Looking for advice on these structural issues

5 Replies

List price is 70k With an ARV 220. 2/1 potential 3/1 or 3/2 because there is egress out of the basement . Someone completely gutted the inside down to the studs and reframed almost all the interior walls..Floor plan was changed started by relocating a new set of U-shaped/ half landing stairs possibly 45-48 inches in width from the basement up to the main floor and beyond into what looks like to be an attic for storage on the front of the house and may be large enough for another bedroom on the rear but if not just more storage..new furnace/AC also ductwork to half the house and new electrical was run in some rooms but still may need to be finished in interior walls . Next the bathroom in the main living area is completely finished ceramic tile,vanity, toilet paint,towel rack all ready to go. Sounds too good to be true when I look around and see all this work done and there is still more possibilities with what makes up the balance of the house including the large unfinished basement that would be great for finishing. That's all the pros and now the major CON

Alright so you get the picture of where the previous investor was in the rehab and now imagine seeing the right side of the house leaning away from the left noticeably a few inches in some sections to where you could see it from the front of the house and you can tell it’s a major structural issue and the fact that roughly 1 inch thick cables/ratchets have been installed (professionally) to support the wall (5-6 of them throughout) potentially the whole house is major cause for concern I just don’t know how much concern and what kind of cost are we talking about?

Is this why they walked away or did they run out of money? Something isn’t adding up..

Someone ran into some trouble with this project and I'm trying to determine what happened. And the order of operations and based on that determine if I should offer or walk away. I know that without seeing the pictures no one can really help even if they are an engineer and even then pictures don't always do it justice. Any help would be appreciated. I thought I could attach the pics but I don't see how maybe I can in a rely or comment. Thanks

**Oh and the cables are punched through the Sheetrock so I’m assuming this was recently brought to light**

If you plan on going with that property, you'll need to have an engineer inspect the cables for proper tensioning, tensile strength of THAT thickness of cable, capacity, threshold under stress, and all that good geeky stuff. 🧐 

It will cost you a bit, engineers typically don't work for cheap. If the engineer's report is not pleasant, then you may consider what's in your budget for further fixes recommended by the engineer, or walk away. 

Originally posted by @Corey Kenney :

List price is 70k With an ARV 220. 2/1 potential 3/1 or 3/2 because there is egress out of the basement . Someone completely gutted the inside down to the studs and reframed almost all the interior walls..Floor plan was changed started by relocating a new set of U-shaped/ half landing stairs possibly 45-48 inches in width from the basement up to the main floor and beyond into what looks like to be an attic for storage on the front of the house and may be large enough for another bedroom on the rear but if not just more storage..new furnace/AC also ductwork to half the house and new electrical was run in some rooms but still may need to be finished in interior walls . Next the bathroom in the main living area is completely finished ceramic tile,vanity, toilet paint,towel rack all ready to go. Sounds too good to be true when I look around and see all this work done and there is still more possibilities with what makes up the balance of the house including the large unfinished basement that would be great for finishing. That's all the pros and now the major CON

Alright so you get the picture of where the previous investor was in the rehab and now imagine seeing the right side of the house leaning away from the left noticeably a few inches in some sections to where you could see it from the front of the house and you can tell it’s a major structural issue and the fact that roughly 1 inch thick cables/ratchets have been installed (professionally) to support the wall (5-6 of them throughout) potentially the whole house is major cause for concern I just don’t know how much concern and what kind of cost are we talking about?

Is this why they walked away or did they run out of money? Something isn’t adding up..

Someone ran into some trouble with this project and I’m trying to determine what happened. And the order of operations and based on that determine if I should offer or walk away. I know that without seeing the pictures no one can really help even if they are an engineer and even then pictures don’t always do it justice. Any help would be appreciated. I thought I could attach the pics but I don’t see how maybe I can in a rely or comment. Thanks

**Oh and the cables are punched through the Sheetrock so I’m assuming this was recently brought to light**

Is this an older house, 2 story built with balloon framing (Eg, pre-1944 or so), originally with lots of thick plaster interior walls that have now been removed? 

If so all that plaster and/or the walls that were removed were probably keeping the house standing up straight, and it started to lean/flop until they reinforced it.

It would be too much of a project for me personally. 

@Nicky Reader

Without looking further into it I don’t think the exterior was done.i want to say built in the 50’s. When I look at the flashback photos it looks like the only work was on the interior for this project.

So with the cables in place essentially holding up everything, can the walls be repaired without removing the roof or is that on a case by case basis?

How much does it cost for an engineer to come look at it? Would it cost me 20K or 100K to fix it, that’s really the unknown and may be why it’s still sitting there. Everything else look great except for the walls leaning but just not sure if it can be corrected with that type of a load on it.. I didn’t see any other signs that the foundation may be causing it. I know it can be done just wondering at what cost. No one has dealt with anything similar?

@Corey Kenney

Sorry it was built in 1925 and yes most likely ballon framing now that I think of it. Today is the last day to offer so I won’t be submitting anything on this house Based on the information I have at the moment but I would like to know for the future how to proceed efficiently.

Originally posted by @Corey Kenney :

@Corey Kenney

Sorry it was built in 1925 and yes most likely ballon framing now that I think of it. Today is the last day to offer so I won’t be submitting anything on this house Based on the information I have at the moment but I would like to know for the future how to proceed efficiently.

Couple hundred for a structural engineer to take a look during due dilligence. Then they would advise you on cost for any plans and stamps, and then with their initial advice you can talk to a contractor to get ballpark cost. From there youd work that into your rehab budget. Ideally you could get the engineer and contractor in there at the same time..

I hate old pre-ww2 construction, you likely dodged a bullet.