Brick Foundation - Oakland CA

[DG A.]

Hey Guys, 

I'm considering a building that has a brick foundation. It looks good because I think I can get to a PITI of $3857/month. And I have a plan that could get the rents to $5200/month.

The issue is that the building was built in 1903 and has a brick foundation. It's a very old victorian. Has anyone here replaced or brought up to code a brick foundation? What's the cost of that? And What's the process like?

Is a brick foundation a deal-breaker? Or, is this property a gem covered in dirt and a little hard work?

Any recommendations for a good foundation contractor here in the bay area to keep in the back pocket?

[Hans Christopher Struzyna]

Hi @DG A.  There are a ton of brick foundations in Oakland and the greater east bay. I find that inspectors will often tell you two things. 

1. It's not up to code and doesn't meet current seismic requirements (CYA)

2. Its been here for a long time through a number of seismic events and its still standing. 

There are a ton of ways to work on a brick foundation. The first thing you will want to check is the historic maps in Oakland. You said its a victorian and depending on what area it located in, you could be subject to some serious historic preservation requirements which could require up to 12 months of permitting before any engineering takes place. Check the address here: http://oakgis.maps.arcgis.com/...

The reason that is important is that if you are to replace the foundation, you will inevitably lift the house up to replace it. Generally, the city code allows for up to a 12-inch lift without triggering issues with the historic preservation part of the code (because modern foundation have, among other things, mudsills, which end up being taller than old brick foundations). Either way, you will likely have to do something with the front steps and a potential setback issue as a result. 

Overall, a complete foundation rebuild should cost ballpark $150-175/linear foot. That does depend on a number of factors, as you can see above. Bottom line is that this kind of property can be an amazing deal but it starts with its location and stems from there. Please feel free to DM me with any questions or for a few engineer/contractor recommendations.