how common and how fixable is it when part of a house's foundation is unstable? (Hillsdale: city hall, homeowners insurance)

[sweetpotato]

inspection found that the house extension done 2 years ago of the house we're planning to purchase has an unstable foundation. the kitchen was expanded as was the basement. the new section of basement under the kitchen has 2 cracks in the wall that meet at the bottom (picture a "U"). the inside of the "u" is leaning out towards the outside of the house. inspector said the kitchen above could collapse if this structural issue isn't fixed. i've heard that often new construction takes a few years to settle, has anyone experienced something like this? should we walk? we really like this house, but my husband is concerned this might be a chronic problem.
there are many other issues with the house (it's quite old), but this is the biggest one.

[jerseyj]

Don't walk....Run!!

Although, you don't indicate the type of foundation or the cause of the cracking and displacement, the condition is significant enough to raise alarm with the inspector.
You need to consider if the price of the house is worth the cost of rebuilding the addition (the worst case scenario).
Displacement of a foundation wall is a serious structural condition.

If you love the house, you might consider hiring a structural engineer to evaluate this situation.

[luckyshoes]

Originally Posted by jerseyj

Don't walk....Run!!

Although, you don't indicate the type of foundation or the cause of the cracking and displacement, the condition is significant enough to raise alarm with the inspector.
You need to consider if the price of the house is worth the cost of rebuilding the addition (the worst case scenario).
Displacement of a foundation wall is a serious structural condition.

If you love the house, you might consider hiring a structural engineer to evaluate this situation.

I agree. If the inspector actually raised alarm, listen to him. I also agree with hiring a structural engineer if you are really interested but I would probably just run. The sellers need to fix that, don't get involved. Good luck.

[wileynj]

Originally Posted by sweetpotato

inspection found that the house extension done 2 years ago of the house we're planning to purchase has an unstable foundation. the kitchen was expanded as was the basement. the new section of basement under the kitchen has 2 cracks in the wall that meet at the bottom (picture a "U"). the inside of the "u" is leaning out towards the outside of the house. inspector said the kitchen above could collapse if this structural issue isn't fixed. i've heard that often new construction takes a few years to settle, has anyone experienced something like this? should we walk? we really like this house, but my husband is concerned this might be a chronic problem.
there are many other issues with the house (it's quite old), but this is the biggest one.

Where is the house? Hire a structural engineer to look at it for you. It will be worth it if you are seriously considering buying the house. I work with a structural engineer out of the Gibbsboro area - she travels throughgout the State. Give her a call

Eva Kluk, Ph.D., P.E.
Kluk Consultants
Gibbsboro, NJ 08026
Phone: (856)566-0013

[Bergenite]

Did the inspector reaaly say that it could collapse? It sounds like collapse is a bit of a stretch, although you didn't say the width of the cracks and how much displacement there is. Is the cracking on the interior and exterior? It does sound like it needs to be checked out further.

A licensed engineer can set you back over $700. We recommend a structural contracting company out of Kenilworth. They repair foundations every day. They'll bring in a PE to design the fix, if needed. I believe the cost of their inspection/estimate is under $200.

Mccauliffe Contractors
908 245 9131
McAULIFFE CONTRACTORS, LLC

[sweetpotato]

thank you so much for the contacts, i will forward these to my husband who has been the one making the decisions in this area. (i wasn't able to attend the inspection as i had to watch the kids.) the inspector didn't say the collapse was imminent, but did say it was an unstable foundation and that that part of the basement wall would continue leaning out if it wasn't fixed, making it possible for the kitchen wall above to collapse. sorry i wasn't clearer about that part.
the $200 estimate for mcauliffe contractors sounds very reasonable, is the price for their work as reasonable as well compared to other contractors?

[luckyshoes]

$200 sounds right for a consultation and inspection by a structural engineer. I wouldn't pay more than that.

[desertsun41]

Before even consulting any Engineers I would first go to City Hall in that town and research if that or the previous owner took out a permit to do the work.

Last I remember, footings in NJ had to be about 36" below the frost line. That is a pretty hefty chunk of footing to be collapsing or failing or leanng. Somthing else is wrong there. I feel that some one cheated while building that addition. If this is the case then if ever there were a problem where you needed to collect on your homeowners insurance policy they would deny you. Insurance companies always research if there are ever any illegal additions if there is a claim. Not before.

[stevemorse]

our old house in Hillsdale, had cracked foundation, bad sills, broken beams and it stood since 1919 and we sold it moved, but its still standing and probably will stand another 100 years. This is common in old houses. If the beams and main beam are good and the house does not sag, a few cracks MAY not be such a big deal.

[sweetpotato]

Thanks for the tip about going to the town hall and checking records, will definitely do that.
Though the house is very old, the cracks and leaning wall are part of a new extension of basement and kitchen above added 2-3 years ago.