issues. However, when you get to Little Rock, my assumption is it makes a transition to the softer Delta region soil and clay caused by the Mississippi.
Thanks for the tip. I've used a smooth pen before, but not a marble. Now for the real question, where can you buy marble big enough my son won't swallow it? Ha. I'll keep my eyes open.
Investor · Albuquerque, NM · Member since 2014 · 160 posts · 35 votes
11y
After seeing the property, there were several indications of foundation issues. I'm having a local company give me an estimate on the repair costs to square it away.
Investor · Albuquerque, NM · Member since 2014 · 160 posts · 35 votes
11y
A little follow up and closure to the post:
I had a great opportunity to inspect the property with the foundation repair estimator, while he was training an apprentice (so I was able to shadow the learning).
The cost of 25 piers is going to be $23,450. The house requires 22 piers around the edge, and 3 underneath the middle.
The cost seems steep, but I'll factor it into my offer.
The repair comes with a lifetime guarantee and is transferable.
My concern is the warranty only covers external damage (bricks, roof...etc) and does not cover internal issues.