Home Foundation Repair

♦ November 17, 2012 ♦ Leave Your Comment

Frequently Asked Questions

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!
QUESTION:
Does anyone know how much home foundation repair cost is in Edmond or Oklahoma city, OK?
I thinking about buying a REO home and would like to know the cost.
I am thinking about buying a REO home. The home is 6-7 years old and the realtor says it has foundation problems. He does not think its a good buy but I am having a structural engineer come out to inspect the home. FYI I have not met any realtor in Oklahoma who thinks buying a REO property is a wise decision.
- ANSWER:
  You’re on the right track by hiring a structural engineer. Years ago, I had a foundation problem with a home and did the same thing. The engineer came out and located the fault in the slab, then provided me with a scale drawing depicting how many piers and where they should be located. He recommended a foundation repair company that would do it at $X per pier.
QUESTION:
Is there a 2008 tax break available for home improvement expenditures in Texas?
I bought a home in Texas in 2007 and paid a sizable amount of money to get my foundation repaired in 2008. Does anyone know if I can claim this when I file my 2008 taxes? If so, what is the process?
- ANSWER:
  The expense of the foundation repair is added to your cost basis.
QUESTION:
Approximately how many piers are beneath a 1541 square foot home?
We are needing some foundation repair and the neighbors told us that they company they use charges 200$/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.
QUESTION:
how would I detect if tree roots are causing damage to foundation?
there has been foundation repair to this home in the past (I have been here 8 months).
- ANSWER:
  Look for cracks in your foundation walls,inside or out. Also, if you can see signs of the foundation ‘heaving’ it would be an indication of root damage.
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.
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.
QUESTION:
How long do the roots of huge sweetgum trees grow and do they effect the foundation of a home?
There are two huge sweetgum trees close to my house that belong to my neighbor. I have had foundation problems in the past and even though the foundation was repaired and lifted, I continue to have cracking walls. I am concerned that theses tree roots are growing into the foundation of my home. I have asked my neighbor about trimming or cutting them but she insists that she needs the shade they provide. Not only are they a nuisance with the sweetgums balls and leaves, but I fear they are uprooting my home.
- ANSWER:
  Typically speaking, the roots go out as far as the branches do… If you could look at it without the dirt, it would resemble a reflection, with a similar branching pattern and width. Anything that forces against your home’s foundation can be a problem, so if the branches are nearing the rooftops or exterior walls of your house, you may want to hire someone to move the trees back a little bit. If not, let it be.
QUESTION:
How much will it cost to repair my home foundation? No visable cracks but popped up tiles.?
It has been very wet here in Texas and colder than usual. The walls aren’t cracked but my neighbor said my foundation may have a crack in it!
- ANSWER:
  You foundation may be buckleling. Very expensive project to fix anywhere from ,000 on up. Unless you can find a contractor that will work real cheap for you, if you are willing to give him other jobs by word of mouth or by your business, real estate etc…
QUESTION:
just to give me an idea, how much can a cracked or sinking foundation cost to repair?
we are looking to buy a cute home, but the foundation is cracked and one wall is sinking…we may think it is worth it depending on repair costs. I just need and average cost nubmer just to have an idea of what we would be getting into.
- ANSWER:
  Wow! That’s just about rebuilding the whole house – think about it! The foundation – just by definition it means the base , in this case, of the house. You are looking at at least 20K maybe on up to 50K depending on the size and the land it’s being erected on – there could be an underlying problem – sinkholes, etc. – Seems like a bad investment unless you tear it down and start over! Remember – you get what you pay for!
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.
QUESTION:
what construction work is this?
I might get a job with construction but it says these positions are open only, i want to know what they are before i go.

– FOUNDATION REPAIR
– DRAINAGE
– RETAINING WALLS

what are those? what would i be doing?
- ANSWER:
  open is non-union – be willing to go home sore from muscles you didnt know you had till you get in shape
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?
QUESTION:
Who can give me advice about my foundation?
Besides a Foundation Repair company! Who can give me advice about my foundation?
Structural engineer? Landscaper? Dr. Phil? Last one was an ice breaker 🙂
I know my foundation moves with the seasons, But i’m hoping it is something i can control with bushes, and watering…
Any ideas would be great? Any personal experiences?

thanks
- ANSWER:
  You can minimize the seasonal movement of your foundation by keeping the foundation’s perimeter at an optimum moisture level. There are professional companies that install a drip system around the perimter of a home that constantly supplies moisture to the soil that supports a home’s foundation. It is especially helpful during the drastic shift from extremely dry conditions to very wet conditions. The soil dries out and then rapidly expanses causing too much foundational movement. Soil types and other considerations do apply.
QUESTION:
What are the different types of home foundations?
We are in the process of trying to sell a house that was built in the late 1960s. A potential buyer commented on the way the foundation was built. There is a space of about 1″ between the floor and walls. I was built this way and isn’t a crack. Is this normal? The buyer is complaining about potential water damage. Thanks!
- ANSWER:
  Well, I’d have to ask for more details first, before commenting on this particular problem. For example… where is the gap? What is the floor made of? Are there any cracks in the foundation?
  
  During the 1960’s, here in the US, you began to see more and more houses built on concrete slabs. There are 2 ways to approach a slab home. The first is to pour a complete slab, usually 4 to 6 inches thick, and build everything on top of it. With this method, the floor actually runs under the walls, so there should be NO gap, unless you are measuring a gap between the wall covering, and the floor surface.
  
  The second method, is the way many ‘post and beam’ buildings, such as barns, are put up. Garages are often done this way too. Whether for a home, garage, barn, whatever, if the grade is sloped, or the pour is below grade, then the walls will be poured concrete to at least above the grade level. Once the footers (and if necessary, the walls) are poured, then the slab is poured INSIDE the perimeter of the foundation. A lot of basement floors are done this way too.
  Ive never seen a 1″ gap between a poured floor and perimeter foundation, or poured wall, though, if you mean the floor stops about 1″ away from the wall, horizontally.
  
  If the gap you are talking about is between the wall covering, and the floor surface (that is, you would measure the 1″ gap by holding a tape measure up and down), then there may have been some settling, or the wall covering was built with that much gap for a reason (maybe they intended to tile it later?)
  
  One important question… Have you HAD any water damage, or know about any in the past, if you have not owned the home since it was built?
  
  And, Its still your house, if you don’t want to deal with this individual, tell them to go find another house to buy.
  
  Your best option is probably to hire a foundation/concrete repair specialist to come in and look at the situation. They can tell you if there has been any settling, and how to correct it. They can also, if necessary, eliminate that gap for you. In the long run, if you really need to sell the home, this is probably your best option. (They can also tell you if your situation is common for your area)
  
  Your other choice is to give the buyer such a good price, they’ll buy it knowing they’ll have to correct any problems themselves. Be sure, if you choose that option, to get it spelled out very explicitly in a contract.
  
  I’d say call in that concrete foundation expert… if nothing is wrong, they can put that in writing for you. If there is a problem, they can tell you how to best go about fixing it.
  
  Good Luck
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.
QUESTION:
Should I purchase a home with foundation problem history?
I am looking to purchase a home that has had foundation pillars added to level a slab out. The reason for this was unsuitable fill material. When I looked at the house I noticed a low spot where the refrigerator and dishwasher are located, also in the living room there is a spot where the base molding is separated from the floor. Should this be a major concern if the house has already been lifted to “level” on drill shafts? Should I walk away?
- ANSWER:
  Just remember the leaning Tower of Pisa has been repaired many times due to unstable or unsuitable sub material and it continues to lean a little more each year.
  
  An inspection will cost several hundred dollars, they aren’t free.
  
  If the home had never ever been remodeled then maybe I’d feel a little confident, but let’s years ago somebody came in and did some work and cut supports within the floor or wall……you see it all the time. The floor problems might not be totally the result of the foundation problem.
  
  I’d not feel real confident in the house.
QUESTION:
Is slab foundation really that big of a deal?
I’m going to be purchasing my first home within the next couple of years and have been window shopping to get an idea of the market in the area where I’m going to be moving. The problem is, the majority of the homes within my budget are built on slab foundation– not with a crawlspace. I’ve been told to NEVER purchase a home on slab foundation because in the event of a problem, it would be much more expensive and difficult to make repairs. Is this true?
- ANSWER:
  houses built on slabs are usually built on ledge and the builder didn’t think he could recoup the expense of blasting,therefore didn’t do a full foundation.A problem you can run into is radon, and if you use oil heat the oil line can leak under your floor and you have an ecological mess on your hands.so my advise is make sure the heater runs off gas and have someone do a radon inspection before you buy a house built on a slab. good luck !
QUESTION:
Does foundation warranty cover issues created by bad foundation?
What I mean is, if i have a warranty on my foundation, and there is indeed a problem with it, will it cover the costs to fix issues caused by the bad foundation i.e. cracks in walls etc? Or only the foundation repair?
- ANSWER:
  The answer depends on the age of your foundation and the terms of your “warranty”. If it is new, generally a licensed contractor is on the hook for repairs for up to 18 months (in MI). If dealing with the contractor first gets you no results, then complaints can be filed with the licensing office (which can be found online). They will generally force the contractor to a resolution if case warrants it. However, buildings and walls sometimes settle and heave with the ground and can create “minor” issues, such as cracking drywall (looks more like a jagged line). This can sometimes be anticipated in northern climates. That does not excuse poor foundation work. You’ll probably have to get a second opinion from another contractor or local building inspector on the cracks in your foundation and get them to state that is why the walls are in disrepair and not seasonal changes. If your foundation is old, then it’s unlikely any insurance policy is going to cover cracks in your foundation. If it was a warranty purchased when purchasing the home through the previous owner or agency, then an attorney is all the legal advice I can suggest.
QUESTION:
Am I solely responsible if a the roots of a large pine tree is ruining my neighbors drive?
The (3) pine trees are just barely in my yard between my neighbors home and mine, and these trees were planted well before the homes were built ( actually cleared away) by the builder, I suppose some 25 yrs ago. It’s clear that (1) tree root are going under his driveway and has cracked it. He says I need to cut them down so it doesn’t crack his foundation. I asked if he would go halves and he said no, there in your yard not mine, and this needs to be done ASAP.
I told him that it would be cheaper to go halves than to pay some K in foundation repairs.
My claim is, I didn’t plant the trees and the trees were there when we both our homes. Legally, do I have to flip the bill on this all alone since they are in my yard?
- ANSWER:
  Since this sounds like it’s getting pretty close to becoming a legal problem, I recommend taking the following steps:
  
  Go to your library or bookstore and try finding some books on the subject. Here’s a really good one that seems to be recommended by people with similar problems:
  http://books.google.com/books?id=I8PDINuRnkkC&dq=Neighbor+Law
  You can see a preview of some of the pages by visiting that link. If you’re lucky, you might be able to read the pages that apply to your problem!
  
  Visit your city’s website and see if there are any specific laws regarding vegetation and tree growth requirements.
  
  If you are part of a home owners association, contact your representative and request mediation/more guidance.
  
  Consider talking to a lawyer. It may run you a couple of hundred just for the consultation, but if you are able to find one that isn’t likely to send you in the wrong direction just to get more money, then this could save you a lot of money in the long run.
  
  If you can’t afford a lawyer, or don’t want to take that step, a great free law forum can be found here:
  http://forum.freeadvice.com/forumdisplay.php?f=108
  
  That’s a direct link to the applicable section of the forum (neighbors and boundaries), and I’m a quick search will land you several topics similar to yours.
  
  ——
  
  Finally, I’m sure you don’t want to hear this, but consider just paying to have it removed. You may not have planted it, but it is your property. If you neighbor came over and set it on fire or painted it bright pink, you’d probably get very upset because he destroyed your property. Another example is if you have a septic tank and it overflowed into your neighbor’s garden, killing all of their plants. Should you not have to pay because the septic tank was there before you bought the house?
  
  Sometimes it’s just good to accept “defeat” and not burn any bridges. You never know when you’re going to need a cup of sugar or to borrow a lawn mower.
  
  Good luck!
QUESTION:
Can/how you repair expansion gaps in the seam of a manufactured home?
We are thinking about buying a manufactured home set on a foundation. When looking at the house for the first time the owner showed us these gaps (max 1/4in) in the interior walls and ceilings of the home. He says they completely seal up in the summer time and are unnoticeable. Do I need to be worried about this when buying the home, and is there some sort of permanant fix?
- ANSWER:
  Not that I like manufacture homes myself but the owner is correct expansion is required for these homes and should not be wider than 1/4″ for natrual expansion and contraction Concrete, wood, cmu block all these houses or buildings have expansion controll. I do inspection for commercial buildings and if there not in its a problem. This allows for the material to breath. If you look in your lowes or home depot or any expose block building you will see a cap between wall expansion for this very reason. Concrete floor will be section out or saw cut for natrual expansion and contraction to prevent any structural damge. And the reason you dont see this in other homes is they are built onsite and are concealed at that point buy siding etc.
QUESTION:
How do you know if your foundation needs to be repaired?
How do you know if the foundation needs to be repaired in your home?
- ANSWER:
  Look for cracks around your doors and windows on the inside and outside. If you see them check with a structural engineer to do a survey. He will tell you if it is an ongoing problem or nothing to worry about.
QUESTION:
Home owners, what small details should I look for when selecting a home to buy?
The home inspector should find any major structural faults. But I was wondering what little things I might over look. For example, I rented an old house, that had very few electrical outlets, most of them with out the third prong. That is on my list to avoid with a purchase.
Are there any little details that you have come across that I might not think to check for?
- ANSWER:
  Geeez, I could write a book on this question!!
  
  Along with what the other have suggested…
  
  Check the slope of the house for drainage. If/when it rains, water should flow away from the house and have somewhere to go. Make sure the house has gutters and the downspouts lead away from the house, and the water doesn’t just dump out at the foundation.
  
  Look to see how the previous owners have maintained the house. If there are a lot of little things that need repair, chances are good that a lot of big things need repair. Also try to determine if improvements and repairs were done with quality parts and supplies, or if a lot of corners were cut.
  
  In many cities it’s common for the seller to include a home warranty with the house. Don’t let that cause a false sense of security. Frequently they don’t cover a lot of things and that it can be hard to file a claim against the policy.
  
  Keep in mind the age of the house and the age of the major systems in it. When was the water heater last replaced? Dishwasher?Furnace? Air conditioning system? Water heaters and dishwashers last about 7 years and will cost 0+ each to purchase and install. Furnaces and air conditioning systems last about 15 years, depending on use. I *think* those are easily 00+ each to purchase and install. Having an idea of how old these things are will give you a better idea of when you might need to replace them and you can plan accordingly.
  
  Look at the vegetation in your yard and in the adjacent neighbors’ yards. Is the property going to be easy maintain? Are any plants or trees of your neighbors encroaching on your property?
  
  Speaking of neighbors, how are the neighbors’ yards maintained?
  
  Lastly, if a home has carpet in it, I’d plan to replace it before you move in. You never know what’s been on it, how often/if it’s been cleaned, etc. One thing you can do is buy a black fluorescent light, turn the lights out, and walk around the carpeted area with the light. Any stains on the carpet will show up in the black light. Be prepared, though. It might creep you out! This happened to me!!
  
  Hope this helps!
QUESTION:
I found the site myfoundationrepairs.com are there other similar sites?
I am looking to get my homes foundation repaired,does this site cover all of my options.
- ANSWER:
  This site should definitely cover everything. Good luck! 🙂
QUESTION:
what would it cost to repair a foundation wall that has colapsed?
I’m interested in a home which has one side of the foundation colapsed, how much would it cost to repair something like that?
- ANSWER:
  You really are going to have to call in a structural engineer to look at that.
  
  As already noted… you didn’t specify where the home is (labor rates vary from region to region), what kind of foundation it is (stone, concrete, etc), how much has collapsed (dimensions).. etc, and etc….
  
  There’s no way you’re going to get a serious, accurate answer, without all those details being looked at by a structural engineer. I will say, its likely to be expensive. Excavating may be necessary, as well as temporarily supporting the home while the foundation is repaired. If you are only ‘mildly’ interested, I’d suggest you pass on this house. If you really like it, then get that inspection by a structural engineer. The engineer can tell you what needs to be done, and about how much it will cost. Then you can use that information to negotiate with the seller.
  
  Good Luck
QUESTION:
How much can repairing a concrete crack in a pool (1/4 inch thick, up the whole side) typically cost?
There is a sizable crack in a pool at a home I am considering purchasing. It runs almost the entire depth of the pool up unto the concrete ledge. I am sure it can not just be patched. I have heard the structure must be stabilized. I am trying to determine what the typical cost of this report would be?
- ANSWER:
  I worked on a pool crew for the past couple of summers. Most of teh repairs I saw were not that bad and ended up costing at least 5,000. If there is that much of a crack then there will need to be intensive digging just to get to the problem, then you have to fix the foundation. Then you need to fill the hole then you need to worry about actually fixxing the pool. Like mentioned this could easily cost 20,000 and take weeks to fix.
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.
QUESTION:
Are there any mortgage lenders who will lend the price of the home plus extra for repairs?
If I were to buy a forclosed home for ,900 and it needed about ,000 to put it back in good shape, would a lender borrow me the ,000? I am low income so do not have extra money laying around for the fixing up on a fixer upper.
- ANSWER:
  Well, you could as long as the house’s value is at ,000 or more. It really does not matter what you pay for the house. The loan is limited by its market value. The bank will not lend you more than what it can get for it in the event that you default.
  
  Do your homework first. Nowadays is not so good to get into fixer uppers, you must be really careful of the major repairs it may need, like roof, electrical, and foundation repairs. These are the most expensive.
  
  Take care.
QUESTION:
I just bought a 1928 tudor style home & plaster walls are in really bad shape. Any suggestions on repair?
Sheetrock? I know it is a big job and a messy one. It was expected with as is home but we are really stuck on whether to demo to studs and replace with sheetrock or try to save some plaster. We have plenty of help. The question is what to do after the foundation gets repaired… Help. Thanks!
- ANSWER:
  plaster walls suck i would tear down to the studs and put up sheetrock
QUESTION:
Do private home inspectors typically qualified to comment on foundation repairs?
Obvouisly I’d want to find out before hiring him but i thought I’d get an idea here too.

I’m looking at buying a house which had 4 leaks in the basement as well as some foundation work at the I-beam.
This was all done over 10 years ago and hasn’t been a problem since.

Is a private home inspector normally qualified to comment on the foundation or you want to hire a structural engineer to look at it?
- ANSWER:
  Most home inspectors will give you an overview, what you will need is a foundation engineer to check out the repairs needed. A home inspector in many states may have done some construction work but they weren’t even licensed contractors.
QUESTION:
Is the cost of foundation repair worth it on an older home?

If you’re not planning (necessarily) to keep it for the duration, is the repair investment going to have a great return if it’s sold?
- ANSWER:
  Tony H;
  It will be money well spent, besides, what other option is there, other than tearing down the building.
  A leaking foundation will degrade the house value, and cause mold and other health issues.
QUESTION:
Approximately how much does it cost to buy a mobile home??
Looking at buying a couple of acres in the country and thought
about building or putting a mobile home on a permanent foundation. I looked online at mobile home sites but couldn’t find the costs. Anybody got any ideas?
- ANSWER:
  They vary considerably, from a few thousand to well over a hundred thousand dollars. Used ones can be had relatively cheaply, but require careful inspection of all the systems to see what repairs may be needed. You will need to worry about utilities: does your proposed site have electricity, gas, water, sewerage, telephone service?
QUESTION:
what does refinancing a home entail?
I want to pay off credit cards and do some major home improvements(foundation damage, electrical, and a new a/c-heating unit). where do i start? i also have some credit problems. What’s the best route to go?
- ANSWER:
  This is a great question, I am a mortgage Banker (not broker big difference) and will do my best to answer these questions for you. How long have you owned you home? If you have owned it for more than a year what we would do is get your home appraised, and find a new value. We could then take cash out (assuming the price has gone up and you have some equity), this money would then be used to pay off your debts and make the needed repairs. This may raise you monthly mortgage payments but I can promise you that the mortgage will be a lower rate than you currently pay for you CC debt. This is especially true when you consider that mortgage payments are tax deductible and most other debt payments are not.
  
  How do you define credit problems? Do you have a BK in your past? If so how long ago and was it Chap 7 or 13? If credit is an issue I am more than willing to dedicate the three or four months of intense work that it would take to help work out credit issues before refi-ing your home if that’s what it takes to get you the best deal.
  
  Let me quickly tell you a little bit about myself so you better understand where this advice is coming from. I am a banker at the largest private mortgage bank in the midwest. Because of our size we have more flexibility with our lending and rates. Unlike a broker I don’t need to charge any points or YSP. Now I don’t want to sound like an ad for myself but I believe that my biggest advantage over some chop shop broker is that I have an underwriter sitting about 45 feet away from me, I know you aren’t in the industry so you won’t understand the vale of that but the others in the mortgage business on here are likely very jealous.
  
  Anyway-if you have any specific questions or want to run a scenario past me feel free to email me directly. If you decide to use someone else that is fine, and I am available to bounce ideas off of for free. As I said I am a banker so I don’t have to be motivated by a commission, giving me the luxury of honesty. Good luck!!! This should be a rewarding and pain free process for you. I have actually worked with others from Yahoo Answers so hopefully that is a comfort for you.
QUESTION:
How do I improve my home’s water pressure?
I recently had a plumber repair a spigot on the outside of my foundation. After he finished the repair, the water pressure in my home significantly decreased. Is there something I can do to get my old pressure back? Or do I need to call that plumber back in?
- ANSWER:
  I totally agree – he didn’t open the whatever valve it was that he closed all the way. Just call him & ask. Or check the valves yourself to make sure that they’re all full open.
  
  BTW, when I open a valve, I crank it back a teeny tiny bit, to keep the pressure off of the gate (if it’s a gate valve). Don’t worry about it if you have a 1/4 turn valve.
QUESTION:
do I need to have my home’s foundation repaired?
I have a vertical crack in my foundation that runs below ground level. The width is about 1/4 inch. There are a few cracks on some walls and ceiling in the house. A couple of doors in the house (including the front door) stick at the top. The extreme heat and dry conditions where I live have caused the soil to recede around the house. I have purchased a soaker hose to re-saturate the ground and have had some success so far.
- ANSWER:
  If the walls aren’t bulging in, you can just fill the crack with hydraulic cement. It expands to make the concrete water tight.
QUESTION:
How long before you can install carpet on a freshly poured concrete foundation?
Pipe was repaired under the foundation in our home. The concrete was poured at appox. 4 p.m. yesterday. When can the pad and carpet be re-installed?
- ANSWER:
  If is just a patch about 48 hrs, the existing concrete will draw the moisture out of that patch pretty quick, if it is wider than 18″ you might want wait a little longer and if you are worried about put a piece of visqueen (plastic) over the patch and put the carpet back down
QUESTION:
Has anyone worked with Uretek in regards to repairing home foundations, what was your expience?
I understand they inject a polymer foam into the sediment, to strengthen it.. What are people’s experience or knowledge of it.
- ANSWER:
  The depends on the problem you have. They have one product they try to make work for all issues. Sometimes it is the right choice sometimes not. Depends on why the slab or foundation has settled. Prime Resins (800-321-7212) manufactures several different products for this type application but they do not do the installation. You will have to call them to get name of local installer.
QUESTION:
what could go wrong with a mobile home?
so I’m thinking about purchasing a mobile home (no it’s not a trailer but a modular home)…and its about 30 years old. i was wondering what types of things could go wrong with it? is it same as a house or are there other things to consider? It looks really well taken care of and the roof was just reshingled 3 years ago
any advice for me?
- ANSWER:
  A mobile home is very different than a “modular” in the eyes of the lenders. You will not be able to get financing for a mobile home UNLESS it is on a permanent foundation. Neither of them appreciate in value like a stick built home. I believe it is a bad investment, unless it is all you can afford. If the home is 30 years old it is probably not as well insulated as today’s requirements, therefore it is probably not energy efficient and will cost more to heat and cool. The other negative is that after 20 – 30 years even stick built house need updates, and I wouldn’t imagine pulling the trailer apart to repair would be easy to find parts for as it is a “manufactured” home and everything, other than maybe the appliances, are usually non-standard sizes. The doors and windows are definitely non- standard in size. You can’t upgrade by installing storm windows or even replacements, so again bad investment.
  
  If you can afford to buy this outright, only the land will be the “good investment” if it even comes with land. I would suggest you pick a lender and ask ahead of time before they pull your credit about purchasing a mobile or a modular compared to a stick built home. There are mortgage brokers that can advice you on this. If you can only afford a Small mortgage maybe you could look around for a cheaper home and get a “cost to cure” loan for a stick built house that is not in perfect condition. A “cost to cure” loan allows you to buy the not-so-perfect house for an affordable price and then monies are put aside to pay the licensed contractors to do the repairs. As an example let’s say you bought a house that need the central a/c heat system replaced, about 5000.00, you would get the loan for the full amount of the sales price plus the 5000.00 and the lender pays out the 5000.00 to the contractor as needed until complete.
QUESTION:
Is builder responsible for fixing new home that is not up to code?
We are currently purchasing a new townhome and after the offer was accepted, we had our home inspection. The home inspector found several issues that need to be fixed due to shoddy building (like putting in a spa tub but not putting in the motor or an access panel and not hooking up the dishwasher) and stated that some things are not up to code (like the location of the upstairs dryer vent). Is it reasonable on new construction to expect the builders to fix these issues due to poor construction or should we be ready for a “split cost” situation?
- ANSWER:
  I sold new homes for the past 4 years. This falls squarely on the builders shoulders. You should have those items repaired before you close. Sometimes they will disagree with you on which building code book is being used, so be sure to contact the city code enforcement office and be clear on these issues just in case you need to know that information.
  
  Not hooking up the dishwasher is a final hotcheck item for the electricians and is sometimes overlooked. That is not something I’d get concerned about.
  
  Also, remember that home inspectors are paid to find things wrong. This is their job. Perhaps the construction manager was overloaded and wasn’t able to keep an eye on his trades like he would’ve liked to? I don’t know which homebuilder this is and therefore their reputation. But, I’m not seeing anything here about foundation issues, settling, post-tension cables, no HVAC system, electrical wiring being compromised, etc. — which I’ve seen all the above — so I don’t thus far see any need for alarm.
  
  Without conforming to the proper code 100%, they will not be able to get a CO (certificate of occupancy) and you will not be able to close without the CO. So, it’s just as much in their favor as it is yours to get those repairs done as quickly as possible.
  
  Have you already done your walk-through list? I would try and get those items done before closing, too, just because it’s such a hassle once you’re already moved in to get them to come back, take off work (they only work usually M-F 8-5), meet them, show them the item(s), get the work done, wait for them to finish, then drive back to work. We just moved out of the new home we bought about 4 years ago and we still had blue tape in the master closet!!!
  
  Also, if something doesn’t get done, it’s not like that’s your very last chance either. You have a warranty with a new home. Ask for a copy of it and review it as it will go over everything that is covered. I always recommended to my clients that in the 11th month (my old builder’s bumper to bumper warranty was up after 1 year) to have the home re-inspected and anything that needed to be done, to have it done while everything was still under warranty. It will not cover items that were not maintained, however.
  
  Hope this helps,
  Terri
QUESTION:
How do I repair a crack in a mortar joint of a concrete block foundation?
I recently noticed a “stair step” crack in my foundation’s mortar joint. Foundation company came to my house and said the foundation was okay. My question is, how do I fix the mortar joint? Is there some kind of product you’d recommend to fill the crack to keep water out?
- ANSWER:
  water stopping cement or hydraulic cement you can buy a small tub at home depot or any hardware store mix with water to consistancy of mayonaise and fill in cracks quickly the stuff sets up very quickly cost abot 6–8 dollars takes 3-5 minutes if you notice the concrete is not even take a wet (soaking) rag and wipe across concrete until desired result is acheived. you must do that immediatly or it will not work!!!!! good luck
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.
QUESTION:
How much to charge to paint a foundation?
A person wants me to paint the outside foundation of their house, and I don’t know how to bid the job…it’s the stuco part at the bottom. I don’t know how long it will take ( their are bush’s part way around. How do they price something like this???
- ANSWER:
  One option when not familiar with work is time and materials basis: Tell the person that you will do it on a time and materials basis…that is they can supply the paint and materials and you will supply the labor…it will take as long as it takes to paint it. Depending on your relationship with these folks you might paint a section of the job on T&M basis then bid the rest of the job or keep to T&M. Not much to risk on their part…and no risk on your part. Home owners dont like this approach because they feel like you will work slower and more expensively than you would if you bid it as a job.
  
  Another option is to bid it as a job, whatever you tell them it will cost is what they will pay you and no more. Unless you are careful you will lose on this type of bid – or if really cautious you will over bid it…either way you’ll likely not get the job. This hard bid or job bid is tough as often there will be changed circumstances for example what if you find a section of stucco that is rotten – are you willing and able to explain to them that this is a changed condition and that your original price did not include repair?
  
  How to bid it:
  1. Calculate the area in square feet of the foundation to be painted.
  2. Figure out how much paint and other materials you need. Paint, drop cloths, brushes , rollers, scaffolding or ladders – do you need to prime the surfaces to be painted?
  3. Specify the type of preparation you will do – ie scraping off old paint or are you only going to pressure wash it? Tell them that minor caulking etc is OK but anything more is considered a repair and not part of your bid.
  4. Figure out how much time it will take to pressure wash, figure out how much time it will take to paint. Once you have the time numbers double the amount of time unless you are really confident in your assessment.
  5. Figure out your wage per hour, multiply by number of hours and add in cost of materials if you are buying those add 15%.
  
  Good luck – my recommendation is you go time and materials until you know what you are doing.
QUESTION:
New construction home completed this week, what should I look for?
My wife and I have to sign off on our new home (built by Pulte) this week. Is there anything specific we should look for before we sign off? I have already noticed when I went in the house myself that some of the kitchen cabinet drawers arent pulling out smooth, is this something to have them fix or am I just being picky?
- ANSWER:
  You will want to open all windows and doors in order to make sure they all open and close smoothly. Also walk around the entire outside checking the foundation and walls for any cracks or areas that are not level. Check all of the corners inside the house, and everywhere the walls meet the floor and ceiling to make sure they are level and straight. You should use a level when you do this, in my opinion.
  
  Check all of your moldings, around the doorways and baseboards to make sure they are level. Check around doors and windows to make sure they seal completely with no gaps anywhere.
  
  You should also check every outlet….I could go on and on, but I would probably forget something. The BEST thing to do is hire an INDEPENDENT Inspector, who has nothing to do with Pulte Homes, and have them evaluate everything.
  
  Frequently, home building companies the size of Pulte and many others build homes fairly quickly and skimp on various things due to their speed and costs. It is very wise and well worth the cost for you to get an inspection. I realize that many of these companies will bring out an inspector for you, but they have personal interests with these companies and will not work for YOU.
  
  In order to get the honest information that you need before you sign off on your home, you should hire an independent, licensed home inspector and follow him/her around while doing the inspection. They should explain every detail to you so that you know what you are getting in to, and if there are any issues they can give you advice about them.
  
  Then, Pulte Homes should be required to repair any problems. If there is anything major going on, you are NOT required to settle for the home. You will be able to get out of the deal. And wouldn’t you rather find out about potential problems before you sign off, rather than after you’re stuck with the home?
  
  Get a home inspection. Its the wisest choice that you can make about your home before you sign off on it.
QUESTION:
Is there public records about construction of home roof type etc?
The insurance company needs to know what type of foundation my house has, the type of roof etc. I have no idea where to find the information. My husband has just passed away and he usually took care of this.
- ANSWER:
  Hire a real estate home inspector. He’ll tell you all this plus point out items that are due of maintenance or repair. Any local real estate office can refer you to an inspector. Likely a very good investment if you have no idea about the condition of your home.
QUESTION:
I am thinking about buying a lovely (but over 100 years old) home. What should I look for when I inspect it?
Roof, electrical and plumbing seem fine. No signs of water/fire/termite damage. Large stone foundation seems fine. Do not see any mold. Fireplaces have not been filled in and are listed as working. I am no expert tho and am afraid that I might miss something important.
- ANSWER:
  i specialize in old homes. you pretty much are on the right track. elec,plumbing,roof,and foundation are the most important and the most expensive repairs, as for mold usually dealt with bleach and water.you will love your old home, there is nothing like owning a piece of our ancestors heritage. take pride and try to put your hands on any of the restorations as possible
QUESTION:
When it comes to looking at a home inspection report, what are the top 5-10 things to look out for?
As a first time home buyer, I’m not sure what to look for. Is the roof more important than the boiler or is the deck crack more important than the mold?

Any direction would help.
- ANSWER:
  Foundation, Roof, and Mechanicals. Also pay attention to any mold or Radon issues.
  Basically, give priority to anything that would require a third party to fix. If it’s major, make sure the final purchase price reflects the cost to repair it.
QUESTION:
What would make a home not pass an FHA inspection?
We have been pre-approved for an FHA loan and I know the home needs to be inspected and approved first. What things would break a deal? We are looking at an older home (built in 1920) that is in great condition but I am afraid because of it’s age it will not pass.
- ANSWER:
  Basically FHA’s inspection covers safety, structure and mechanical issues with the house. While some items may seem very minute and picky, they will always fall under one of these categories.
  
  Safety – chipping peeling paint is a risk for someone ingesting lead based paint, no railings on stairs is a fall risk, no smoke detectors, no carbon monoxide detectors, faulty wiring, mold, etc.
  
  Structure – roof and foundation and siding must be sound. Flat roofs require an automatic roof certification from a roofer. Peaked roofs must not have any leaks, etc.
  
  Mechanicals – all major mechanicals must be in place and safely functioning – gas (furnace, stove, etc.), electric (all outlets, light switches, etc.), plumbing (toilets, showers, sinks, etc.).
  
  I remind all of my borrowers that the inspection is there to protect you, not to prohibit you from purchasing. I remember some borrowers who begged me to talk to the inspector to change his mind about what he put in his report about suspecting mold in the crawl space because “they knew that it was not mold, it was just dirt, and we need to close tomorrow”. I told them they did not NEED to close tomorrow, even if they need to now live in a hotel for a few days, it is best to get a mold inspection and wait. Anyway, the mold inspection came back toxic and requiring over 0,000 to clean up the house. The house was selling for ,000. My borrowers were extremely happy that I did not listen to them.
  
  Just because a house is old does not mean that it won’t pass. I have financed plenty of older homes with FHA financing. I will say that there probably will be something that needs to be repaired prior to a closing with an older home, but it isn’t the end of the world. You or the seller repair what they are asking for and get it reinspected and then close.
  
  If you are in love with a house that doesn’t look like it will pass, you can always do a 203(k) rehab loan. Ask your lender about that option.
  
  Let me know if you have any questions!
QUESTION:
Can a proper home(roof) inspection be done when the roof is covered with snow?
Does the exterior of the roof have to be thoroughly inspected as well to verify the actual condition of the roof, or will an interior inspection be sufficient? If it’s not possible to inspect the exterior because of the snow on the roof, then what can the buyer do to ensure that he is buying a house which has a good roof? How can the buyer’s interest be protected when buying a home in the winter?
- ANSWER:
  The exterior roof inspection is a relatively small part of the overall home inspection. The inspection contract will generally say the inspection will only cover what is visible. If you want to make sure the exterior of the roof is inspected, you can arrange to have the snow cleaned off. But the inspector can tell a lot about the roof by inspecting it from the inside. Some inspectors will clean off enough snow to at least inspect parts of the outside. Most won’t.
  
  The most important things to get inspected before buying a house usually aren’t, because the inspection would cost more. If it’s a slab foundation with no basement, it’s very important to get the plumbing inspected extensively. That’s because plumbing work can be very costly with a slab foundation. A typical inspection only tests the functionality of the plumbing, but not the actual condition of the pipes under the slab, nor the condition of the sewer line. Compared to those, a roof is relatively cheap to repair. Something that typically happens with moderately old houses on slab foundations is that tree roots grow into the sewer line, causing frequent sewer backups. The only permanent way to fix that is to replace the sewer line with a more modern one. Otherwise you have to get rid of the tree roots on an ongoing basis, year after year. Replacing the sewer line requires breaking the foundation slab with a jackhammer. But if the roof leaks, you usually only have to replace some shingles.
  
  The important point of all this is to be aware of the risks and costs. The inspection costs money and helps reduce your risks. But you will still have risks. And each risk can be measured by how likely an incident is to happen, combined with how much it would cost if it did happen. So don’t just inspect what seems obvious. Analyze the risks and find the most cost effective way to minimize them, with a very sophisticated inspection that takes such risks and costs into account.
QUESTION:
I have a 1965 block home and the foundation is cracking should I be concerned?????????
should I be looking for a new home or is this something that happens with block home because of the weight. Please help I’m a little scared!
- ANSWER:
  Your home is actually sitting on shims, not directly on the foundation. The cracking is probably due to age, weather and ground shift. If you’ve done landscaping or removed bushes this is what triggered it. It can be repaired but you will have to hire someone to do this. The cracked parts of the foundation have to be removed and a new cement footer poured. If the foundation is cement block, the cracked blocks will be replaced and fastened with mortar. It is best to hire a contractor to do this type of job due to zoning regulations in different places of the country.
QUESTION:
Is looking to buy a foreclosed home a smart idea?
Ok I am thinking about moving out of my parents home and into my own home but I know nothing about going about looking for one. I was thinking about getting a foreclosed home because I had a daughter that is 19 months and my boyfriend would be moving with me. I found a two bedroom house that is 7,900 and I’m not sure if its even something smart to think about. Can someone give me some advice?
- ANSWER:
  Just because the house is 7,900 does not mean that is all that it will cost you to live in the house. Remember that you need to have money to fix up the place. Most of the time (but not all of the time), houses that are in foreclosure or have been foreclosed on are houses that were left in disarray and they take a lot of fixing up. Make sure that you have money to make necessary repairs. Have an inspection done first. If they tell you that the foundation is no good, then don’t buy the house. Remember that you will need money for electricity, water, trash, cable, internet access, and many other things including food, clothing, etc so you need to be able to afford a house before you move into one.

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