Home Buying in Fort Worth>Question Details

Frank, Home Buyer in Fort Worth, TX

Results of my home inspection: What should I be concerned about? Any advice would be great.?

Asked by Frank, Fort Worth, TX Sun Sep 25, 2011

Foundation: Home appears to have movement that is considered beyond normal. During elevation checks, inspector discovered a rise of 1.5inches in kitchen. 36 feet away in a secondary bedroom the inspector found a drop of 1.4 inches. Add those up and it gives you aprox 3inch difference. He stated that the rule of thumb is no more than two inches.

A post tension cable is exposed and should be properly sealed.
A foundation perimeter beam corner was observed to be sheared off.
Fresh paint, texture, and repairs were observed on the wall which can mask distress indicators on wall and ceilings.

Area between water heater drain and brick veener is exposed and should be properly sealed
Seperation between brick veneer and window frame
Several cracks on front porch and exterior wall that implies structural movement
Retaining wall has cracks
Sprinkler was slow to function and one shower head doesn't rise high enough

I will def be getting a engineer to check out the foundation..what else?

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Answers

6
Hey Frank, why don't you ask you agent these questions? He/she would be best suited to answer stuff like this considering your relationship and his/her knowledge of the area and expectations.
1 vote Thank Flag Link Mon Sep 26, 2011
Hello Frank,
I'm in agreement with the other responses here that the structural issue should be your main concern.
I try to advise my buyer clients to purchase a house with "good bones".
Keep in mind that it could be a real concern to future buyers when it comes to reselling the property even if the foundation problem is addressed now. Buyers become wary when they observe work that has been performed to solidify foundation issues.

Good luck!

Laura Feghali
Prudential Connecticut Realty
0 votes Thank Flag Link Mon Sep 26, 2011
Franks,

Most buyers tend to overlook cosmetic cracks and the foundation settling. They are often considered part of the aging process but when this activity crosses over to becoming a serious structural concern, second thought and further evaluation is most often the best course of action.

Of additional concern should be the condition of the home's "big ticket" items. HVAC, the roof, wood destroying organisms, kitchen & bath condition, etc.

The "red flags" you have already identified should prompt you to proceed with great caution making certain this one doesn't rival a "money pit."

Good luck,

Bill
0 votes Thank Flag Link Mon Sep 26, 2011
Hi, As we all know the home inspector inspects the basic infrastructure of the home and recommends bringing experts for each if needed. When it comes to foundation issues you should definitely have a structural engineer come in and survey the damage. that is the most important because without a solid foundation you are looking at major problems down the road. It seems that most of the findings are all related to possible structure issues. Keep in mind it might become an issue with the bank funding the loan as well.

Christopher Pagli
Licensed Associate Broker
Accredited Buyer Representative
GREEN Designated Agent
William Raveis Legends Realty Group
914.406.9023
0 votes Thank Flag Link Mon Sep 26, 2011
Frank,

You should definitely have a structural engineer evaluate the property. The home has obviously settled over time and this is a direct result of the soils beneath the home. Typically the reccomendation will require helical pins or piers to be installed that will jack the house back up to a more level condition and stabilize it. Once these piers are installed that section of the house will not move again. There is usually a lifetime warranty that would come from the installer. The rest of the items you listed are all relatively minor though there's nothng wrong with having your agent try to get some consideration from the Seller, but the thing to focus on is the structual work that the engineer determines needs to be done.

Good Luck!
0 votes Thank Flag Link Mon Sep 26, 2011
Hi Frank

All the other stuff is minor. The big item is the structural integrity of the home.
Also, if there are documented structural problems, Homeowners insurance may be a problem to get and or payout.

Best of Luck to you.

Christine Selzler
0 votes Thank Flag Link Mon Sep 26, 2011
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