Full-GutReno on SFH, Possible to Maintain Foundation/HoldvsSell?

Question

Hello BiggerPockets Dallas RE Forum,

Curious if you all have any feedback for me on the following situation. Have done an extremely extensive full gut remodel (practically brand new home, literally everything updated/repaired from foundation, roof, windows, all exterior work, LVL beams to demo load bearing walls and create open layout, med to high end bathroom/kitchen renovations (master shower is floor to ceiling tiled in w/ double rain shower and ADA compliant, granite countertops, 6-8 person island, all new stainless appliances), all new electrical wiring, plumbing, etc., solid core doors, widened old 22' door openings to 24', new laminate wood flooring throughout, 5/8' baseboards/trim throughout, tankless water heater, tape/bed/texture/new paint on all new drywall), etc.

I'd love to hold onto the property as I have no compelling event forcing a sale.

My major concern is foundation/soil type in N. Texas. With the wet/rainy winter/spring and super hot/dry summers in Dallas, soil expands and contracts thereby comprising the foundation. If I don't maintain the foundation, the $$$ spent on the aforementioned renovation could all be ruined (over time).

Is there a reliable method/way to maintain a constant moisture level year-round so as to protect the foundation from shifting that would compromise all of the extensive renovations that have taken place?

Any advice/recommendations to vendors, would be greatly appreciated!

Thank You,

Neil Aggarwal · Answer

Soil movement is a fact of life in north Texas. It is usually fairly small, but I have a property which was severely damaged ($100k+ in repairs) because the homeowner ignore the foundation.

You could put in some kind of automatic watering system, but nothing is foolproof, especially if the person living in the property decides they want to shut it off since it would go on their water bill.

Jennifer Ryan · Answer

Hello Ali,

I wouldn't let the Dallas, FW foundation fear keep me from owning properties in DFW. I own several here. Yes, you'll likely have to address foundation repairs at some point. It's a fact of life in this area, but most buyers know it so, they don't run like they would somewhere else.

Usually the repairs are not horrible meaning, a few thousand dollars. Although my worst case, was a duplex requiring 21 piers w 6 of those interior. It was a mess! That property cash flows though & w the market appreciation the last 5 years, I've built up a lot of equity.

So, I think the more important question is will your property cash flow & is there good, long-term appreciation? You might hire an experienced realtor for a few hundred, to do some market trend research for you before you decide.

As for maintaining moisture… as Neal mentioned, there's no sure way but, consider installing a permanent soaker hose system around the foundation (to make it easier on your tenants to cooperate.) Then put it in their lease; highlighted and then remind them to turn is on, especially during the summers.

Again, you’ll probably still have some future repairs to address, but you'll deal w that if & when you sell.

Good Investing,

Jenn Ryan

Teacher at heart.

Full-GutReno on SFH, Possible to Maintain Foundation/HoldvsSell?

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