All Forum Posts by: Tom Fidrych

As far as your county goes, you will likely need to permit the bedroom-not just have them update the record. I purchase a home with an unpermitted bedroom in Oregon and to permit it I had to do the following:

-submit an architects "as built" plan to the city.

-Bring existing structure to code(electrical, smoke detector, window egress size, etc.)

-ensure addition met proper set back requirements

-pay permits, fines, and park tax.

Depending on the culture of the planning department, you may not want to ask a third party what it will take. Some planning departments will red tag it if you let them know it was added without permits.

In my area of California, appraisals have gotten very lax regarding the existing structure SF versus what is recognized by the county planning. I recently met a person who purchased a home that has 2 times the SF than is county recognized. The appraiser used the existing SF to determine value. If he ever gets red tagged, it will cost him several hundred thousand bring the extra square footage to code. 

Why did you have 2 foundation inspections at the time of purchase? Was there minor cracking at the time or other concerns?

Many if not all foundations have cracks that pose no structural safety concerns. A building science book I read years ago states that you can't prevent concrete from cracking but only control the areas it cracks by installation of contraction joints. Rebar won't prevent cracks but only limit their size. I own 6 rental building and they all have cracked perimeter foundation but the cracks are a result of minor settling and concrete shrinkage and pose no structural issues. In fact, my house and parents house have minor cracking too. I'd get a few structural engineers opinion as to whether you need to address the issue. 

Does it cash flow? With the interest rate increases coming in the next year or two, don't assume it will appreciate. In fact, quite the opposite may occur.

You will have to find a foundation repair company in your area to look it over and diagnose.  Foundation cracking is often caused by  settling and settling is most often caused by water pooling in that area of the house. Remedy by ensuring gutters are installed with quality leaf screens and the gutter water is directed away from the foundation. Also, it is best if the soil surrounding the house is slopping away from the foundation to direct any water flow away-1" per foot slope will work. Go out during a big rain storm and see if there is a stream of surface water landing or pooling in that area.

In some cases the settling may result if the house is build on clay soil or improperly compacted soil. The foundation repair people can address this potential. Repair costs will vary greatly. I'd also be curious if it seems the foundation wall has been skim coated in the past to smooth over any imperfections.

I'd try to figure out what is causing the issue asap but if its more then a water issue, you could likely let it go a long time.

fyi: This is the type of issue that is best to resolve before purchasing the property.  If the house is built on clay, the repair cost could be depressing.

You will need to talk to your local planning department-likely the zoning person.  See what is permissible in terms of the use of the property and set back requirements for structures. Be upfront with them of your intended use  You may also need commercial insurance.

Personally, I would not be excited if one of my neighbors plopped a bunch of storage sheds on their front yard and people were coming and going to unload their goods. 

If several roofers are saying asap then I'd get several bids and be done with it. With the inflationary environment were in, it's likely only going to become more costly.

Greg Scott is right on regarding the consequences of dragging your heals.

What do you mean when you say the seller was supposed to repair the roof? Was this to be a full replacement or the repair of a few shingles? Generally your contract or addendums will specify what is to be done and you would verify repair prior to closing. 

I personally prefer single family and duplexes with good separation of space(garages between the units) as the average tenancy tends to be longer. The idea with multifamily is the price per unit relative to the rent per month looks better on paper but in the area I'm in, the turnover rate is higher and It's the turnovers that cost you money. 

Definitely keep the tub. I bought a 4/2 that only has showers. Some women friends of mine did a walk through with me and stated they would never rent a place without a tub so I made it happen.