skip to main content

The Old House Buying and Selling Homes Basements

Foundation Concerns

3 years ago

last modified: 3 years ago

Hi, We are purchasing a house in the midwest. It is 80 years old and has a concrete block foundation. I am concerned about horizontal ( and step) cracks in the foundation, which both the inspector and realtor say are not a concern. Here is why they say that- there are two walls that have had retrofitting done by a reputable company. One wall was done more than 30 years ago, with vertical steel beams, the other repair was done 2 years ago, with 3 plates. Those were the only braces put in, and our realtor says more would have been put in had the company thought they were necessary. However, the cracks extend all around the perimeter of the foundation, and at about 18 inches from the floor, 3 feet from the floor and 4 feet from the floor. I am attaching a picture of one area that shows some of what I observed. Obviously, I am concerned about whether this foundation is still moving....any expert thoughts?

Featured Answer

pamghatten

3 years ago

Don't be embarassed, tell your realtor that you need an inspection so you have confidence that the house you want to buy is in good condition. Don't back down. Shame on your realtor for dismissing your concerns.

Sort by:Oldest

Comments (9)

pamghatten
3 years ago
You need to hire a structual engineer to inspect for you. Only they will be able to tell you if it's really OK or not.
green thanked pamghatten
green
Original Author
3 years ago
that is what I think, too. Our realtor is resisting that and keep assuring me that the foundation is fine, as did the home inspector.
Related Discussions
Can a 'brown thumb' gardener grow hydrangea in Chicago?
Q
Comments (5)
Hi - I just brought home yesterday a #3 pot Annabelle as I'm probably the only one in our z5 (I'm just 30mi S of z4b) without one. Annabelle, from reading testimonials in this forum is a trooper even for z3 & can take both sun & shade. Silvergold has one and looks gorgeous with her other H paniculata - also hardy for our zone (seen pics). Also fits your bill for 5'hgt limit. I'm sure your "landscape guy" will know where to put the Hs. I love my 2 Tardivas - known for their late blooms but because both of mine are in full sun exposure (planted with blooms in '05) in '06 & '07 both started flashing with their airy, creamy white, panicles in mid Jul, does not flop down either and also easy maintenance ... no Winter cover-ups needed! One of them is a bit over 6'tall x 5'wd, the other is 5.5'tall x 4.5'wd. I have no experience with Unique. BTW ... "Can a 'brown thumb' gardener grow hydrangea ..." Here's a LOL analogy ... I was just clipping the old brown canes of my hydrangeas yesterday (given up for dead) ... found that underneath the brown skin was the greening, live, inner skin. So your 'brown thumb' may exfoliate & won't be long, before your 'green thumb' may just surprise you. You see Hydrangeas have a way of working on the most doubtful of Thomases!!! Good luck & have lots of fun with your new foundation bed!!! :-)
...See More
Foundation concern
Q
Comments (1)
If it's above ground I wouldn't worry too much about it.
...See More
Addition built on Piers vs. foundation
Q
Comments (10)
"least amount construction" The foundation is an area where you don't want the least amount of construction even if it means moving up your budget. Pier foundations have many negatives and you first need to find out if they are going to allow that type of foundation concerning your project. If it were mine, I would go with a block or concrete stemwall tying into your existing by way of drilling/epoxying in rebar keeping the same elevation as the existing, unless you want the room to step down. It would be a good idea to get a structural engineers take off of your final plans for not only the foundation type you are considering, but all structural elements as well tying it all in to the existing.
...See More
recently poured foundation concerns
Q
Comments (1)
You should have a home inspector inspect any building you want to purchase.
...See More
formulaross20
3 years ago
Ditto the structural engineer. It's your nickel, not the realtor or inspector's; they get to walk away from any issue.
green
Original Author
3 years ago
last modified: 3 years ago
I feel the same way. But I feel sort of frustrated but also embarrassed to keep pushing. I uploaded more photos from the housing inspection so you can see the cracks and bracing more clearly.
green
Original Author
3 years ago
last modified: 3 years ago
In all fairness, it probably not he is not being dismissive, so much as trying to be reassuring. I am just a worrier.
Denita
3 years ago
Agree 100% with pamghatten.
blubird
3 years ago
Along with those concerns, how did you find your inspector?
green
Original Author
3 years ago
We thought the inspector was fantastic. He took a lot of time and went over everything very carefully. We talked to the realtor this afternoon, and are going to get an engineer to inspect the basement, so my mind is now at ease. Thank you all for encouraging me to go with my gut-I will feel much better knowing specifically what we are dealing with.

Related Stories

REMODELING GUIDES Architect's Toolbox: Connecting Home and Ground

By Bud Dietrich, AIA

The foundation of meaningful design lies at the point where home meets land

HOUSEKEEPING 10 Problems Your House May Be Trying to Show You

By Mitchell Parker

Ignore some of these signs and you may end up with major issues. We tell you which are normal and which are cause for concern

ADDITIONS Light and Personality Fill a Remodeled London Home

By Natalie Wain

Eclectic and heritage elements mix in a clever extension that adds volume without digging into the home’s foundation

ROOTS OF STYLE Design Through the Decades: The 1970s

By Victoria Villeneuve

Concern for the planet spurs a shift toward ecologically and socially responsible architecture and products

LANDSCAPE DESIGN Garden Walls: Pour On the Style With Concrete

By Olander Garden Design

There's no end to what you — make that your contractor — can create using this strong and low-maintenance material

ARCHITECTURE See the Daring Experimentalist Who Won 2013's Pritzker Prize

Architecture's highest honor goes to someone with a diverse and complex body of work and a never-satisfied mind-set

HOUZZ TOURS Houzz Tour: Zen-Like Compound in California

With a moss-covered boulder centering the site, three structures converge in a U shape and a feeling of serenity

GREEN DECORATING Bamboo Products — Earth Friend or Foe?

By Julia Pockett

The ecofriendliness of this grass for flooring, wall coverings and furniture isn't cut and dried. Get the facts here

HOUZZ TOURS Houzz Tour: A Revolutionary Renovation in Connecticut

A 200-year-old farmhouse retains elements of its past, like reclaimed wood, yet feels decidedly modern. Yoga, anyone?

INSPIRING GARDENS Native Plants Bring 10 Southern California Front-Yard Gardens to Life

By Annie Thornton

Rare plants, rain gardens and wildlife habitats are just a few of the features showcased on the 2016 Theodore Payne Native Plant Garden Tour

Sponsored

More Discussions

front refresh ideas

4

Bungalow Small Kitchen Design-thought I had it, now I’m wavering!!

2

Bathroom beadboard base moulding

9

Crown moulding or IKEA deco strip - views?

5

What Style? 1937 Southern California House

3