Pictures included - major structural issue or easy fix???

Question

Hello BP Community,

My partner and I each own or own home, have one buy and hold under our belt, and have been studying the BRRRR methodology, which is how we plan to scale.

We're interested in a duplex (built in 1915 - not an uncommon age for our market) that needs a pretty solid overhaul. The one area of concern are some major cracks on both the interior and exterior/front step. As a next step we would walk the property with a foundations expert, but, who better to get some opinions from then the excellent BP community!

Can these interior cracks be fixed with some drywall compound, a fine-grit sanding sponge, and some sweat equity, OR are these a symptom of larger structural issues?

It would be great to hear from some structural engineers/foundation experts or those that have dealt with similar issues. THANK YOU!!

Isaac Pepper · Answer

@Mason Bear I am not the guy to be able to provide a cost for a fix. Especially since I havent seen the property in person and dont know your area and what labor goes for there.

If you plan to move forward reach out to a structural engineer and/or a experienced contractor. If you end up closing on this you should immediately address the water issue. Water issues are the #1 way to destruction. Re-direct the downspouts away from the structure, if the house is below street level dig a dry well. Ensure the gutters are clean and drain towards the downspouts. Put a dehumidifier in the basement and drain it to a floor drain or sink if there is one. At this point you can begin to address the structure shift.

Mason Bear · Answer

@Isaac Pepper thanks that’s helpful. It’s a full basement. There don’t seem to be any cracks in the basement floor/foundation, but there were some mold spots that would need to be mitigated which also supports that it could be a water issue.

Any idea what a fix would cost?

Isaac Pepper · Answer

@Mason Bear I think trying to sand and mud over the interior walls would be a short term solution, as the floor is pulling apart in the same area. This indicates that the structure is shifting. Is it on a basement, or a crawlspace with footers? It may require cribbing/structural support jacks. Structure shift (at least in my area) typically is caused by poor water management. The picture showing the downspout draining at the corner of the structure and not being directed away supports this.