I am considering purchasing a house. It has a block foundation. We signed a contract, and have until this weekend to back out or continue. The home inspector can't tell if they are active cracks or old ones. There were repairs made in the 70's, when one whole wall was removed and poured with concrete. This has moved about half an inch. The inspector thinks that regrading the backyard should take care of that.

The rest of the house has a very good slope away from it, and repairs were done in one corner of the house using beam to keep the wall from buckling, so it must have been fairly bad to warrant this. This was done in '03. Other than that corner, the remaining block wall is in good shape, only some very minor cracks, and evidence of old water coming through, but the current owners have all their stuff right on the floor, and we had a 12" rain in one night here a few months ago, so I doubt that is still a problem.

My wife and I really like the house, and it's a pretty small town with no new development or empty lots, so new isn't an option. Besides, I really like older houses. It's a 1250 sq ft house, probably 30' by 40 or something like that.

I want some EXPERT opinions on this, like what this might cost. We are currently thinking that in the time we would own the house, it would not get us, but may hurt our resale value. We would like to figure out what we are looking at so that we can make an educated decision. Please do not try to tell me whether or not to buy this house.

 

Buckling walls? That would scare me away. Aren't home renovations and official structure inpections a matter of public record? If so, I would be inclined to read all the previous paperwork for the inpections and structure support work that was done.

 

I don't know, I'll look into that.

Thanks!

 

As far as hurting your resale value- you are wondering about this problem, maybe not as interested in the house as a result. The people you try to sell it to will have the same reaction. That's what was explained to me by a real-estate agent, anyway.

 

I figure the same thing, but think I am getting a pretty good price on it also.

 

buckling basement walls seem to be a comin problem anywhere you getfrost in the ground, and i doubt you will find one that has block walls that doesn't have some buckling in it.
I agree resale will be the same reaction as you.
and to answer cigarxtc question no not all repairs are matters of public record expecially in small town, example my nieghbor just redid his entire basement, dug it out and put in new walls on 3 sides and didn't get a building permit or even needed one so no record of it will show up in the court house or any other record. (sorry getting you a price for that wouldn't help you since he did the work himself and owns his own backhoe so only cost was cost of the blocks, and mortar.) BTW he buys houses like that and fixes them up to resell 2 months later and still doesn't need a permit, which is kinda typical in small towns in the midwest.
but if you have a yellow pages look up buidling contractors or foundation contractors that do that type of work and ask them what a ballpark figure make sure you tell them your looking at the house and want to know what you should figure into your offer should be and that your not looking for a solid quote just a ballpark number on a house of that size, and they will probably give you atleast a range to work with.

 

Actually, I would be interste in hearing what it cost him, becae I'd sonsider doing it myself. How long did it take him?

Thanks!

 

I owned a 100 year old house, put alot of money into it and it was very hard to sell, it took over a year. Never again

 

does the town do an inspection before the sale?? here in jersey, the town does an inspection, and you can not move in till they give a certificate of ocupancy. if any repairs are needed, it is noted in the sale forms, and the co will not be issued till repairs are made.

 

I will ask him the next time I talk to him for you, and it took him about a week total.

 

I had an independent inspection done. The town doesn't care what we do, so long as we pay our bills. The homeowner is filing for bankruptcy, so negotiating anything different is out of the option, as well as them repairing anything.

 

Ya, I can see how not all repairs are going to recorded. But a major structural support change to a home is not a minor fix. I would think, or at least hope, that the city would have required permits for that type of work to be done, and that it was done properly by a professional. As for Monsterbaby's neighbor doing his with no permits, I would be very surprised if that was legal, according to city and county ordinances? But if it is legal, then more power to him. I live in "small town USA" in northeast Oklahoma and I had to fill out paperwork and pay for a permit just to cut 5 inches out of my curb to install a french drain on my property, and replace the concrete. The city has all of that on file.
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But if this house being considered for purchase is out in the middle of nowwhere with minimal city utilities provided(ie runs on propane tanks in the yard), maybe you can do whatever you want with the property and not have to get permits or record any work?? That could be a plus and might save you some money in repairing the basement yourselves. mgraveman, would this be ya'lls first house purchase? When was the house built? If so, I would not rush into it. Now, this is just me, but if I were in your shoes I would be tempted to get second(maybe even a third) inspector to take a look at that. Also, I would ask the home owner to read all the paperwork for those structural repairs. And finally I would contact the proper city offices to find out what major work had been done to the house if they keep those records. But that is just me. I wish you and your wife luck with your decision.

 

Tell ya a little story I went to the county and asked about codes on electrical outlets one time, and what was the required hieght, the guy looked at me and said "codes what codes, oh I don't know let me measure what is in the courthouse that should be good enough"