Foundation problems...

[Scooter]

I just moved from Austin

and bought a home in another state.

Before the closing, I paid a structural engineer to evaluate the home and give me a report. His report said foundation repairs would be $4000 - $5000. No problem.

Since I've actually owned the home, I've received three estimates from foundation companies. These estimates range from $20,000 - $40,000.

I've spoken with an attorney who recommends I write a letter to the engineer and describe the situation and give him the opportunity to respond. As a bonded engineer, he has "Errors and Omissions" coverage but with a $10,000 deductible.

Honestly, I would not have bought the home if I knew it the repairs were going to be that much over his estimate. I'm not really beating myself up about this because not knowing anything about the structural engineering of a home, I thought I was covering my bases by hiring an expert.

I'll let you know how the guy responds.

But here's what I'm confused about.

The house is out of level on two corners by about 1 3/4" Interior evidence is there (a couple cracks and two doors don't close well), but it's minor. Under the home, about 80 - 100 feet of beams (with piers) need to be added).

I'm not sure what to do.

1. Is the house simply "settled" or should I shore it up around the exterior retaining walls to the tune of about $20,000. Is foundation movement seasonal? Should I wait until after summer?

2. Or should I simply add the piers and beams under the interior and leave it at that? It would be nice to have the master bedroom and den/kitchen feel more secure.

Have any of you ever dealt with these kind of problems?

 

[NickDanger]

WTF?
A pier and beam foundation is out of level by less than 2" and they want how much to level it?

There is nothing magical about level. The house wasn't "level" the day it was built. You want the house to be stable. If it is stable, you don't need to do anything.

 

[Scooter]

Thanks, Nick. I see your point.

One company said $20,000 to stabilize the pier and beam. Another company said $10,000 but could probably be done for $8000.

 

[NickDanger]

Where are you?

I would ask the engineer to refer a company who can do it for what he said it could be done for. There is a great deal of information I could give you, but it's not practical to type it all out. I have litigated hundreds of cases involving foundation damage, but they are all in Texas and Texas has fairly unique issues. If you want to discuss it, I'd be happy to talk on the phone.

 

[ldogg53]

not sure how much of a claim you could have against the engineer... he tells you something is wrong and you should have probably consulted a professional to determine the actual repair costs before buying... the guy is an engineer, not a contractor...

all the same the $10-20k price seems stupidly high.... we paid something like $2500 to level out a pier and beam house here in Houston a couple years ago... 1925 victorian home that was all out of whack... we had chunks of sheetrock break off from the leveling process..