Assistance with estimating basement repair costs
I am looking for assistance in estimating repair costs for basements when sizing up potential rental properties. I have two categories of basements in mind.
Category 1: the basement shows some hairline cracks at the frost line; and some stair step cracks but no heaving, and only minor evidence of moisture..
Question: what type of repairs should I plan for? Is there a simple rule of thumb for cost per linear foot of basement wall to help me make the estimate?
Category 2: there is clear evidence of water seeping in at the foundation level. And some cracking of the walls, but no heaving.
Question: what type of repairs should I plan for? Is there a simple rule of thumb for cost per linear foot of basement wall to help me make the estimate?
Thank you for your help
Bruce
@Bruce Steinetz, I don't think there are simple answers for these questions. I think these are issues that you need to try to understand so you can make an informed evaluation in each case.
For example, in many cases your category 1 example would probably involve NO basement repair! I suspect in many cases the repair would be to the EXTERIOR of the home in working to change the ground water conditions. Directing downspouts further from the house or adding dirt to create slope away from the house to try to make the soil adjacent to the foundation less saturated with water and less likely to heave and push on the foundation.
With category 2, age of home, type of foundation, and intended use of basement would all play a part in this. In an extreme example, an older house with a stone foundation and dirt floor basement might be expected to be damp/wet. However a new home with a poured foundation, drainage, etc would be expected to be pretty dry. Also, if you don't intend to finish the basement into livable space that also factors into the type of solution one might use to address the issue.
So, unfortunately, I don't think there is a good rule of thumb. I think this is a more involved issue and just requires some education and careful analysis to address.
Quote from @Kevin Sobilo:
@Bruce Steinetz, I don't think there are simple answers for these questions. I think these are issues that you need to try to understand so you can make an informed evaluation in each case.
For example, in many cases your category 1 example would probably involve NO basement repair! I suspect in many cases the repair would be to the EXTERIOR of the home in working to change the ground water conditions. Directing downspouts further from the house or adding dirt to create slope away from the house to try to make the soil adjacent to the foundation less saturated with water and less likely to heave and push on the foundation.
With category 2, age of home, type of foundation, and intended use of basement would all play a part in this. In an extreme example, an older house with a stone foundation and dirt floor basement might be expected to be damp/wet. However a new home with a poured foundation, drainage, etc would be expected to be pretty dry. Also, if you don't intend to finish the basement into livable space that also factors into the type of solution one might use to address the issue.
So, unfortunately, I don't think there is a good rule of thumb. I think this is a more involved issue and just requires some education and careful analysis to address.
Thanks for the careful reply.
I realize it’s a complex situation, but just wanted to know if investors had some simple rules of thumb for making estimates.
Take care
Bruce
Quote from @Bruce Steinetz:
I am looking for assistance in estimating repair costs for basements when sizing up potential rental properties. I have two categories of basements in mind.
Category 1: the basement shows some hairline cracks at the frost line; and some stair step cracks but no heaving, and only minor evidence of moisture..Question: what type of repairs should I plan for? Is there a simple rule of thumb for cost per linear foot of basement wall to help me make the estimate?
Category 2: there is clear evidence of water seeping in at the foundation level. And some cracking of the walls, but no heaving.
Question: what type of repairs should I plan for? Is there a simple rule of thumb for cost per linear foot of basement wall to help me make the estimate?
Thank you for your help
Bruce
You are not ready to buy in yet. You need a team in place to take care of this for you. Also its impossible to answer this without seeing it. What does your GC tell you ?
BTW I do about 165k a month in reno/repairs, so know a think or two' DO NOT do anything until you get a team
All the best
Bob
Thanks for the reply. I have been avoiding basement wetness issues on my early properties. Do you get involved with remediating basements?
Thanks
Bruce
Just request to get a contractor in there for an estimate, Ohio basement systems guarantees their work for life. They cost you but you get what you pay for!
David Weirtz: He handles all of my estimates and contract work for anything basement and foundation related in the Cleveland and Akron area. He has the knowledge and will tell you this is the band aid and this is the forever fix.
@Kevin Sobilo is absolutely right. The majority of the time cracking and deflection is a symptom of external issues happening around the property. Fix the way the water is entering and the rest becomes so much easier to take on.
Hope this helps!
Nicolas
Thanks for the helpful reply. Is David W with Ohio Basement Systems or with a different company.
Much obliged,
Bruce
He's with ohio basement. I just sent you a dm with his number!
Its really going to come down to a basement specialist's opinion as a few others said. Some small cracks could be common others could be major. Basement dampness and some cracking in general is common is the majority of Ohio so just get either a good GC or basement guy in there to check it out @Bruce Steinetz
Nicolas.
Thanks!