Would you buy this house?

Question

Not sure if this is the best forum but since we have builders here, I hope you guys can help.

So the question is: Would you buy this house?

Frame Construction 1917. Beautifully remodeled. Flipper has reduced price twice in 2 months

and now priced reduced significantly. So in terms of economics/appraisal it's a good deal. (I am a buy-n-hold investor).

2 stories, 1900 sqft total. Hillside construction on a mild slope, somewhere in Greater Los Angeles.

Lower level south wall is leaning very visible per the pics below.

1st pic from the outside. No optical effect this is real. As you see the upper level wall is straight and fine. But the lower level is angled. Even the water heater box which is leaning against the wall is angled as well.

The second pic below is from inside, right behind that white door in the 1st pic. Look at the corner and compare the distance on the corner up and down.

Would you buy this and why ?

Will Barnard · Answer

A "beautiful remodel" by my definition means that all aspects both visual and behind the scenes were done to code, in professional workmanlike manner and I have a big feeling some flipper slapped lipstick on this pig which has all kinds of hidden major defects that are not really hidden based on your photos.

My answer would be hell no.

Mark Wood · Answer

If you really like the deal, get a structural engineer to come out and inspect it and tell you what he/she thinks.  It'll cost you about $350.

It may just be an ugly, but safe thing.  So long as it's safe, there should be no problem with renters.  If it needs to be fixed, get a good ballpark of what you're going to need to spend.  Don't be afraid of ugly things that scare off retail buyers because those are the things that can make you some money.

Eddie Memphis · Answer

Looking at the first picture, I would not purchase this dwelling. It looks like the wall isn't tipping out but the bottom of the wall is ?subducting?

I'm not an engineer so I'm not certain if that is the correct term but your photo looks like the bottom of the wall is moving to the right while the upper portion of the structure is staying in place. It makes sense to me judging by the hill in the background. Water has been running at that foundation for years.

Bad news, since the load need to be held vertically.

One picture can't make a realistic judgement. If you want the place, hire an engineer to check it out.

Will Barnard · Answer

I get it, but my comment took into consideration (based on the limited info provided within the photos) that there are many other issues with the house besides the foundation/footings/framing. The one picture tells me that (at least in this area of the home) that the framing is not plum and the ceiling is barely above the door jam. That would not pass code in my area, not sure about there. As a rental unit, I don't want to spend all my cash flow on capital expenses so that is why I said hell no to the purchase.

Now, based solely on the photo showing the foundation issue, again, unless the capital expense to repair it was in my numbers at purchase (lower purchase price) then the answer is still no.

Sam Shueh · Answer

I want to know about soils, foundations, load beam, seismic bracing. Plumbing, electric wiring, panels.

What you showed is probably the main reason it does not sell. It looks like the side of the home (wall) already buckled.

The top photo faucet already tells me about the corrosion and possibly plumbing issues under the home.

Brian Pulaski · Answer

No... probably drawing a lot from just two photos, but that doesn't strike me as a "beautiful" remodel. More like lipstick a house with issues and sell it.

Will Barnard · Answer

You certainly have the right to disagree with me, and we are all sorry I'm sure that it took you so much wasted time to type 7 sentences. Perhaps we are mpressed by different things but I don't see that as a positive to buy the house.

Kevin Lefeuvre · Answer

Account Closed thanks for the input.

On the camera, there is always a bit of perspective, but trust me, I am the one who took the pics today, I saw it, and there is at least 2" of horizontal displacement (maybe 3) between the bottom and the top of the door. When you open then release the door, the weight of the door makes it almost slam (since the door is inclined as you can see in the first pic).

Account Closed · Answer

I completely disagree with @Will Barnard the fact they only had to cut that much off the top of the door so it will not hit the ceiling is impressive.  Many people probably will not even notice the cabinet work.  Not everyone's cabinets are deeper at the top than they are at the bottom.

Actually... I know much of the issue is from a camera problem.  If you look at the front of the cabinet that is much more extreme than would be expected and about five times worse that the wall behind it.  The top half of the picture is distorted.

I think I have wasted enough time on this "structural problem."

Will Barnard · Answer

Any wall is repairable, the question is, how much. If we are talking about the exterior load bearing wall in the first photo, then I would suspect (with the limited info I have on hand)  that you will need to demo out the section of concrete at the floor, demo the stucco in this area, excavate the earth to expose the footing and identify the problem underneath. My guess is that if you underpin and reinforce the footing, then reframe that section of the wall, and put everything back together, you are looking at $5k-$10k in costs depending on what you find and your abilities. I would also be checking for evidence of water to see if that is a possible cause. If so, some drainage away from the structure would be in order.

As to your other reply regarding compliance, I agree that many do not bring homes up to current code and unless you are adding on or doing some upgrades that would require it, you don't have to do you are correct. That said, if you plan to sell orvplan to do a value add play by increasing the size or some other major construction, you can't without bringing these items to code and a non code compliant home is worth less than another that is in code (making it less expensive to do the faluevadd down the road). These are simply things to consider as I am unaware of your strategy with this home.

Would you buy this house?

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