Foundation Inspections / Issues (Plano: houses, buy, inspector)

[Samiam100]

We're looking to make an offer on a house in SW Plano that has an inspection report from last year that flagged some foundation concerns... namely doors that don't close, a crack in the ceiling of the upstairs game room and cracks in the brick exterior.

The current owners got a foundation company/structural engineer to do an elevation check at various points of the foundation, and although there was some variation, the report said, "no repairs at this time". The report didn't have a commentary or write-up about the recommendations...just a sketch of the foundation. Is this normal?

We're not sure what to think about this 'report' and are concerned about any house with foundation issues, but have been told that many houses in the area have this.

Has anyone had any experience with this situation? What did you do ... buy the house anyway? Did you have to get into foundation repair / piers / etc??

[SouthernBelleInUtah]

You need a "Level B" foundation inspection from a structural engineer. You will get a complete report. About 6 yrs ago it cost me $350. Well worth it as the seller's foundation repair estimates showed needing some piers. Engineer, who is NOT selling anything, said to water ut and observe it. I used Lighthouse Engineering and was very happy.

[EcoDeb]

Houses which did not have a soil analysis and properly designed foundation for that specific soil will have issues. We have a pier and beam foundation after our soil analysis came back. Aftermarket piers are common here but maintaining the moisture content is still necessary regardless of piers or not having piers. Get aTX licensed Professional Engineer to measure and analyze. It sounds like the house you are looking at has typical foundation issues. Especially difficulty with doors and please check windows too. When was the house built and where in the Metroplex?????

[El Senor]

Originally Posted by EcoDeb

Houses which did not have a soil analysis and properly designed foundation for that specific soil will have issues. We have a pier and beam foundation after our soil analysis came back. Aftermarket piers are common here but maintaining the moisture content is still necessary regardless of piers or not having piers. Get aTX licensed Professional Engineer to measure and analyze. It sounds like the house you are looking at has typical foundation issues. Especially difficulty with doors and please check windows too. When was the house built and where in the Metroplex?????

From the OP’s post. SW Plano. It’s seriously the first line.

[escanlan]

Originally Posted by Samiam100

We're looking to make an offer on a house in SW Plano that has an inspection report from last year that flagged some foundation concerns... namely doors that don't close, a crack in the ceiling of the upstairs game room and cracks in the brick exterior.

The current owners got a foundation company/structural engineer to do an elevation check at various points of the foundation, and although there was some variation, the report said, "no repairs at this time". The report didn't have a commentary or write-up about the recommendations...just a sketch of the foundation. Is this normal?

We're not sure what to think about this 'report' and are concerned about any house with foundation issues, but have been told that many houses in the area have this.

Has anyone had any experience with this situation? What did you do ... buy the house anyway? Did you have to get into foundation repair / piers / etc??

Not quite sure what you are saying but any good Engineer will provide a narrative report with their level analysis diagram.

Engineers do come in different flavors with beliefs on what should or should not be performed if any issues have been noted. Some believe that you should not try to repair a foundation if it has stopped moving and others believe any movement is reason for a repair. Both sides of the spectrum have valid arguments for their beliefs.

Having said that the most important thing here is that the inspection and report was from "last year" and not recent. Anything can happen in even a very short time frame. I would recommend if the house has demonstrated movement that you do have as SouthernBellInUtah points out a Level B analysis by your own chosen Engineer. You can also bring in a reputable foundation company who will perform a review and level analysis for no charge. You can do this as a first step in your option period just to see if you want to continue with paying for an Engineer for the Level B analysis and the Inspector for the rest of the home.

[Samiam100]

That's a great suggestion, thank you!