Is a bowed wall necessarily a reason to avoid purchasing an otherwise amazing property?
- Thread starter Nir
- Start date
I`m not an expert but I`ve picked up a few pointers in my 20 or so years in construction.
The first thing you`ll want to determine is if this is an exterior wall and if it is, then you`re most likely looking at having some foundation work done. If the wall is an interior wall (not an outside wall) then this could be as simple as the home settling over the years and the fix could be as simple as rebuilding the wall. In either case, check the floor because it may have been affected as well. Bring an long (6` minimum) level to check the floor and the wall. However, if the bow can be seen in a picture, (I`m guessing that your agent has pictures that he has shown you) its probably is a serious issue that will cost plenty to fix. Sounds like a definite fixer upper to me.
In ANY CASE, get several estimates (making sure you negotiate having access for inspection purposes in your offer) on the repairs from well-experienced contractors or foundation specialists. Best to line them up at different times and build a `cummulative` assessment as you ask questions and listen to their feedback.
I wouldn`t back off from the deal quite yet but would approach this with caution.
I hope this helps.
Good luck
Bernie Parent
The first thing you`ll want to determine is if this is an exterior wall and if it is, then you`re most likely looking at having some foundation work done. If the wall is an interior wall (not an outside wall) then this could be as simple as the home settling over the years and the fix could be as simple as rebuilding the wall. In either case, check the floor because it may have been affected as well. Bring an long (6` minimum) level to check the floor and the wall. However, if the bow can be seen in a picture, (I`m guessing that your agent has pictures that he has shown you) its probably is a serious issue that will cost plenty to fix. Sounds like a definite fixer upper to me.
In ANY CASE, get several estimates (making sure you negotiate having access for inspection purposes in your offer) on the repairs from well-experienced contractors or foundation specialists. Best to line them up at different times and build a `cummulative` assessment as you ask questions and listen to their feedback.
I wouldn`t back off from the deal quite yet but would approach this with caution.
I hope this helps.
Good luck
Bernie Parent
- Joined
- Dec 5, 2007
- Messages
- 2,880
Thank you Bernie for the excellent advice! It definitely helps and I will investigate that issue further as you suggested.
By the way it is an external brick wall that is bowed. I`m not sure if I should contact a qualified structural engineer or just an experienced certified appraiser meeting the requirements you mentioned should be fine(?) Regards.
By the way it is an external brick wall that is bowed. I`m not sure if I should contact a qualified structural engineer or just an experienced certified appraiser meeting the requirements you mentioned should be fine(?) Regards.
- Joined
- Sep 2, 2007
- Messages
- 39
I`d be VERY careful with this. It is very unusual to add value to a property by doing structural/foundation work. This needs inspection by someone who is a contractor qualified to do the remediation and is willing to do the work for the price quoted. If the bow is minor, like 1" in 25`, its probably not a serious issue. The fact that its being reported to you as it is suggests it is much more serious. Be thinking in the tens of $thousands for replacement of the wall.
In my opinion, you shouldn`t walk from this one - you should run from it. If you can get an ironclad quote from an experienced basement rehab company and the numbers work for you - maybe, but otherwise you are taking much to large a risk.
In my opinion, you shouldn`t walk from this one - you should run from it. If you can get an ironclad quote from an experienced basement rehab company and the numbers work for you - maybe, but otherwise you are taking much to large a risk.
You`re welcome. I would definitely get an engineer onsite and an appraiser (one who is experienced in foundation assessments) to assess the cost. This might take some effort but try to get them onsite at the same time as they may notice/confirm potential issues.
The worse case scenario is having to raise the house and replace that foundation wall, which implies a whole lot of other work and expense well beyond just fixing the wall is question. As mentioned this is a worst case scenario but that is something you want to get a solid understanding of before solidifying the deal (if you go ahead).
Bottom line: lots of questions, time and money going into the resolution of this issue for whoever ends up buying it.
Hope that helps.
Bernie Parent
PS: Eric is right about adding value. If the work involves foundation work, the cost of repairs won`t raise the value of the property but removing that cost from your offer might make it worthwhile. Just make sure your ducks are lined up before starting. I would have a credible contractor look over the info you get from the appraiser and engineer to give you an estimate. (not going to be cheap!)
The worse case scenario is having to raise the house and replace that foundation wall, which implies a whole lot of other work and expense well beyond just fixing the wall is question. As mentioned this is a worst case scenario but that is something you want to get a solid understanding of before solidifying the deal (if you go ahead).
Bottom line: lots of questions, time and money going into the resolution of this issue for whoever ends up buying it.
Hope that helps.
Bernie Parent
PS: Eric is right about adding value. If the work involves foundation work, the cost of repairs won`t raise the value of the property but removing that cost from your offer might make it worthwhile. Just make sure your ducks are lined up before starting. I would have a credible contractor look over the info you get from the appraiser and engineer to give you an estimate. (not going to be cheap!)
QUOTE (reiScout @ Dec 19 2007, 07:51 AM) The worse case scenario is having to raise the house and replace that foundation wall, which implies a whole lot of other work and expense well beyond just fixing the wall is question. As mentioned this is a worst case scenario but that is something you want to get a solid understanding of before solidifying the deal (if you go ahead). I`ve got some young married friends who bought their first house, passed on the house inspection on advice of a realtor that was representing both sides of the transaction, and found out later the foundation wasn`t settling right and the house was breaking itself apart. The estimated cost raise the house, put down pilings to bedrock, etc. to get the issue fixed is $40K.
Be careful and make sure you`re protected, whatever you do.
Be careful and make sure you`re protected, whatever you do.