All Forum Posts by: Brian Dance

@Marc Shin,

Totally agree with what Alberto stated above. I put in two layers of rockwool + 5/8" drywall between my basement and main level, and was so glad I did it. It's a bit expensive, but do it once and forget about it. 

The technical term is Sound Transmission Class. This Wikipedia page gives different wall types and how well they block sound.  

https://en.wikipedia.org/wiki/Sound_transmission_class#:~:text=The%20STC%20or%20sound%20transmission,insulation%20than%20a%20lower%20number.

@Vidit Maini,

I'm a structural engineer in the Atlanta area. Settlement will occur throughout the life of a structure, although in most cases it will diminish over time. Some questions I would want to answer: 

Has anything changed in the surrounding soil recently? 

Is there a pipe leak that is softening the soil anywhere nearby? 

Is the same thing happening in the neighbor's homes? 

I would recommend that you don't ignore it; repair the drywall, monitor it and see if the drywall cracks in the same locations again. If the drywall cracks in the next year or two, or the doors start to stick, then you likely have a larger settlement issue going on, and will likely need to call a foundation repair contractor. 

I'm a structural engineer, but don't work in California. Here's a list of engineering firms that work in your area and specialize in foundations: https://www.seaosc.org/Member-...

If the link doesn't work Google "Structural Engineer's Association of Southern California" and it'll have a tab called "Find an Engineer". That'll get you headed in the right direction.

Good luck!

@Kui Kapu, my terms on a recent loan with HM lender: 

11.95% / Origination Fee: 2 points ($4164.65) 

Doc Fee: $1695 

Loan to Costs (purchase + rehab): 84.99% 

Loan to Value: 64.07% LTV 

Loan Term: 12 months Interest only

I'm a newbie too, I have a rental but this will be my first BRRRR or fix and flip, so it's good to see your terms are similar.

I've never used him, but I've read good reviews about Bill Hampton. 

https://www.biggerpockets.com/...

I've never used him, but I've seen good reviews about Bill Hampton. 

https://www.biggerpockets.com/...

Nathan,

I'm in the Atlanta market. Here's who I would recommend: https://www.5starengineeringll...

@Chris Wolf, I'm a structural engineer in the Atlanta, GA area. I would ask the potential Ohio engineer:

1. Is he/she licensed? 2. Do they have experience with [insert known issue here] and if so how much experience? 3. What is their fee structure? (usually this will be hourly, around $100-$200/hour), although some engineers have a minimum fee. 4. Can they provide you with construction details to give to a contractor to get the issue repaired and will they stamp the plans/letter/details? 5. Depending on how large of a fix it is, you may want them to come and review the work after the contractor is finished and provide you with a stamped letter stating what they observed meets the design intent. You can also write this into your contract with your contractor, that the Engineer must sign off on his work before Contractor receives final payment.

I don't know any engineers in the Ohio area personally, but here's a good website you can use to find someone recommended by the Structural Engineer's Association of Ohio. They have a page specifically for engineers that do residential work. https://seaoo.org/Looking_for_... 

Hope this helps and Good luck!

Monish, I'm a structural engineer, but not located in California. If you're past your DD or can't negotiate, plan on adding piers to the house at some point in the future. I think most foundation repair companies warranty their products, so it should be a one time purchase, but yes budget $6k-$20k for this depending on access issues getting to the foundation. Not knowing how your home is constructed or if your foundation is concrete or CMU (cinder-blocks) you'll likely have two issues with foundation settlement, 1. Cracking of the foundation wall which will allow water to infiltrate and cause more problems ($$) and 2. Interior finishes will start moving (cracking) and/or doors will start sticking and floors will become uneven (more annoying than dangerous). Usually these things take time so if you're maintaining your property you'll see evidence of settlement happening over time. Hope this helps.

@Charles Shipp, thanks for reaching out. I'm in North Cobb County and currently work as a structural engineer, have 1 property rented out and am looking for properties in Cherokee and Bartow Counties.