Older homes tend to have structural issues.
The best way to approach this is to have a structural engineer to look at the house first.
He also should calculate what exactly needs to be done to mitigate the issues and reinforce the house. Then, hire a contractor to do exactly what the engineer prescribed.
This is because not all contractors are capable of doing the right thing in this situation.
They might have some understanding, but unless they have a civil engineering training or are structural engineers, they might make mistakes. The building inspectors may be trained on building codes, but they would not know the size of the beams needed for your particular situation...
I have encountered houses (built by very reputable contractors with many years of experience) where they didn't follow the proper procedure when building houses, and where they didn't even put proper supporting beams in...
You don't want a contractor who (to save money) would do things with shortcuts.
There are ways of missing a few steps of the process - and on the surface things would look good enough for the building inspector.
That's why you got to get involved with the structural engineer, learning about all steps of the process.
Then, you'd need to make sure all steps are done just as they are supposed to be done.
You got to find an honest contractor, willing to do things by the book.
Make sure to also add some important touches that would add character to the house.
Something to make it more charming. Then, it won't be just the "fixing up", but also restoring to its former glory - and buyers of older homes would love that! A lot of buyers love history...
After all work is done, your agent should market the property as a restoration project.
You should also provide the information about your reputable structural engineer and contractor upfront - to the buyers. It could also help to put the engineer and the contractor together with the buyer during the home inspection, so the buyer can ask any questions and get assurances.
Hope this helps,
Beachfront Realty, Inc.
Warranties are common place these days, and most homes with foundation work have them.
It would be better than having no foundation work at all, but the warranty would be a big bonus to me.
Keith W Hefner
Halo Group Realty, LLC
I would suggest that you bring in your listing agent now before you start work so that you will get better advice based on the market conditions where you will be selling.
Susie Kay, Realtor®
GRI, CHMS, SFR
United Real Estate
III Lincoln Centre, 5430 LBJ Freeway #280
Dallas, TX 78240
Servicing your real estate need is my priority!
#1. Show depth of excavation (below footer)
#2. Show water diversion system. (don't skip this critical element)
#3. Rebuild, repair, refinish wall
#4. Show granulated fill process.
#5. Prepare full disclosure identifying contractor.
Price at market value or 10% lower depending on your skill or strategy.
The issue should be, why won't the contractors warrant their own work. No one would expect them to warrant the entire foundation but they should be willing to stand behind their workmanship.
I agree with you, by pulling the right permits, and obtaining inspector approval along the way, this should carry some weight.
My thought on this is that a foundation is one of the most important structural features of a home and too often taken for granted...that is until there is a problem. The best position you could possible take is one of not cutting corners and focusing on making it better than new! Remember the expression, "you get what you pay for...."