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We have a brick stoop with two steps leading up to the front door of our house. The stoop has started to pull away from the house and there is now a 1-inch to 1.5-inch gap from the brick to the house. Also, the right side of the stoop is sloping down. I think this is caused by the foundation settling. We have consulted two brick masons and one said the entire stoop needs to be rebuilt at a cost of $4000+. The other said he could use a hydraulic lift to level the stoop, push it back against the house, and shore it up with concrete underneath for $550! It would be great if that would take care of the problem, as we are preparing the house for sale. Is the hydraulic lift a reasonable fix for this problem? Thanks for any advice!
We have consulted two brick masons and one said the entire stoop needs to be rebuilt...
That sounds about right. Way high on the $... but about right.
Quote:
as we are preparing the house for sale...
Then do the MINIMUM.
Do the demolition and haul off work asap. Assess what you find behind and below
and do the minor fixes and sealing you find needed. (do that yourself in one day)
Then build a simple PT or painted lumber stair and call it done.
Let the BUYER do more if they want.
Last edited by MrRational; 08-19-2012 at 08:04 PM..
The lift would work, the question remains how long. Might be permanent fix or it might be temporary depending on what is causing the issue to begin with.
This is a pretty common issue. Its almost always because the ground under the steps was not compacted properly and over time (and rain) the weight of the steps causes it to sink. Mud jacking (or lift) is a pretty simple fix and works very well.
Tearing out brick and replacing it with wood steps will change the appearance of the front porch, and may "cheapen" then look, and could affect the sale. $550 seems like a pretty good price for mud jacking. I would go that route.
That sounds about right. Way high on the $... but about right.
Then do the MINIMUM.
Do the demolition and haul off work asap. Assess what you find behind and below
and do the minor fixes and sealing you find needed. (do that yourself in one day)
Then build a simple PT or painted lumber stair and call it done.
Let the BUYER do more if they want.
The minimum, if the slope is not too visible, if fill the crack with concrete, top it off with troweled mortar with a nice curved edge, and be done with it. Geez, he is selling the house.
The minimum, if the slope is not too visible, if fill the crack with concrete, top it off with troweled mortar with a nice curved edge, and be done with it. Geez, he is selling the house.
What if you're the guy buying the house? If it sinks some more now you have to deal with the original issue and the patch. I don't see spending $4K but if you're going to fix it, fix it right or don't even bother. Nothing worse than having to fix something that is a lot harder because someone half assed it.
Tearing out brick and replacing it with wood steps will change the appearance of the front porch
What porch? But yes, wood is a different material and appearance than brick.
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...and may "cheapen" the look and could affect the sale.
Both being subjective values... I'll ignore them except to reiterate that the BUYER will be free
to make these design choices for themselves if/when they decide to do anything.
If this house has this problem odds are that many other on the block have it as well.
(I know that the problem with a stoop on a house I used to own was very common)
The seller can point these out and the remedy options to prospective buyers...
which I'm fairly confident will include a framed lumber stoop.
If it really proves to be an issue... you can always spend the money later.
Or... a deduct on the price would be reasonable for the buyer to do it later.
Bottom line is to remove the question mark.
Do so cheaply... and leave the remedy and negotiating options open.
Honestly the "hydraulic lift" or "mudjacking" is ideal for this. The reason this happens is, 99% of the time, becuase the soil was compacted enough. If a full footer was poured ahead of time the soil condition would have had no impactt. The mudjacking can be about as cost effective a solution as possible. If is does right it is probably as permanent as anything else.
It is silly to rip out the steps. That costs more and ends up with a solution that is not as functional.
A total rebuild is not really warranted unless there is SO MUCH rain running through the area that the mudjacking would get undermined, but really the way to deal with that is NOT by just pouring footing that are 20 ft down, it is by redirecting rain water with more gutters / drain tile / french drains...
Honestly the "hydraulic lift" or "mudjacking" is ideal for this. The reason this happens is, 99% of the time, becuase the soil was compacted enough. If a full footer was poured ahead of time the soil condition would have had no impactt. The mudjacking can be about as cost effective a solution as possible. If is does right it is probably as permanent as anything else.
It is silly to rip out the steps. That costs more and ends up with a solution that is not as functional.
A total rebuild is not really warranted unless there is SO MUCH rain running through the area that the mudjacking would get undermined, but really the way to deal with that is NOT by just pouring footing that are 20 ft down, it is by redirecting rain water with more gutters / drain tile / french drains...
Good reply.
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If it sinks some more now you have to deal with the original issue and the patch. I don't see spending $4K but if you're going to fix it, fix it right or don't even bother. Nothing worse than having to fix something that is a lot harder because someone half assed it.
Mudjacking is AWESOME for this!
