Foundation issues on homes (Plano, Carrollton: how much, buying a home, transfer)

[movinfamily44]

Hi everyone,

We are shopping for homes in Plano and Frisco and noticed 95%+ of the homes had foundation issues repaired or will need repair. Some of the repaired ones had said the repairs have lifetime warranty and transferrable.

I want to know your thoughts about buying a house with existing foundation issues or supposedly repaired?
Is that too risky, should we only buy one without issues ever?

Is transferrable lifetime warranty on foundation repairs something we can rely on?

thank you in advance!

[DFW_FTW]

Hire a structural engineer during the option period and have him inspect and bless the house before you go through with the deal

[escanlan]

Originally Posted by movinfamily44

Hi everyone,

We are shopping for homes in Plano and Frisco and noticed 95%+ of the homes had foundation issues repaired or will need repair. Some of the repaired ones had said the repairs have lifetime warranty and transferrable.

I want to know your thoughts about buying a house with existing foundation issues or supposedly repaired?
Is that too risky, should we only buy one without issues ever?

Is transferrable lifetime warranty on foundation repairs something we can rely on?

thank you in advance!

Our area has a very large amount of highly expansive soils which cause a large number of foundation issues so encountering a home with foundation issues is not uncommon.


Do keep in mind that if you select a home that has reported and unrepaired foundation issues you are going in completely blind to the extent of the issue. Trying to perform due diligence on this type of home can be costly and potentially time consuming which can be affected by any option period you have.


As for homes that have had issues repaired if they were properly evaluated and repaired the possibility of future movement where the repairs were performed is very small. However there are steps you should take and information to gather during your option period. First is the documentation that you should obtain on the repairs.

• Obtain a copy of the actual Engineers initial evaluation of the foundation issue. The Engineer's report will typically provide general signs of movement they used to make their decision, a level analysis diagram created using a specialized altimeter test set to measure level variations of the slab around the home, The Engineer's assessment as to the location and extent of the movement, and the Engineer's repair recommendations. The repair recommendations will generally spell out any use of piers or other leveling methods, how many, where placed, types of piers, etc.
• Obtain a copy of the foundation repair company initial estimate that that actually performed the repairs. The repair company will most likely use the Engineer's recommendations for repair methods, materials, etc.
• Obtain a copy of the final, detailed invoice for the repairs performed. You want to compare this to the Engineer's recommendations and repair company's initial estimate to ensure all recommended repairs were performed. It's up to the homeowner to make any final decision on how much they are willing to spend and they themselves can shortcut on the Engineer's recommendation.
• Depending on the severity of the movement, and/or subsequent repair steps, other damage can occur. Possible damages are to the sub-slab waste lines or water lines, exterior veneers (brick, stone, siding, etc.), windows and doors, etc. After repairs are performed it is prudent to perform sewer scoping of the waste lines and pressure testing of fresh water lines under the slab to ensure no damage occurred. Sometimes these tests are also performed prior to the work as a baseline and check. Obtain copies of these reports.
• After the foundation repairs are performed a second Engineer's evaluation is typically performed along with another level analysis and diagram of the slab. This is to not only help determine any lifting was properly performed but also to provide a new baseline level analysis diagram used to compare if future movements are suspected. Obtain a copy of this report as well.
• If other damage occurred as a result of the movement (i.e. doors, windows, brick/stone/siding, etc.) also obtain the repair information for it or lack of repair. If not repaired these signs can easily be confused later as additional movement. Also even simple damages can be expensive to repair.
• Obtain and thoroughly review any warranties provided for any work performed as a result of the movement. Watch for disclaimers and other caveats.

Another aspect to keep in mind, and one of the many reasons for the documentation, is that typically only the affected areas are usually repaired. For example if movement occurred only at the corner of the home then typically only that corner and a short area from it is piered or repaired. It is expensive to pier an entire home just to be safe and is not often done. That means other areas of the home that have not been piered/repaired may later be subject to movement. Not always the case but can happen.


As for warranties on the foundation repair work they are only as good as the company performing the work and even then there will be exclusions, restrictions, caveats, etc. These companies will typically and rightfully so only warrant the work they did and not future movement elsewhere that they did no actions on. So do keep that in mind that if movement happens elsewhere that will be your responsibility and not there's.


If you are considering a home with foundation repairs I would recommend that you do the following.

• Obtain the documentation noted above.
• Prior to your offer find at least two foundation Engineers you are comfortable using as you may need to call on them during your option period.
• Make sure you have a reasonable option period that would allow you to perform other due diligence before calling in an Engineer and still allow time to call in the Engineer.
• Prior to your offer line up at least two Home Inspectors you are comfortable with in case one is not able to get to you fairly quickly when your offer is accepted.
• Once your offer is made alert your Home Inspector you are awaiting a response and once your offer is accepted contact the Home Inspector Immediately to schedule a general home inspection.
• Have your general Home Inspection performed first along with any other quick inspections you choose to have. If the results are acceptable to you then contact the Engineer for their inspection as well as any other specialty inspections related to it (sewer scoping of sub-slab plumbing, etc.). Those fees tend to add up and really are money thrown away if the general home inspection results cause you to lose interest in the home.

You can certainly choose to stay away from homes with reported and repaired foundation issues but most likely you will be limiting your choices and pass on a home that may be fine for decades to come.


Let us know how you progress and if you have further questions.

[Rakin]

A properly repaired foundation with piers is far better and stronger than a foundation that has not been piered.

Some really good Builders built a Pier and Slab foundation from the start in areas like Carrollton where they knew they would have problems.

A properly repaired home is a good thing. I would avoid a home in need of repairs. Sellers should have them repaired by a reputable company before they get them ready to sell.

[movinfamily44]

Wow, thank you for the detailed responses, especially Escanlan!

We were wondering about going with a home with foundation repaired + warranty. Our realtor seems to advise buying only a home without foundation issues ever and lifetime warranty is a bit wishy-washy. Because of it, this limited our options greatly.

I feel like we are rolling the dice with the foundation issues (repaired or not) and where can I find reputable structure engineers?

[tcualum]

Unfortunately, that's really common in that area. I would ask for documentation from the seller and hire a structural engineer to check out your house. There's only so much they can do without being able to see all of the slab. One thing to look for is whether or not the home has an automatic system to water the foundation. Such as system can help prevent foundation issues but many homeowners haven't put them in.

[dfwtransplant27]

After being here for over a decade, I can personally say that buying a home that was fully repaired and on piers by a reputable company should be a non-issue. Because of the clay soil in North Texas, I would be concerned, and also taking a gamble, on the foundation if it was not already repaired or piered.

[TheOverdog]

IMO, even if it's been repaired, it will still shift a bit every year, the warranties aren't worth much, and most charge a fee on a per pier basis (a repair might involve 30+ piers) to make adjustments under warranty after the first few years. They also generally require a foundation watering system to be used regularly, even after it's been repaired if you actually read the contract.



Shifting foundations is just part of living in DFW.

[movinfamily44]

Thanks everyone!

In your opinion, how many piers would consider "large" amount of foundation repairs? or too many?

[escanlan]

Originally Posted by movinfamily44

Thanks everyone!

In your opinion, how many piers would consider "large" amount of foundation repairs? or too many?

Be careful about judging a home based on the number of piers reported to have been used as it is not necessarily an indication of the severity of the original movement issue. Keep in mind that even if a small area was only affected and called for repairs the owner may well choose to pier an entire home if they can afford it or feel more comfortable that way.


As for "too many" there is no set number to use as a gauge. Repair methods can be placed not only around the exterior perimeter but also used on the interior area of the home. The Engineer might also call for different methods such as piers on the exterior, piers and/or mud jacking (used generically as other materials are also used) on the interior.



That is why it is important to obtain the documents I described above to help determine the extent of the movement, recommended actions by the Engineer, and extent of actual repairs.