Foundation Problem on 2006 Home

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Old 12-16-16, 10:12 AM
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Foundation Problem on 2006 Home

I was trying to sell my home, and the buyer's inspector found 3 cracks on the exterior wall of attached garage. Due to the cracks, buyer believes it's a foundation problem, and backed out of contract.

I've hired a foundation people, and they inspected and said the whole house has settled towards back about 2 inches, shifting the house, but no crack on the foundation itself. I repainted the house, tore up the carpets and installed wood floor. During that time, I didn't see any cracks on walls, and some normal hairline surface cracks on the concrete floor that all house has. The cost to install piers to prevent further settling is over $25K.

I've attached the drawing, do you think I need to get this work done? This home was built in 2006, 2200sqft, brick all sides.

I've also hired a structural engineering company, and they will be analyzing it tomorrow.

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Old 12-16-16, 10:53 AM
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Hold on for advice on the concrete foundation.
It seems to me that a floor dropping 2.25" in 29 feet or so would be obvious.
Besides the wall cracking, you or the buyer do not feel the slope? I install cabinets and that's a pretty bad floor.
In my area you can sell a house whether it's level or not (older homes), it's just a fact of life.
You might need to fix it to satisfy a buyer down there where they have more options.
 
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Old 12-16-16, 11:11 AM
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From out side looking, and from inside, don't feel or visually notice the slope.
 
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Old 12-20-16, 02:20 PM
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Unhappy

The Structural and Mechanical Engineer, whom I hired came by Saturday, and today I got the report (attached). I've highlighted the text that gets me to think that the situation isn't all that bad. Can anyone tell me if this has to be repaired? I'm facing $26K for repair.

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Old 12-31-16, 03:29 PM
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I looking at the elevation information he provided in his report I really don't see any significant issues. The variations within the home itself were probably there when the home was first built, they are random across the surface and don't show any pattern. The elevations in the garage 2 shows at the entrance of the garage is lower than the end of it towards your home. This is normal and how a garage is supposed to be built so that any water that is brought in on a vehicle or blows in during a storm drains out through the doorway.

What was the foundation maintenance program included with the report? I also love his last sentence which is the biggest CYA I've ever seen in a report done by a professional engineer. He is supposed to know the applicable codes and construct his report based on them!
 
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Old 01-21-17, 12:29 PM
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Attached "Foundation Maintenance Program".

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I have asked them, if the repair is needed or not, if it's acceptable movement. What I got was a following reply:

fndn. is starting to fail, & probably started failing within the last 5 years.
but, the house is not going to fall down or anything disastrous.

also, only repair the foundation if you want to.

the report is a recommendation only & it is at least perfect & then some.

you can easily wait to repair the foundation, but, it will only get worse at a more rapid or accelerating rate of failure or damage to the residence.
 
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