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Buying or Selling a Home/foundation concerns
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Question
John,
We are considering buying a 5,500 sq.ft home in the Ft. Worth area. Foundation problems have been disclosed through 4 separate engineering reports. Two reports were conducted by the same firm. The home was built in 2000 and within 4 years, the original homeowner discovered extensive cracking and misaligned doors which started the structural investigation. To make a long story short, the builder bought the home back and preceded with repairs which included inserting a missing pier and cosmetically fixing cracks. He is confident the problems all began when the homeowners neglected a main line sprinkler break in the front yard that ran continuously for a couple of months. The final engineer reports concludes that the home is not in structural failure and that the floor variance of 2 1/2 inches from front to back is within normal building code standards,virtually giving the home a clean bill of health. Is a 2 1/2 inch difference in elevation (which has stayed the same for 3 years) a huge concern and what kind of liability will we have when it is our turn to sell?
Thank you,
Ann
Southlake, Texas
You ask a good question. If you are concerned about this foundation, then the next buyer is going to have a BIG question about this also. Is it easy to sell a house with BIG questions? Think about it.
Is 3 years long enough to see if the repairs hold up? Maybe, maybe not. Was the erosion problem properly packed and tested? Were the repairs approved and inspected (documents?)???
The 2 1/2 inches seems a little much to me, but I don't know the overall size of the house. Industry standards seem to travel around 1/4 inch per ten feet... so do the math.
Do any Engineers work for others in a back door relationship? Sometimes they do. Be careful.
So I recommend that you hire your own foundation company that employs qualified structural Engineers and get your own inspection. Then you can show the next buyer your findings and have more confidence for your own peace of mind.
I hope this helps and good luck. I live near Ft Worth, so call me if I can ever help you.
John McKenna, CMI
Certified Master Inspector
American Home Inspection
and Thermal Imaging
http://texas-inspection.com
888-818-4838
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John McKenna, CMI
Expertise
I can answer your question about home inspections and the hidden aspects of of the industry. I own American Home Inspection for east Texas and am a Certified Master Inspector. Sometimes there are questions about buying and selling a home that a qualified and honest home inspector can answer. Many people are led to believe incomplete information about repair items and make costly mistakes when they respond. If you do not know enough information or know what to ask, you can buy a nightmare instead of a home. Is your home inspector working for you or the Realtor? Is the owner of the home telling the truth? How do you make sure the contractor who makes repairs will do it right? Is the Realtor moving too fast and causing a person to make hasty choices? What are some of the things the Realtor does not want you to know? What you discover after you are the owner of the home and then decide to sell? What type of box can the home inspector put you in when the new buyer is now inspecting your home? What can you do if the home inspector was negligent? How do you prepare for a home inspection? What should you do with the home inspection report at the negotiating table? What are the signs of sheeple being led to the slaughter? Why do some realtors hate the "deal killer" home inspector? What type of action can you take now to protect yourself from law suite after someone buys your home? When is something a minor or major problem? What are the most common problems found in a home inspection? What can you do to prepare for a home inspection? What questions can you ask the home inspector so you choose the right one? The list goes on and on... "The truth will make you free"
Experience
Over 25 years experience in construction and board certified as a Certified Master Inspector. Licensed by the Texas Real Estate Commission as a Professional Home Inspector (TREC #4565) and Certified by the National Association of Certified Home Inspectors (NACHI).
Education/Credentials
Certified Master Inspector (CMI)
National Association of Certified Home Inspectors (NACHI)
Licensed by the Texas Real Estate Commission (TREC #4565)
See more info: http://texas-inspection.com
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