Should I buy a 5-years-old house with foundation repair?

Question

A two story 2500sqft house in Austin/Pflugville, built in 2016. The house looks beautiful but disclosure indicate it had major foundation repair this year (36 piling installed).

Foundation engineer did a check and said he had concern of central slab dips two inches and lots patch on perimeter brick.

Should I move forward with the house since the foundation repair has 10 years warranty? Or there might be bigger problem that I should back out?

Trevor M. · Answer

If the slab is dipping still it means the foundation repair wasn't raised back to within tolerance (~1" over 30') or it is settling again meaning the foundation should be repaired again but under warranty. Listen to the engineer, but just know like another poster said, east of I-35 contains a lot of expansive soils so a lot of houses in the Pflugerville/Round Rock/East Austin/Hutto area will likely have some type of foundation settlement.

Carol Kilpatrick · Answer

Franklin, I worked in insurance claims in Austin and Pflugerville years ago, still in insurance. I remember an engineer telling me that there was rock on the west side of 35 and victorian clay soil on the east. The clay soil expands and contracts causing movement. I'm guessing you hired the structural or engineer to give you his opinion and vetted him prior. Sounds like there is a question of if the foundation was designed for that area, or did the owners have proper maintenance, such as water around the foundation at dry times. He has given you his opinion, I would listen, then consider ROI as well as any personal reasons. This sounds like a significant repair that he questions they properly repaired.

Jonathan Greene · Answer

Built in 2016 with foundation problems already? I would pass. If that's the case, it's surely not the only thing the builder overlooked.

Kyle Wells · Answer

Did the foundation engineer provide a permanent solution? Typically, you can hire a structural engineer to do an analysis and provide a permanent solution with instructions for a foundation repair company. I would recommend going that route and asking for the cost of the repairs in a seller credit. Otherwise, I would probably pass unless you're getting a smoking deal to where it still makes sense even if you have to fork out $10-20k down the road for repairs.

Lynnette E. · Answer

If it was just fixed and a structural engineer has concerns I'd pass unless it was selling for a song.

Should I buy a 5-years-old house with foundation repair?

Should I buy a 5-years-old house with foundation repair?

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