Expert: John McKenna, CMI - 11/24/2007

Question
I own an older home (1902) and have lived here since 1991. About 6 years ago the crawlspace just started filling up with water. I have two sump pumps to keep the water out. I have paid 3 plumbers to find a problem and they can find none. I paid an excavator to dig up around the foundation and the main drain and he said everything was fine. We had a 4 ft deep hole around the house and it never filled with water. This has been going on for 6 years and the walls are starting to bow out and the siding is all buckled. It's a beautiful house but its suffering from being in water constantly. My question is what should I do? Do I pay someone repair the damage. The house appraised for 85k and I was told it would be 30k to replace the floors, walls, and plumbing. Is it legal for me to just sell it to someone in this condition for just enough to pay off my home loan? The mold and fungus smell is bad and I know it is not healthy for my family. I just want to get away from it and start over again and would be willing to sacrifice any equity. I'm embarrassed to have a realtor even give me an appraisal but if it would be legal to sell it "as is" I would consider it.
Another thing I have considered is just walking away from the house and the mortgage but I don't know the legal ramifications.

What would you recommend? What are my options. I am totally overwhelmed and don't even know what to do next.

Thanks! Lynn

Answer
It would seem that your first priority is to find and correct the source of the water under your foundation.  It could be from an underground moisture migration, sprinkler lines, flower beds causing water traps, city water or sewage (or who knows what?).

If the moisture problem cannot be corrected, then all other repairs to the house will not do any good because the moisture will cause the problems to return.

Moisture problems under the foundation can be conducive to soil movement, mold, decay and wood destroying insects that are visible and sometimes not visible as the problems spread.  

After you have identified the source of the water, with Professional help, then a plan of action can be put into acation.  Do not attempt to divert the water without Professional help.

This is a very serious problem and I wish I had a simple answer for you, but there are too many things that are unknown to me from your limited statements.

You need to seek a foundation company that employs engineers that are familiar with these types of repairs and issues.  All work should be done with written warranties and only qualified Specialist.  The mold issue can be harmful to your health, and indoor air quality, so please be careful to avoid possible exposure to mold.  The structural issues need to be done, only after you have found a way to stop the moisture problems.

As to your legal questions about your mortgage, I cannot address that issue.  I know you are in a difficult position of trying to deal with the "pain and expense vs the benefit".  I am truly sorry to hear you have experienced such hardships.

Good luck and I hope this helps,

Thanks,

John McKenna, CMI
Certified Master Inspector
American Home Inspection
& Thermal Imaging
http://texas-inspection.com