Leaning walls, soil and foundation problem on half slab/basement

[Chavis Atkins]

Hi, I have a property in Schererville, IN that I'm looking to get under contract that is a 4 bedroom home around 2700 sq ft with a partial basement of 800 sq ft. This home is worth between 230 to 250k and the purchase price I got it down to is 70k. The problem is this home is unique to me in that the foundation has been sinking into the soil for some time. A structural engineer came out and in conclusion said this "Based on the findings in the borings and the assumed foundation type (shallow footings), the structural distress is the result of the underlying moist organic soils. These strata consolidated under the structural loads of the house. If the owner elects to repair the existing structure, an underpinning system (push piles) must extend below the organic strata into competent bearing soils. The depth must be sufficient to carry the structural loads as sell as to overcome the effects of negative skin friction (downdrag) from the fill and organic soils."

The house has the issue on the slab side of the home; where the chimney is at. Inside the home you can see the home has sunk some in the area closest to the chimney. My questions are concerning the cost to repair a house that has slanted doorways and warped flooring. I figure that if the foundation guy I'm sending out there can fix the foundation plus provide the solution to the soil problem that the home will straighten. House was built in 1976. I'm looking to make a profit of around 40k on the home as it will be a easy sell after its rehabbed in the area it is at. Including realtor fees, taxes, closing costs... the typical holding fees, I'm looking at if the house sold for 240k, profit 40k, 25k holding costs and purchase amount 70k that leaves 115k for rehab. I'm hoping the cost to fix the foundation and straighten the home won't be more than 50 to 60k as I believe it will be around 50k to update the home. I included a link to a 2 videos of the inside of the home. https://www.dropbox.com/sc/sh4zlxvwa0d4lkf/AABspO_RMt9zklyNBUQzjNwga

[Mike Wood]

@Chavis Atkins In Louisiana we issues with houses settling as you described in your house.  In lots of areas around here, the soil does not have sufficient bearing strength to carry the weight of the house, and it causes houses to shift and sink.  This is likely the same thing that is happening with your spread footings, the are just not large enough to carry the weight of the house in that particular soil.

Around here, house shoring companies dig around the house and use hydraulics to push concrete block or cylinders down thru the soil until they can support the weight of the house. These concrete blocks or cylinders are they connected to the existing slab footings. Around here, that costs in the $30-60k range (it used to be cheaper before FEMA started providing grants for previously flooded houses).

Once the house is shored, most of the door and window problems will straighten out.  I would expect that any repairs required after the shoring would be minor. Your big costs is going to be the shoring.