Foundation Repair Question

[John Matthews]

Hey BP,

So I just got my first house under contract (woohoo!) and everything looks good. Rehab is pretty straight forward, except for one thing: there's definitely foundation issues. There's a pretty solid vertical crack in the back of house in the garage (see picture attached) and the rest of that wall seems to be crumbling a bit. I did my best to factor that into my purchase price, however the inspector ordered by the hard money lender mentioned that they really like to have a report detailing that I have that foundation issue squared away. Essentially they want to protect themselves in the event that I cannot refinance (or sell) in 12 months to pay them back because the issue isn't adequetly fixed. I guess they want someone to be liable if the work isn't done appropriately that they can go after. I had a mason and a contractor come out and look at it, and they seem to think they can fix the issue, but I don't think they'll shoulder the liability.

So, with all that said, what would you all recommend is the best, most cost effective (both short and long term) way to handle this? Getting a structural engineer out to put together a report / cost estimate? Are there any other types of people that will shoulder the liability for this type of work?

Thanks for your help!

PS. Any recommendations for a structural engineer in the Philly area are appreciated!

[Mark Esposito]

Welcome to the R. E. world, John.  

I've been a Licensed SE for 25 years. I've seen a lot worse.  I do agree with your earlier SE's opinion.  Its pretty obvious the back corner settled somewhat. The question is what caused it. Did it happen in 1920 or last year? Its possible there's a drainage problem in that corner. Check for standing water maybe from poor lot drainage or gutters clogged.  Go out in a rainstorm and look. Don't worry you won't melt. Its your hide thats on the line here. 

100 years ago a lot of houses were literally supported on rock piles. This corner may have been built on fill. There are a million variables.  Like I said, I've seen a lot worse. So you can get some sleep.

The easiest estimate for fixing would be call the RamJack folks, or similar companies.  I'm NOT advocating any one company so its best to get 3 estimates.   They auger down to firm soil and undermine the footing corner maybe 20' each way and literally jack it back up. They should guarantee their work too.  That should make put your lenders' inspector at ease.  Use this opportunity to polish up your negotiating skills and knock 'em down $10k.

Like the saying goes...When life gives you lemons...Get out the Tequila! 

(I made that last part up)

Good Luck.  :-)

P.S. Hmmm. February in Philly...maybe waiting until the snow melts would be a good idea.