House Foundations in SA (Nacogdoches: insurance, buyer, tile) - San Antonio - Texas (TX) - City-Data Forum

guyd78 · 02-12-2009, 07:23 AM

There's a house I'm looking at purchasing near Wurzbach and Nacogdoches (airport area). I wasn't going to get an inspection, because I can clearly see what needs to be done and what doesn't need to be done - with the exception of the foundation.

The slab has a small crack running the length of the foundation. There are a few small hairline cracks in the sheetrock, and one slightly larger crack over the door that is just above the crack in the foundation.

Is this common for that area of town? The house is around 40 years old, and there is no apparent water leakage anywhere under, in, or around the house. I do know though that the soil has not been watered for over a year now. That may be part of it.

Should I get a foundation inspection, or is this fairly common for the area?

banker · 02-12-2009, 07:39 AM

First off - I would NEVER buy a house without an inspection. New or used. You may think you can see all the issues - but you might miss something that an independent 3rd party wouldn't.

If you get a good inspector part of his inspection will include a measurement of the foundation to see if it is level. He will also inspect those cracks. He would then be able to indicate whether or not you should then get a more detailed/specialized foundation inspection.

Chaka · 02-12-2009, 07:44 AM

I wouldn't say it's normal, but it's not unusual anywhere in SA. The drought and type of soil make this more common than most would like. Doesn't mean it's ok though. If you're unsure of foundation work is required, I'd get an inspection. If you accept it's required, don't bother with the inspection.

While I think it's usually wise to have a good inspection, we didn't. We bought the house as is, we knew we'd need to gut it to the studs, replace the foundation and sooner or later replace the roof, and replace all wiring and plumbing. An inspection would have been a waste of money.

mpd33 · 02-12-2009, 07:56 AM

I agree with Chaka, if you're going to gut the house then don't bother with an inspection. Any other situation, GET AN INSPECTION. Ours was priceless.

guyd78 · 02-12-2009, 08:15 AM

The inspection itself, mainly for structural integrity and what not, isn't really a concern. I know the plumbing is ok, electrical is ok, roof is ok, etc... The crack in the foundation is really the only concern I have. If it is something that is fairly common then I wouldn't want to waste the money on the inspection.

mpd33 · 02-12-2009, 08:19 AM

I understand. My opinion and personal experience is that a good home inspection, by a good inspection professional, is never a waste of money.

Chaka · 02-12-2009, 08:19 AM

Quote:

Originally Posted by guyd78

The inspection itself, mainly for structural integrity and what not, isn't really a concern. I know the plumbing is ok, electrical is ok, roof is ok, etc... The crack in the foundation is really the only concern I have. If it is something that is fairly common then I wouldn't want to waste the money on the inspection.

Well, that it's not uncommon (as opposed to 'fairly common') doesn't mean that everything is ok. Cracks in walls are usually indicative of a shifting foundation. How bad it is, how likely it is to need repair, will require someone with foundation knowledge. If it was pier and beam it'd be fairly obvious, but slabs maybe less so.

smitty12 · 02-12-2009, 10:25 AM

Quote:

Originally Posted by guyd78

The inspection itself, mainly for structural integrity and what not, isn't really a concern. I know the plumbing is ok, electrical is ok, roof is ok, etc... The crack in the foundation is really the only concern I have. If it is something that is fairly common then I wouldn't want to waste the money on the inspection.

In that part of town with a house that old, you will be hard pressed to find a house that doesn't have some of those kind of problems. The issue is that it is hard to tell if those are indications of slight shifts which aren't a big deal, or major issues.

Usually the issue with cracked slab foundations is that there is plumbing in/under the slab that cracks due to slab shifts, and that will cause big expensive issues to get that plumbing fixed.

If not for that the issue is mostly cosmetic.... i.e. unlevel floors and cracked drywall. I doubt the house would collapse or anything like that.

You could also get one of the foundation companies to come out and take a look a it. The better ones will recommend no work needed if the problems are minor. Usually they will recommend a soaker hose around the foundation to help keep it from continually shifting as the soil drys and moistens, if they don't think you need major work.

mmac12 · 02-12-2009, 07:45 PM

I seem to remember a simlar thread about a person who's inspector missed a big foundation problem in an older home that they had purchased. Try searching for it because it had alot of valuable info...
They had problems getting the warranty people to pay for the repairs and their insurance also gave them problems. I would say buyer BEWARE

achtungpv · 02-13-2009, 07:54 AM

normal inspections do not include a foundation inspection. Have the seller pay for it.

I just had my foundation repaired and it gets expensive very quickly. Not to mention, when they lift your house you're going to have more sheet rock & tile cracks, possibly plumbing leaks, etc that you will have to pay to get repaired.