Considering buying a duplex, but it has foundation issues!

[Chad Gilbreth]

I’ve looked at a duplex that’s recently rehabbed both units after a fire. The seller wants $90k, and both the units can generate $850/month in rent. But, the foundation is brick and there is a 3’x3’ section where the brick is bowing.

Have any of you had issues with the foundation when purchasing?

If you’re financing, what we’re the banks requirements after the inspection found there were issues with the foundation?

Thanks!

[Marcus Auerbach]

@Chad Gilbreth we have lots of duplexes with brick foundations in the 1920's parts of Milwaukee, so they are about 100 years old and often start to crumble and sometimes bow. Brick is a lot more plastic than block and I have seen some bizarre bowing!

Depending on how much the wall is delecting, it can be stabilized or replaced, both is relativley straight forward. In either case the root cause is often the lack of surface water management (gutters&downspouts, driveway pitch) and you always want to make sure you not only treat the symptoms, but eliminate the root cause.

The other issues with brick foundations is that they are somewhat senstive to water and start to crumble on the inside as water wicks through leaving a crust ov minerals on the inside where it evaporates. This is called effloresence. First priority is, again managing the water outside. Second the walls should be cleaned of loose material and then parged with a suitable concrete mix (think of it as plastering).

As for your purchase, basement wall issues are not rocket science or the end of the world, just need to be professionally dealt with. I would ask the seller to have a reputable basement company take care of it before closing. You can even offer to increase the purchase price a little and split the cost. Basement repairs usually come with a 20 year or 25 year warranty. This way you can complete the deal and don't have to worry about the basement. Good luck!