Hi Ned, I am not experiencing any issues I but was curious to find out what are the *typical* costs to resolve common foundation issues
You could run a mack truck thru the goalposts of the high and low.
Could be 30K, could be a thousand. IT really depends on how many piers, how much if any in plumbing, walls, etc. It is pier and beam or is it slab. Do you have to replace. DO you need to redo drainage.
There are a ton of variables. Honestly during your option period, get a foundation company to inspect and give you a quote.
We find in Texas, essentially every house has a poor foundation. if its a rental, most of those don't really need to be repaired, or can be tweaked for a minimal cost.
Hi Ned, I am not experiencing any issues I but was curious to find out what are the *typical* costs to resolve common foundation issues
You could run a mack truck thru the goalposts of the high and low.
Could be 30K, could be a thousand. IT really depends on how many piers, how much if any in plumbing, walls, etc. It is pier and beam or is it slab. Do you have to replace. DO you need to redo drainage.
There are a ton of variables. Honestly during your option period, get a foundation company to inspect and give you a quote.
We find in Texas, essentially every house has a poor foundation. if its a rental, most of those don't really need to be repaired, or can be tweaked for a minimal cost.
Hi Ned, I am not experiencing any issues I but was curious to find out what are the *typical* costs to resolve common foundation issues
You could run a mack truck thru the goalposts of the high and low.
Could be 30K, could be a thousand. IT really depends on how many piers, how much if any in plumbing, walls, etc. It is pier and beam or is it slab. Do you have to replace. DO you need to redo drainage.
There are a ton of variables. Honestly during your option period, get a foundation company to inspect and give you a quote.
We find in Texas, essentially every house has a poor foundation. if its a rental, most of those don't really need to be repaired, or can be tweaked for a minimal cost.
Thank you Bart. It is for a rental. If the home inspector does not see any foundation issues though there should be no need to hire a foundation inspector is that right? The home inspector should be sufficient as far as looking for possible issues?
Real Estate Broker · Bay Area · Member since 2018 · 1k+ posts · 3k+ votes
7y
Hi Ben,
Each case is different and it depends on the house. In Dallas Ft Worth I am seeing about $5-8k for a 1200 sqft house. A home inspector can only tell you so much. If you truly want to know the condition you need a structural engineer. Now if there are no visual signs and the home inspector says its fine, I wouldn't go any further with it.
Hi Ned, I am not experiencing any issues I but was curious to find out what are the *typical* costs to resolve common foundation issues
You could run a mack truck thru the goalposts of the high and low.
Could be 30K, could be a thousand. IT really depends on how many piers, how much if any in plumbing, walls, etc. It is pier and beam or is it slab. Do you have to replace. DO you need to redo drainage.
There are a ton of variables. Honestly during your option period, get a foundation company to inspect and give you a quote.
We find in Texas, essentially every house has a poor foundation. if its a rental, most of those don't really need to be repaired, or can be tweaked for a minimal cost.
Thank you Bart. It is for a rental. If the home inspector does not see any foundation issues though there should be no need to hire a foundation inspector is that right? The home inspector should be sufficient as far as looking for possible issues?
If it walks mostly stable, and doesnt seem to have major major cracks in the exterior or drywall, then I would assume it was ok. Like I said every house in Texas has or will have foundation issues. Most foundation issues are nuisance issues, it doors not shutting, ugly drywall cracks etc. Very few actually require repairs, especially for a rental.
Los Angeles, CA - California · Member since 2015 · 60 posts · 17 votes
7y
@Ben M. I purchased a house with some obvious foundation issues recently. The inspector (also a licensed GC) severely understated the damage and required repairs. I regret not hiring a foundation specialist to come out and take a look during due diligence. My first mistake was hiring a worthless inspector. Going forward, I wouldn't try to cheap out on due diligence.
Specialist · Sonora, CA · Member since 2017 · 22 posts · 7 votes
7y
@Ben it sounds like you had an inspector look at the property and pass it but you still have a gut feeling that there are foundation issues. I would express your concern to the inspector and possibly hire a foundation specialist if you are not satisfied with the response from the inspector.
If you find out there are foundation issues I would get multiple quotes as I have seen contractors take different approaches to fixing the same issues with vast differences in cost.
I got answers from Google but I was curious to hear from the BP community what their opinions are for the average costs to resolve foundation issues?
Especially in Houston, Texas?
Depends on the type of foundation, soil, and how much differential settlement is in it within given time frame.
If there is structural differential settlement and foundation is slab on grade, you need to look also for utilities integrity (sewer pipes, water pipes, etc) within the foundation itself. Cost will run between low 10K to 50K or more.
Best chance is to hire a structural engineer (forensic oriented). An inspector will tell you there are cracks that looks like foundation problems, but he/she is not capable to tell for sure that. A competent Professional Engineer (PE) is the individual (or company) with authority by law to say if there are foundation issues.
An good inspector will identify cracks from openings (doors and windows, typically diagonal) or cracks vertically on corners, cracks on tiles or hardwood floors. Is the carpet feels that there is an unexpected bump? Does the doors close properly or stuck when you try to close them? How the driveway or front road looks like?
Question is, how bad and how much will it cost to repair? Is the property adequate to live in? Can a tenant live with the imperfections if you have a good deal in the buying process?