How To House Foundation Repairs

Frequently Asked Questions

1. QUESTION:
   Does anyone know anything about foundation repair for a house?
   My house has had foundation repair done 8 years ago and the piers had to be re-adjusted recently because they failed. Now the house is cracking in more places after the “adjustment” and they told me I need to spend from ,000-,000 more for more piers. Do I pay for more piers or stand my ground and tell them they should have fixed it right years ago and now that they didn’t the foundation is even more messed up?

   There is a lawfirm specializing in attacking this specific company but they are asking for ,000 fee upfront and I wonder if it will cost me much more with their fees and stress, etc?

   Any help will be appreciated!

   • ANSWER:
     i would not hire the same company and would nver pay a lawyer. lawyers will take a case if they think they can win and make money. if he wants to charge you he just wants his money

2. QUESTION:
   How much should house be discounted that have had foundation work (26 piers), in relation to other houses?
   I’m in the market for house, and found property that had foundation repaired. I’m trying to make determination on how much to offer based on fact house had foundation repairs and also wondered if I might have problem selling house in future due to these repairs?

   • ANSWER:
     Why would it be discounted? It may now be in better shape than surrounding houses.

3. QUESTION:
   What to do my house Foundation sinking towards the front?
   The foundation of my house is settling towards the front of house…. The foundation repair companies have told me to just raise the front of the house… N some have told me to raise both front n back…. Who should I listen too???

   • ANSWER:
     At the minimum, those who are saying to raise the front of the house. At the max, BOTH!

     Hope this helps.

     ‘av’a g’day mate.

     “)

4. QUESTION:
   How do I know if my sewer pipes are leaking after a foundation repair?
   I just had my foundation repaired and need to know how to determine if my sewer lines under the house are leaking. I am on a septic system.

   • ANSWER:
     pour some red liquid in the toilet and flush

5. QUESTION:
   Anybody knows a good and honest foundation repair company in arlington tx?
   my house needs a foundation repair but I don’t know where to start, if someone has had a foundation repair, would you tell me a good foundation repair company and about how much it costs?

   • ANSWER:
     I’m not aware of any particulars in your area, but you might contact a home inspector and ask him who he recommends. Also, some area builders may have someone they use.

     The following page may also give you some guidance. It is on home foundations:
     http://www.building-your-green-home.com/home-foundation.html

     Once you find a company (or 2 or 3), ask them if they will give you a free estimate.

     Hope this helps.

6. QUESTION:
   Can house foundation problems cause gas line leaks?
   I had several leaking joints along the gas pipelines in my house attic and am wondering if it is possibly caused by the foundation setting problems?
   In other words, is there any relationship between gas pipeline leaks and house foundation problems?
   Yes, the gas leaks have been all fixed and the plumbers didn’t know exactly why there were quite a few leaking joints along those metal pipelines in the attic.

   The leaking pipes are located in my attic and they are all steel pipes and steel joints. Those pipes are supported on the wood board in the attic.

   Can house foundation or structure problems cause those leaks in the pipeline joints?

   • ANSWER:
     I suppose it is possible but I would think it would be isolated to the area of the foundation.
     What type of material that was used for the gas line and the specific problem where it was leaking would be helpful.
     You might just have poor connections or piping without adequate room for normal building movements.
     Did professionals repair your leaks? What was their opinion?

     Edit: I would suspect weak joints to begin with.
     Loose joints or faulty materials.

7. QUESTION:
   We need to know if our foundation around the house which is conrcret nneds repairs?
   concrete around our brick house (foundation) shows some cracks. Should it be repaired called parging or resufaced. What are the usual costs.

   • ANSWER:
     Since the foundation is the main support for the house you need to know what is causing the cracks; i.e. settling or deterioration of the concrete. You may need a professional home inspection to be sure what is necessary before you proceed, as maybe nothing needs to be done

8. QUESTION:
   I’m considering remodeling my house, do I talk to a construction company first or an architect first?
   The potential work includes foundation repairs and converting a basement to a room and possibly adding a second bathroom.

   I’m not sure where to start with something like this.
   Thanks for all the great answers!

   • ANSWER:
     Call a remodeling contractor for an estimate. They will send someone out to give you a ballpark estimate (not binding) of what they think the costs will run. You can also obtain a listing of previous customers (references). Call these people and find out what their experience was like (Did the job get done on time? What did they think of the general contractor’s people or the subcontractors? Was the job done on budget, or did they keep adding on things? Would they recommend this company to you? that sort of thing). The references usually include an address. If it’s close by, go see the work for yourself (from the outside, of course).

     Be wary using remodeling contractors where just a couple or handful of guys do all the work. The bigger name builders generally use the same subcontractors for all of their jobs – they have enough work for the subs to work for them exclusively. So, you won’t get your job put on the back burner by some independent subcontractor that works for multiple general contractors. This avoids unneccessary delays. The bigger general contractors also have connections with suppliers, since they purchase so much materials. This avoids delays caused by inavailability of specific materials.

     For the plans, start with the general contractor. Many of the bigger builders are what they call design-build companies, where they have in-house architects who can draw up all of the plans. They will also know how much each design feature they add costs to implement. If you go to an architect first and get all these cool little design features added, you might find that they’re too expensive to actually implement. You then have to go back to the architect to have the plans changed – at an additional cost.

     If you’re thinking of going by price alone, be warned: the cheaper the price, the less priority you will have with the contractor. The two or three guys who do it all may quote you a price about 10% cheaper than a big builder. But, their estimate of 6 months might turn into 1 year. I went with Marrokal Construction here in San Diego for an extensive remodel (gutting and completely rearranging the house). They said it would take 5 months. It took 6. But, many people I talked with before hand said they would be surprised if that much work took less than a year, because delays are all too common with a lot of fly-by-night contractors,

9. QUESTION:
   What is the future of foundation that has been “repaired”?
   I am looking to buy a home that has had foundation repairs due to settling, common in north texas with the clay soil. I am wondering what further problems are possible with relation to the foundation. There is a lifetime warranty, but are there any problems that can arise that are not covered with the warranty?

   • ANSWER:
     It is good that you have a TRANSFERABLE warranty, right? If so, then that is good. Make sure Before you buy the house that if any foundation repair has been done that the foundation repair company is reputable, registered, and is affirmed as having the warranty that can transfer to ALL new owners that come along…not just you.

     That being said, it is possible that foundation issues to still continue for years to come. Slight changes folks say the house is “settling”, but extensive changes are foundation issues and you can’t just sit on it and do nothing. Foundation problems can be from the expansion and contraction of the clay soils or it can be caused by a plumbing break (even ever so slight), so that may need to be checked, as well. If problems still arise, and the weather has been “balanced”, do check the plumbing for leaks under the foundation.

     So, weird very wet and very dry weather (which we just got over a 4 yr drought) can cause foundation issues for slab homes and a break in plumbing can do the same. Sometimes one causes the other, too.

     You mentioned North Texas, well howdy! I’ve lived in Collin County since 1966, and have seen quite a bit when it comes to types of homes built, neighborhoods that have foundation issues up & down the street, and some areas that seem fine.
     We do have strips of soils that are sandy and even shallow of the clay [meaning that rocky limestone is very close to the surface, which helps with foundations, but makes it tough on plants which need deep roots] , which makes for less shifting (Allen). Homes that are on pier & beam actually still have foundation issues, but they are MINOR in cost of repair. The track builders like Fox & Jacobs (Centex today) found that laying concrete slabs for foundations were quick and cheap and that is how all of this started. Other than that, homes were prior to then variations of Pier & Beam. Then other forms of slab came along with tension wires that claimed that were effective in keeping the foundation sound, but they weren’t perfect either.

     KRLD radio – 1080am on your dial has a saturday program that is hosted by an area homebuilder called Tom Tynan, I believe at 2pm. He’s easy to understand and is laid back and seems very honest. You can probably call in and ask him some questions like the one you posted here.

     KRLD can also be found www.krld.com

     Another thing, too. Check with the city building inspector of the town you are interested in. Just for example, the town of Frisco had some mutiple huge issues with foundations a few years ago because it was growing very quickly and many unprofessional builders flew in, built homes with POOR foundations, and they split. Home after home was cracking up, and the city stepped in and put in some very strick building restrictions before that finally cleared up. So, check up on the history of building in the town you are considering. Did they have extreem growth spurts, or was it controlled? Can make a difference! Check around the neighborhoods and look for signs in the yard of foundation work done. If you see a few, its possible that it’s a bad area for homes. This clay was great for the cotton and corn farmers, but it reaks havoc on the slab foundation home. And don’t even think of mobile homes – the old ones were constructed with 2×2’s and are as safe as a matchbox to live in. Even if they are “hurricane tethered” to the ground, and they are constructed with a late model 2×4 beams, and even PLACED on a slab, they will – I repeat WILL blow away with any great gust of wind. Period! So avoid mobile or manufactured homes. Pre-fab may be better, but I wouldn’t put my money there either, even if they do throw in some acerage!

     Be smart. Do your research. Might consider building your own and monitoring the construction. We are in a tornado proned area, so do try to build a reinforced “safety” room in your home for such times that tornado warnings are present.

     Good luck and a TEXAS WELCOME to you!

10. QUESTION:
    Any one know who Kimball Hill uses as their foundation repair?
    Hi,
    My house was built in 2002 by Kimball Hill. It has major foundation problems. Does any one know who Kimball Hill uses for their foundation repair? Please help. Thank you in advance. Thanh.

    • ANSWER:
      No but try Olshan Foundation Solutions

11. QUESTION:
    What is a band sill and who to contact for replacement?
    I think I need to contact a foundation repair company to do this but I”m just curious what is the band sill and what function does it perform. A few contractors I called were ready to come out and then I said it was the band sill and they said oh no we won’t do that. So what’s the deal is it a risky repair?

    • ANSWER:
      The band sill is the set of boards (in wood frame houses), or blocks (in a brick house) that sits on top of the foundation wall and runs in a band around the house. This is the sill all of the frames sit on, and the reason nobody want the job is that they have to jack up the house by sections, replace the sill, and then set it down to move onto the next section. Doing this can overload another section of the sill and cause the house to collapse, can crack and collapse interior loadbearing walls, can push the house off the foundation wall, can bust pipes, cause leaks in walls, door sills, window sills, and roofs, break windows, and cause brick chimneys to separate. Nobody wants the liability as some of this damage may not show up for several months. A helical coil company might take the job, but you are talking about some serious work here, and it will not be cheap.

12. QUESTION:
    What is better a static test or camera?
    A foundation repair company thinks we might have a leak because outside the house he saw the soil moist in one little area and most of the house is elevated except the front were it needs the peers because it dropped. Anyways he suggested a static test but won’t placing a camera to look at all the plumbing be better? The home is on concrete slab.

    • ANSWER:
      Cameras may or may not see the problem. A pressure test will always show if there is a leak, but it wont show where. Cameras are great for finding roots, blockages, and sags. A pressure test is great for verifying if the pipe is leaking. It is not easy to do a pressure test once the pipe is buried, as it has to be plugged before it enters the main sewer.

13. QUESTION:
    What is the outcome of a foundation repair on a house?
    We are looking to buy a house, however, it has some foundation problems. One wall in the basement is crooked, it is not parallel to the other wall. The previous owner has done a wall anchoring system but it is still crooked. If we buy this house, what can we do to fix this foundation problem? Will the problems continue to get worse or stop as is?

    • ANSWER:
      Request a structural engineers report,owner to pay for repairs and signed off before closing.

      Keep in mind regardless of what your told we are in a beginning of a re-session.There are so many foreclosures out there that you can pick and chose anything you want.

      My Best

14. QUESTION:
    Approximately how many piers are beneath a 1541 square foot home?
    We are needing some foundation repair and the neighbors told us that they company they use charges 200$/pier that needs repaired. I am curious as to how many piers are beneath our home, so that I can determine the worse case scenario.

    • ANSWER:
      It depends on the type of soil your house sits on. A pier is a round concrete column that can vary in depth. If your house is built on sandy or otherwise poor soil you probably wouldnt have any more than 10 piers but all of them may not need repair. You may not have any piers if your house is on good soil. You should have someone come out and give you an estimate.

15. QUESTION:
    How much should I expect to pay for a plumbing estimate when buying a house?
    From the initial building inspection some problems were found under the house (raised foundation). My real estate agent said the estimate alone would take 1.5 hrs and cost 0. Isn’t that way too high for an estimate only? Especially since the individual would get the job.

    • ANSWER:
      I think you should consult some other home inspection service provider like inspections florida as they would give you accurate estimation on how much you have to spend on what problems in your house. I got my home inspected from them and I got my home repaired in a very affordable cost. You can also give it a try and take some decision about the work to be done on the house.

16. QUESTION:
    We have vertical cracks in our house foundation. How can I repair these myself and cover it up?
    The actual house had been rebuilt after a fire, so is relatively new, but we have this ugly brick foundation which has vertical cracks and I want to cover it up as inexpensively as possible. I’m fairly sure it will has stopped moving now.

    • ANSWER:
      You can buy a filler like a brick grout,and fill cracks.If it is an ugly brick can you paint it over? Brick looks quite good painted.

17. QUESTION:
    Proper accounting procedures for a house and improvements.?
    I work for a church. Three years ago the church bought a house.
    1)The original purchase price is an asset on the books and is not depreciated.
    2)Immediately upon purchase the church made extensive repairs to the foundation. These repairs were added to the original cost and have not been depreciated.
    3)Now, in year three, the church has put in a new roof and remodeled the kitchen.
    Should any or all of these items be depreciated? We aren’t concerned with tax consequences (we don’t pay taxes), but how, according to GAAP, these items should be treated.

    • ANSWER:
      Which GAAP ?

      What is the house for – I assume used in the activities (e.g. for staff to live in) – the answers might be different if held for investment purposes.

      1) asset – yes; not depreciated – no – it should be depreciated.
      2) if normal repairs, they should have been expensed. However, if the purchase price was reduced because of that, the cost can be capitalised.
      3) roof – not sure; kitchen – probably capitalise as improvement

18. QUESTION:
    house with foundation problems,is it savalable or is there no hope once a house has foundation problems?
    The seller reduced the asking price to ,000 today. The house has a foundation crack, with some damage to the bathroom walls. A repair inspection was done and the cost to repair the foundation totaled about ,800 – ,000.

    Other than that, the house is in good condition, with original hardwood floors. I know the seller is anxious to sell the house.

    • ANSWER:
      How do you know the foundation has problems? Foundation cracks and stair-stepping on walls can be signs of “settling” just as often as a sign of a foundations with questionable structural integrity. Settling is easy and generally inexpensive to fix. Is most the cosmetic damage in one place in the home? if so, are there huge trees nearby or lots of bushes that have extensive root systems that ‘suck’ the water in the ground under the foundation causing it to settle? Did the company that quoted ,800 to ,000 determine the cause of the settling or just how much it would be to put their 12 piers (i’m guessing here, 5 a piece or so???) to (temporarily) stabilize the foundation?

      if you haven’t answered the WHY of the settling you shouldn’t consider the HOW of the fix. get a structural engineer out.

19. QUESTION:
    Neighbors tree roots are causing foundation problems at my house…is their homehowner insurance liable ?
    Their tree limbs are even hanging on our roof and they won’t get them cut . Gr-rrrrrrrrrrr Now their roots are causing cracks on my walls….I myself have no trees….thats how I know it is theirs causing probably a 10 grand foundation repair that I cannot afford. What can I do ?

    • ANSWER:
      In my State,you would be responsible for any extension of branches, roots, etc that hang over your property. You have the right to cut back the branches to your property line and you have the right to do whatever you need to with the root that is in your yard to correct your foundation. Their insurance is not liable. Hope you can get your foundation repaired and do whatever you need to that will prevent the new foundation from cracking or warping. Ask your insurance company if they can help you. If you don’t have insurance, it’s probably something you’d want to consider getting.

20. QUESTION:
    Is there anyone out there that has been successful getting a personal grant for home improvement?
    I need some house repair (roof, foundation, etc.) and I’ve looked for grants but I can’t seem to find one. I am 54 years old, married, one child, disabled, unemployed with a household income of about ,000. Please help, the roof is about to cave in.

    • ANSWER:
      There is no such grant, do not waste your time or money with these so called grant specialists as all it tis is a scam to get money from the desperate.

      Better bet is to go to your local church or charity and see if you can find help that way.

21. QUESTION:
    How much would it cost for foundation repair? House is approx 1200 sqr ft.?
    House is a rental, dont want to spend too much money on it.

    • ANSWER:
      it is impossible for me to sit here and tell you how much it will cost…or anybody else for that matter. call some contractors and have them look at it. there may be a few hours work or a few days worth of work…

22. QUESTION:
    What kind of lawyer helps get a foundation repair company to honor their guarantee?
    Part of the sale of our house depended on that work…and four years later all types of cracks are showing up ALL OVER our %^$%ing house!

    Please help.

    • ANSWER:
      FIRST never take legal advice from anyone on YA…including this, but,
      SECOND you did not include your state, no one can tell you anything unless they know what state you are in
      THIRD–MOST IMPORTANT
      call your local county bar association and tell them what happened, they will refer you to a local attorney who will know the answers, and usually give you advice about what to do

23. QUESTION:
    What can be done for a house foundation which is settling unevenly?
    The foundation of my house seems to be settling unevenly. The garage area is sinking faster than the rest of the house, and it is starting to cause cracks in the walls. What can be done to stop or reverse this before it gets too bad? The house is about 40 years old.

    • ANSWER:
      Call a foundation expert to assess the problem and recommend repairs. You can’t do this yourself.

      There is a new process called hydro-jacking which may be an option for you as an alternative to having new piers placed under the slab. Hydraulic cement is injected in strategic locations under the slab to level out low spots, is less labor-intensive than trenching around the foundation and can be done for a fraction of what a typical repair job will cost. Ask the contractor who comes to see you about this.

      Once the foundation repair is complete you may have to address water problems that caused the slab to sink in the first place. Gutters/downspouts, french drains, etc. are cheap insurance.

24. QUESTION:
    On average how much does foundation repair cost?
    We have one corner of our house that has already been repaired by the previous owner, but now the grout outside is getting cracks in it again. That’s the only area of the house that has problems. We are going to get professional estimates, but I’d like to hear input from others.
    My husband has looked at the foundation from where he can and the slab is NOT cracked, so perhaps it is just cosmetic.

    We live on that black land soil which cracks during the summer.

    • ANSWER:
      It is not uncommon in Texas for houses to have concrete slab foundations with cracks at the corners. This is not generally associated with an actual cracked slab but is due to stress at the corners. This can be cosmetically repaired if you like for 0 or so per corner but may not last long. You can even make the repairs yourself.

      If the foundations is truly cracked and you have walls that are also cracked and/or doors which will not close properly, then might you have more serious problems and need professional help. The average foundation repairs are in the range of ,000 to ,000 depending upon the type of repairs required, how deep they have to dig around your house, the number of pilings they have to place into the ground, etc.

25. QUESTION:
    Cracked Foundation repaired with epoxy cracked again?
    on the inside wall of the garage close to the middle of poured concrete foundation is craked on the inside of the house aproximatley 3 feet long. this foundation has been repaired with epoxy.although the house must still be serttling (4 years old)
    where the foundation has been repaired it is craking in the same spot about 2mm-3mm wide crack.
    what wouuld be the cause of this and what can be done to remedy the situation?if possible how costley would this be to fix.
    this is an inside wall from a 2 car garage.

    • ANSWER:
      twood has hit it, it is a very costly problem. The house would have to be jacked, then the wall removed and replaced, then it needs to set up THEN maybe if all is well your house can be dropped. App. time 4-5 months ( in best scenario). Cost depends on the size. If you have a warranty with your house I would be checking into that. Otherwise the rest is your decision to fix it or leave it. Worst case the wall could slip your house falls in. Best of luck to you.

26. QUESTION:
    Single grandmother of 3 seeking help with home repairs. What Charities can help me in Texas?
    I live in a old wood frame house that need the wiring upgraded and my foundation needs to be repaired. I don’t have the money to make the repairs myself nor can I afford to make loan payments.
    Habitat can’t help because I am still paying for the house.

    • ANSWER:
      Habitat for Humanity or a local church group would be your best places to check.

27. QUESTION:
    Exposed rebar on foundation. What kind of concrete do I fill in hole?
    Hi all. I was walking around my house the other day and noticed some discoloration on my foundation (almost a mildew color). So I started picking at it with a screwdriver and to my surprise, it start falling apart…almost in a wet powdery form. It resulted in a hole about 3″ in diameter with rebar dead center sticking out to the edge of the foundation.

    My question is. I know the exposed cavity needs to be filled in with some concrete, but with what kind? The concrete on the actual foundation is very solid, so I am not sure if these holes (rebar) need to be accessible in case there needs to be foundation repairs in the future.

    Here is a link to a photo I took of it:
    http://www.flickr.com/photos/robo-rob/545185613/
    p.s. Is it ok to re-fill over rusted rebar too?

    • ANSWER:
      Looking at the photo, I would not get too excited about this one. There is no failure of the concrete. For some reason, a hole was either formed in the wall when it was poured or core drilled in after the fact. I would venture to guess it was drilled and stopped when they hit the rebar. The hole was filled, and whatever they used to fill it has failed. Also, looks like it is above grade, so you should not have any water issues.

      The challenge of filling something like this is actually getting the fill material to stay in the hole. Best thing to use is a product called concrete grout. You may have to go to a specialty concrete products store to get it, a ready mix plant may stock it as well. I would not expect a home center to stock it, but they might be willing to get it. Sakrete and Quikcrete both manufacture or distribute something that would work. This is not the same kind of grout you would use for tile.

      The directions will give a range of the amount of water to add depending upon what you are doing. Mix as thick as you can — use the very least amount of water. Clean the hole first, then trowel the grout in, packing it as best you can. You will probably need to trowel a few times before it is set as it will still tend to ooze out even mixed thick.

      Technically, the rusty rebar should be cleaned and coated with epoxy before you grout. I have never seen this done for a residential repair, and I certainly would not go to the trouble in this case. The rebar is deep in the foundation, so it should not cause a problem.

28. QUESTION:
    I found a vertical crack on the outside of my house foundation. What do I do?
    It is a split level house, built in 1962 in a rainy city.

    • ANSWER:
      The caulking could work, unless water is causing the foundation to settle and crack.

      This site describes the cheap “quick fix” way to deal with it, or as my dad would say, the “Mickey Mouse” way:

      http://www.ehow.com/how_5690581_fix-foundation-leaks.html

      If it works, then great. But you’ll probably be repeating this a couple times at least!

      Here are a couple other options. One involves repairing the crack from INSIDE w/low-pressure urethane foam. That’s also a quick and temporary fix.

      A “French drain” is another. It keeps our 100+ y.o. basement dry, but does NOT stop cracking due to frost or water damage on the OUTSIDE (we’ve been lucky there, but ONLY there–the rest of the house is like a seive!). ANyway, here’s a link for those 2 options:

      http://www.repair-concrete.com/foundation-crack-repair.html

      For a more permanent solution

      THEN you need to dig out all round the foundation, down to the bottom, put in a layer of rocks and gravel, then a perforated drain pipe or tile (or replace the one that is not working). THEN you coat the foundation with tar or other waterproofing, like A-tech masonry and brick repair-a Low-VOC sealant, then backfill. Make sure to have your surface slope away from the house for added drainage.

      There is a system called “Drainguard” which replaces the traditional tile, and has strips that run vertically, funneling water down to the drain strip:

      For a picture and description, go here:

      http://www.appliedtechnologies.com/home/drainguard_modular_groundwater.html

      Here’s a brief description of the urethane method (inside or out) vs. excavation:

      “Urethane injections are okay if the crack is small, but if the crack has been ignored and has become large and gaping, it is better to repair it using a drainage tile. For larger leaks outside the house, a more extensive method is employed. A trench is dug at the affected place and the drainage tile is replaced if necessary. The trench is then filled – first with coarse gravel to make it more waterproof and then with the soil. This method is used even when dams spring a leak in their foundation.”

      http://ezinearticles.com/?Foundation-Leak-Repair&id=119864

29. QUESTION:
    Limestone foundation: is it worth the cost of finishing the basement?
    I have a 90+ year old house with crumbly, limestone foundation. The unfinished basement only leaks in extreme weather (once/year, just enough to stain the floor, but not puddle). I’d like to reclaim some square footage by turning the space into an office/living area. What moisture factors should I be aware of? How can I minimize the threat of water damage? Would finishing the attic be a better idea?

    Thanks in advance.

    • ANSWER:
      An important factor here is your outside drainage. Another no so important is basement ceiling height (your home’s age usually indicates a lower ceiling).

      Hopefully your drainage is such that it can be easily cleaned or updated. If part of the basement is above ground, that is you live on a hill, then you are home free. That is the best way to fix your moisture problem and because this would be a necessary fix to your home anyway, this could be considered a non cost to your project.

      Ceiling height is important for comfort, air quality and resale value. If your ceiling is lower than eight feet, consider “digging down”. Look at costs and feasibility. This would also be a repair needed regardless of the finishing.

      My preference would be to finish the basement and would do so unless either of these improvements show to be cost prohibitive.

30. QUESTION:
    Need some advice about foundation repair to my home?
    I have had one estimate so far. 00.00 for a shim job. There are 4 or 5 areas on the paremeters of the home which are of minimal problem and then the major problems are in the center of the house. The money situation is a huge issue for us. Here’s my question would it be possible to just deal w the major areas now and then have the other areas done 1 or 2 years down the road?

    • ANSWER:
      Get at least two more estimates, from contractors who can give you references from people for whom they have done similar work. Ask the professionals this question. There is no way we can give an accurate response without actually knowing your house.

31. QUESTION:
    How much will foundation repair on my home cost??
    I have just moved into a hundred year old home that is sagging on one side. I want to know what kind of options I have before I purchase this house. Is there a cost effective way of fixing this problem????

    • ANSWER:
      sounds like you ought to pass it by.
      contractors costs are with out a doubt, going to get expensive.

      Think about, how much dammage has the sag caused to the surrounding structure, and how long has that sag been ignored?

32. QUESTION:
    How to check a house after foundation repair?
    How do u know the job was done right?

    • ANSWER:
      Need more information to properly answer your question

33. QUESTION:
    Should I buy a house that has foundation problems?
    I am thinking about buying a ranch style house that was built on a slab of cement. The problem is in the living room. The floor is unlevel in the middle for about 12 feet. I think this means there is a crack in the cement slab. I have not signed any contract or put any earnest money on the house. Should I buy this house?

    • ANSWER:
      Find out how much it will cost to repair, then ask the owners to either make a concession to give you cash for the repair at closing or take that $$$ off the price of the house.

      Foundation problems are common in TX. Is this where the house is? They can be very expensive to fix. Tread carefully on this one.

34. QUESTION:
    How to repair a stone foundation?
    My house has a stone foundation and some of the mortar has began to disenigrate around the windows. What is the best way to fix this? Is there some type of grout that I can use?

    • ANSWER:
      portland cement and sand …chisel or grind out the old cement and tuck in some new stuff…you can use type s mortar if using straight cement is hard for you to do…mortar has better workability …cement is a little stronger…

35. QUESTION:
    What can I do about the foundation on my house settling?
    One side of the house is settling and is causing the tile to crack in my kitchen floor. I need to figure out how to make the house level again. Any suggestions would be wonderful thank you!

    • ANSWER:
      You must get a certified foundation company now. This can cause more problems than you immagine. The home will be very hard to sell if you don’t. But the main thing is so much more can happen to the walls and cost you so much more money in the long run. Seek a foundation repair company now. They are in the phone book under foundation.

36. QUESTION:
    Would homeowners insurance help with the cost of foundation repair?
    I have noticed cracks on the wall of the house. That probably means that the foundation has cracked.

    • ANSWER:
      Homeowner’s insurance does not cover foundation failures in most cases. Insurance covers unexpected and sudden problems; foundation cracks usually happen over a period of time. The insurance also will not cover the cracks in the wall if caused by a foundation failure.

37. QUESTION:
    What are reasonable demands when closing a house? Can you ask seller to pay for new fence, etc?
    I am planning on purchasing a house and want to know what are reasonable demands at closing. The house needs a lot of work, and I don’t know when to start with this and what is reasonable..

    • ANSWER:
      necessary repairs like roofing, tree removal, foundation work and stuff like that are reasonable, you can work out an escrow..but something like a fence..it is questionable as to whether you could get that done or not since it is not an absolute necessity, unless you were talking about a legally required barrier around a pool..then that would be considered reasonable

38. QUESTION:
    How do I repair the foundation coating of my house?
    The coating on the cinder block areas below the siding of my house is chipping. It looks like some kind of white paint that is thick and has fibers in it. What is it? It looks like it is covering a thin layer of cement which covers the cinder blocks. Should I try to scrape the ‘fiber-looking’ paint or should I try to scrape it all including the cement stuff too? I’ve seen the stuff called THOROSEAL but I’m not sure if that’s what I’m looking for.

    • ANSWER:
      It’s a waterproofing sealant and is painted on. Just remove any flaking and lose coating and apply more of the same type coating if you can determine the type. They make different types and I’m not sure what you have on yours. That thin layer of cement is Parget, (some call it parging), it’s applied in a thin layer with a trowel to help waterproof the cinder blocks and add an more attractive appearance to the foundation wall. It could be Thoroseal on there now or any other brand also, (some will use a asphalt tar type roof coating only that also has fiber in it. Kool Seal is one roof coating that comes in a white also), but I would use one that is recommended for masonry walls like Thoroseal.

39. QUESTION:
    The soil is pulling away from the foundation of my house. It is only happening on one side, what should I do?
    I live in Texas. The side of the house where the soil seems to be shrinking is on the east side, where I get full morning sun. I water 3 times a week in the summer, but this isn’t helping. Should I add more soil along that side of the house?
    If it’s because of the clay content in my lawn, what can I do about the problem?

    • ANSWER:
      I have lived in Dallas for 25 years (if that’s where you are) and our clay soil is horrible. The best thing you can do for your foundation is put soaker hoses along that side of the house, about 2′ from the foundation. Run them in the very early morning before the sun hits the area for at least 1 hour. Then again in the evening after the sun has left, for 1 hour. Do it for a week and see if the soil is tight against the house again. If so, go to once a day or once every other day to keep it damp.

      DO NOT add soil. Adding soil become another problem when it starts raining again and it expands and pushes your foundation in another direction.

      Over time you may need foundation piers installed under the foundation. Keep an eye on the side of the house for brick movement and inside at the tops of windows and doors. If you see cracks getting bigger, call a foundation repair company before it gets really bad.

40. QUESTION:
    How much does it cost to repair cracked foundation?
    I’m looking into buying a house, but the garage floor is cracked. The house is on a hill, and one corner is definitely sloping down the hill. The room upstairs is sloping down, as well as the garage. Other than that only the garage floor has a noticeable crack. How much does it cost to get it replaced?

    • ANSWER:
      All the advise above is pretty much on the mark, apart from anyone mentioning trying to ascertain what’s the cause of the failure. Fixing the foundations only to have the problem raise its ugly head again because you haven’t fixed the cause of the failure could be devastating. You say the house is on the side of a hill, how would you know if the hill isn’t prone to landslides which could be the cause of the failure and no matter how well you fix the foundation one day the whole house could slide away? If the problem is that the original foundations were only under size, go for it if you can get it cheap enough.

      Fixing foundations isn’t as big a job that most in the industry would have you believe, after all the harder you believe it is, the more they can charge. Most of the time it’s as easy as digging a hole alongside the problem section of foundation, about 3 to 4 feet deeper than the bottom of the foundation, allowing you to dig out underneath the problem area, so as to be able to jack that section up to level with the rest of the house. Then pour a concrete pad say 1 ½ foot to 2 foot deep and 2 foot square then install a pier much like in this picture, but hopeful neater than the picture seeing trying to find a better picture could of taken some time.

      It woud only be a guess giving you a rough price to repair your foundation without knowing what’s the problem.

      TEX my red neck friend and which school of building did you spend 3 years studying at? Plus I didn’t say it was always an easy fix if you can even read and for your information that’s not my picture, I did say it was a poor example seeing I did feel up to searching for a better example.

      And that picture in some way proves my point seeing the person who did the repair was the owner not a professional!

      I suppose to a pencil pusher who’s never did a hard days work before, it would be hard and maybe a pig farmer might find it difficult, just where do you sit in that mix, pig farmer or pencil pusher?

      http://good-times.webshots.com/photo/1052257997016067599AQCvGW

41. QUESTION:
    Should I buy a house that recently had foundation work completed including Dry-lock?
    I am looking to buy a home off of a river. When touring the home I noticed new cement and some type of vapor barrier around the foundation. It appears someone dug up around the foundation to do some repairs. The basement walls are coated in some thick black material which appears to by Dry-lock or something. The home was kept very well for it to have been built in 1971. What are the pros and cons of moving forward on submitting and offer for this purchase?

    • ANSWER:
      Have your realtor get the details on the repair work that you saw – what was wrong, what exactly was done to correct the problem. Find out if there is a warranty on the work AND find out if the warranty is transferable to a new owner.

      If you are satisfied with the answers, it sounds like you see an example of a homeowner that has been doing a good job taking care of the house.

42. QUESTION:
    What is the best way to raise a sagging house?
    The house I bought is sinking in the center. I must raise it. What is the best way to do it myself? I would like to save the door facings and all the orginial wood walls. Are there special things I should know? If so, what are they? Please help. This house is very special to me. It just needs a lot of work.

    • ANSWER:
      Actually, anyone you would hire to come in and do this will not play around with it for weeks to bring it back to where it should be. So there is no such thing that if you do it too fast things will begin to crack. If you go to far this could happen, if you do not take certain precautions it could happen too.

      If it sank a considerable amount and you do not have cracking going on then there really is a lot of flexability here. For each inch you must raise it I would problably allow 1/8 ” for the winter time contraction of the wood and ground ..etc. So if you need to raise it four inches then go to 3 1/2 ”
      If you intend to repair the foundation the home will actually be raised higher than the level point so the foundation can be accessed.
      The logic is, if it were level and is sinking that means it swung to the left by a certain amount. Therefore, it can also be taken the opposite direction by at least that same amount.
      Just like an angle and every angle has a counter angle, but the only solution is to repair the foundation that is the ‘Fault” here that enabled this to occur. Foundation jacks are only temporary preventions – preventing it from getting worst not a cure to an ongoing problem.

43. QUESTION:
    What is the approximate cost of having a house leveled?
    I am looking at purchasing a home and we just had a home inspection done yesterday. The house has some settlement issues and needs some work. We are getting a good deal on the house b/c it does need work. I would just like to know an approximate amount on having the floors leveled. My husband could possibly do it himself, but would rather pay someone if it is not going to be too expensive. Also, the house is only one story, incase that matters. I’m sure a 2-story house would cost more. Anyways if I could possibly get an estimate from someone it would be greatly appreciated. Thanks in advance!
    I am located in North Alabama and the house is on a crawl space. The inspector told us that there were some leaning, missing and fallen columns under the house.

    • ANSWER:
      you failed to mention what area you are in and whether you are on a slab or a crawl space. IF the issue is because of the foundation it “could” cost an avgerage of 00.00.
      But repairs can range from 1200.00 to 40000.00.

      If you are on a crawl and the wood floors need replaced, cost would depend on amount of sqare feet and whether the joists need to be supported from underneath.

      Here is what I would do. Call serveral contractors and ask them to bid out the job. The estimate should be free. If they are hungry, they will do it for free and give a little lower price.

      If you do not know who to call, in our area we have an organiztion called, Angies List. It is comprised of reviews from the members and they rate thier workmanship and price for value. ( they only keep good companies that know what they are doing.)

      Hope this helps

44. QUESTION:
    How bad is the foundation?
    I had a foundation repair company come over and they told me part of the house was level at 0 and the other part especially the front was at -.5 or 7. The guys said it was not bad but the front house needs to be lifted with peers. What I want to know is do I really need to fix the foundation? Are the numbers that bad? I wonder if adding soaker hoses around the house if it will raise the house without having to spend too much on repair.

    • ANSWER:
      Some maybe all of the differential settlement is due to the dry weather conditions which caused the movement. The part that doesn’t appear correct, but it is, the addition of water will not allow the structure to settle back to the original location. There is no way the structure will rise. In fact the settlement issue may get worse. It would not be positive to try the soaker hose remedy. A tremendous amount of water would be required and it would not work.
      As far as the .5 to 7 differential is hard to determine if it is even significant or critical. If the dimension is feet, it is time to get out of the house. If it is centimeters it may not be an issue depending on the size of the house. If it is inches the .5 is not an issue, the 7 inches is an issue that would require corrective measures. At 7 inches you should be seeing significant cracks appearing on the inside and outside walls. The house should be jacked up in the area, very slowly over an extended period of time, and additional supplemental supports (piers) should be added to support the floor at the corrected height. If the settlement was really .7 inches and not 7 inches, depending on the size of the house, corrective work may not be required. A 7 inch settlement would be very noticeable when you walk on the area. Although I am not aware of the formal guide lines any area that exceeds 1″ in 20′ should be considered for corrective action.
      You should check with other reputable foundation companies regarding the need for and method of corrective actions suggested. Before authorizing any corrective work have at least 3 or 4 cost proposals including estimates of how long the action will take. If an area is off 7″ you do not want it lifted in one day or more damage may be done to your house. Question the contractors on this point.

45. QUESTION:
    What kind of house to avoid buying?
    I am interesting in purchasing my first house (a single home) and I am doing this on my own. I am okay with a fixer upper that has cosmetic issues, and even a place that is lacking counter space, appliances, and no garage because I can work on all of this as I go. But I am not interested in a home with serious problems. What are some things I can avoid?

    I am not looking to do a fast flip. I am planning to keep this place for years.

    • ANSWER:
      1 stay away from govenors homes, trailers, and manufactured homes. They are not built to last and as an electrician I hate the way they wire them. Cheap and unsafe.

      Make sure the wiring and plumbing are up to date and to code. Alot of old home owners would do their own repairs and add ons. If an add on is obvious walk away. Ask a plumber and electrician for their opinions. Most will be straight up with you since they are in the business of safety.

      Ask for any records of work done to foundation, structure, roof, or anything else.

      If anything inside looks like it was done un professionally walk away. These are signs that it was a DIYer and chances are it wasn’t done right.

      What kind of heating / cooling system does it have. What shape is the water heater in. Look under the sinks, does there appear to be damage from water?

      Get dirty! Get in that attic and look for signs of leaks and in the basement for cracks and moisture problems.

      Find out who the previous residents were. how long they lived there. If it was ever a rental. Ask questions.

      And if someone is showing it and there is furniture and rugs. move em and be snoopy. Take your time on your grand tour. Make several passes looking up and down.

      I always check the doors and windows first. If they are in bad shape it already has failed. If they arent efficient the whole house is a $ pit and will drain you through heating/ cooling costs.

46. QUESTION:
    What is the best way to repair cracked cinderblock basement?
    We are thinking of buying a house with a bad cement block basement,it has vertical & horizontal cracks.We want to do it cost effective but lasting.

    • ANSWER:
      First you have to ensure that this is not due to the foundations sinking? if that is the problem then Underpinning $$$$$$ is the solution, its a worry that you have both the vertical and horizontal cracks, good luck

47. QUESTION:
    How long after a sewer leak is fixed can the foundation be repaired?
    We have a sewer line leak under the slab foundation. The foundation company said that they would have to wait 6 to 9 months for the soil to dry out before they could do warranty work on the house. Is that a normal timeframe or are they just trying to get out of doing work for free?

    • ANSWER:
      If you want it done properly this is how long you must wait to achieve proper soil compaction it seems.

      No foundation company could warranty a job without waiting.

      Your other option is to remove the contaminated back fill and replace with new, dry material. But this is no easy job.

      Or hire a soil compaction tester to test your foundation and submit the results to the contractor and your lawyer.

48. QUESTION:
    Can a house showing some foundation issues be refinanced before fixing it?
    My house is 20 years old and I want to re finance the last 10 years for a lower rate. It is showing some signs of minor foundation issues and if I can get the payment lowered it would be alot easier to afford the repairs. Just wondering if the issues will keep the house from passing an inspection and therefore make in un re financable.

    • ANSWER:
      You can hire an inspector yourself to tell you if the house would pass as is before attempting to refiannce.

49. QUESTION:
    Can you tell me why the realtor said the house is priced accordingly?
    It’s a house out of foreclosure. It sold for 43k in 2004, and it hasn’t been on the market (this time around) for very long. The asking price is 12k. The realtor said that it is “priced accordingly”, does that mean a crap load of work needs done to it since it last sold for 43k? Or does that mean that’s how much the bank wants to pay it off? The realtor said that the price is still negotiable.

    *The realtor did tell me that the people that lived in it stripped out the copper pipes underneath the house.
    If it was last appraised @ 43k, does that mean I’ll have to spend 30k to fix it?

    • ANSWER:
      You would really need to have it professionally inspected for the right answer. But it does sound like the house is pretty messed up. I believe saying the house is priced accordingly is a polite way of saying the house needs a lot of work. The big downside is people aren’t willing, or don’t have the money to make the repairs. People are pretty lazy. They want to move into a perfect house and aren’t even willing to paint a room or two.

      It isn’t just the plumbing you have to worry about. Plumbing isn’t that expensive. But the roof probably needs to be stripped and re-shingled. It might need a new furnace, a water heater, it might have electrical problems. It might be filthy or have broken windows.

      A lot of the repairs aren’t that difficult but most people don’t have the energy after working all week.

      Would you have to spend 30k to fix it? I doubt it. Yes the repairs could be spendy. But the price difference between the ,000 and the ,000 is probably a mixture of needed repairs and the difficulty in finding somebody willing to buy the house and do it.

      A professional inspector checks everything from roof to foundation. Unless you do that you don’t know what you are getting. The house could be rotten with termites. The foundation could be bad. I keep seeing the price of 00. But that is only after learning if the house is worth it or should be burned to the ground.

      What is the price of a vacant lot?

50. QUESTION:
    What do I look for when viewing a house I want to buy?
    I’m looking at some houses with a real estate agent tomorrow and I wanted to know what I am looking for? This is my first time buying a house and I’m a little freaked.

    • ANSWER:
      First find a house that you like for room and design. Before you sign any papers insist on getting a home inspection and make the contract contingent upon a favorable home inspection. You pay for the home inspection. If the inspector finds anything, you can negotiate to have it fixed or pass on the house if it’s a big thing. They will check the foundation, electrical, plumbing, roof, crawl, basement, appliance, furnance, etc.

      Second, Ask the seller to buy Home Owners Warranty for you. The seller is the only one that can by this. It will cover all repairs inside the house for a period of one year usually with a 0 deductible for you. This includes appliances, plumbing, electrical, walls, etc. When I bought this house, it had gas leaks, water leaks, needed a new water heater, dish washer, and dryer. The warranty covered it all for the 0 deductible. In todays market, it they won’t buy it for you, find something else.

      If the house is dirty when you walk in (not toys not picked up) but garbage everywhere, smells, or is by electric lines or a retention pond. Look else where. Retention ponds can overflow and flood the basement.

      Go to city hall and make sure it isn’t on a flood plain. It is almost impossible to get insurance for flooding if it is. And speaking of insurance, call your insurance agent and see if they will insure the house. Sometimes if there was a mold problem, you can’t get insurance even if you are the new owner.

      Real estate agents can not tell you the ethnic mix of a neighborhood or how the schools are rated. For the first, you can go to any public place and observe the people – even a school ground. For school ratings, go the the School District and they can give you information on how they are rated.

      Third, if you decide to write a contract put a clause in it that all contracts have to be reviewed by your attorney (and give a time limit) before accepted. This will prevent you from signing something that they tell you is one thing, but is actually another.

      Fourth, anything that you want to stay in the house (like window air conditioners, window treatments, appliances, etc.) have to be put in writing or it doesn’t have to be left.

      Have fun, it’s not as hard as it seems if you use a little common sense.

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