All Forum Posts by: Josue Vargas

@Christopher Arter Its great you are analyzing properties and have a good grasp now... Question, where did you find these properties?  Do you have a realtor?  Or you are just looking in the famous websites?  The famous websites do not have the really good deals, because they are gone within days.  Have you visit the properties you analyzed or comparables? By doing this, you will learn so much about the properties you are looking to, and then the other property that seemed good in the add but, its not that really good in reality once you see it in person (maybe the neighborhood is not what you thought...

Your agent NEED to disclose that to buyers by law, and most likely they will find out in the inspection report and your contract will fall short... all of potential buyers will walk away if you don't disclose, meaning wasting yours and their time and money. 

If I were you, and this is just my opinion, renters don't give a dime if there are some foundation issues, of course they want to properly close their house/room doors.... 

1) A crack between a native rock soil and the fist layer of concrete?  Foundation should be a ONE PIECE! It is a big problem, specially this type of horizontal cracks!  Are you located in a zone that have freeze and thaw?  Water will come in into the crack, sit there, and then expand as it freezes! And of course, cause more damage with time.  

2) How old is your house?  Settlement occurs in the first 15-25 years from the date the house was built, specially differential settlement, which is a big problem.  Is the house has settle enough, then you are safe to repair it without further differential settlement.  If the house is less than 15 years old, I'll be careful with putting too much money on the repairs. 

3) Roof drain issues due to foundation issues?  This seems really odd to me.  Did you mean leakage from cracks on the roof due to settlement issues?

4) So... foundation issues... are structural issues.  And therefore, technically, anything that affect the integrity of the house (yes doors not opening/closing correctly is one of them!) is a structural problem.

5) Aesthetic deficiencies?  Like, oh, there is a crack but its nothing?  Hairline cracks are aesthetic deficiencies, meaning cracks less than 1/8" wide... well we call it poor workmanship...  If this is is affecting the way a person lives in a house, then is in no way aesthetic issue.  

Ar the comments on 1-5 on your original post form the engineering, the foundation repair company, or the inspector?  

@Frank S.

I've never heard about drastic movements in Texas because of tectonic plates movements... there is none indeed.  A fault that affect thousands of homes?  The issue you are referring might  be due to other localized geological behaviors, non related to historically tectonic movements/earthquake. 

See below, Texas is almost Class 0, where California is Class 4, Puerto Rico is Class 3.  This is coming form the ASCE design manual for concrete structures related to zones prone to earthquakes...

@Matt McPheely

Its frustrating sometimes, especially with contractors.  Don't give up, the good stuff is still to come!

First of all, your project is very small for most developers companies.  You might be looking at an engineer or very small company to run the development side of things for the design, plus general contractors (be careful with these, they are mediocre for the most part).  The big players will just move away.  Always say is a competitive bids, so this gy knows the other guy will be providing bids as well, for most obvious seems, let them know! 

That said, let the engineer or architect, with a plan, what you want to do, and other alternatives (yes alternatives, your plan is likely not the best one, but they can help you out in the development of the right one).  

Let the engineering stuff to an engineer (sanitary, storm-water, gas, electrical, communication, etc)... expect some fees on the engineering work plus the utilities companies.  

@Chris Baxter , With all respect, who says that an engineers work won't become rich?  Are you an engineer?  What kind of company are you working with, if you are an engineer? What if I'm an engineer invested in a company with a lot of engineers? 

I'm not here to tell you what an engineers do or what we own or how successful I'm within my company, but I love to know if you are a license engineer and in what state... 

I do not believe a book will change my life... You can change yours by reading a book, and that's great!  Life changes when you take determination and action, in a smart way...

I did'n get my BS or MS by reading silly books, but by reading textbooks and applying my knowledge from the professors, and yes, other books books.  It was a long run.  Still I'm reading all kind of books, but please, ,make a distinction between.. silly books, books, and textbooks.  

 It all depends... is it a house, public building, or shelter, hospital, or other important structure?  

Assuming is a house, I would recommend to consult an engineer, maybe a very experienced builder, but it looks that you are reducing the capacity by a 25% (from 8" to 6").  I would not risk it without any other supports to the structure.  And what I say consulting this, I'm talking of people that knows what they are doing... No hard feelings, I would not seek advice here with a bunch of investors (including "myself") that do not know nothing about construction... Well maybe some do, like myself, but skip the hazard, please talk to an expert.  

 I'm a Professional Civil Engineer with over 12 years of experience in construction and design, and I just started studying to be a Real Estate agent.  If you are dedicated (assuming you are if you will be in engineering school), you will do just fine.  For most states, you can take the fist stage of real estate examinations as a 8 credit hour semester to get your examination and license, plus an exam.  You can do this on your own time. Then some states required additional educational requirements, like 6 credit semester hours to actually comply with your local state laws.  Each state is different.  It isn't hard to study and pass the examination to become an Real Estate salesperson under a broker (at least my opinion).  

I have to keep the joy of doing business as a civil engineer and work with my company, and looking forward to my future as a real estate agent (part time) and continuing growing my investment properties. 

@Alexander Monnin

First, thanks for sharing this with us. I'm going to be honest with you and tell you what I truly think as an engineer and investor...

Second, congrats for considering yourself graduated and having a job right after your graduation day/month. Not everyone achieve that.

Third, I think you have great goals, and that's a good thing... before going further, please, graduate, find a job, work hard, pass your EIT and PE examinations, get the experience you need to be called an engineer, and while doing all that, jump on real estate or just learn more about it. Team up with already establish and smart people in REI, until you are ready.

Books are great, reality is upon us, be smart and continue your education on engineering or something else while learning or pursuing your dreams. If something else, exchange engineering for business administration or something else that you can apply more directly to real estate.

Just my two cents, hope no one else here take it personally regarding their education background and the fan book thing... (I know I will get some disagreements here).

Best of luck to you,

Josue.

@Gabriel Benavidez

Keep in mind if you are starting an engineering degree it will take at least 4 years to graduate, then likely 4 more years to achieve your Professional Engineering license (if you pass your examinations and have the experience required). That said, you can't do engineering business yourself until you obtain a PE license. 

If you think you have a bright future with the company, and you like the work you are doing, chances are you will like the work as a petroleum engineer. 

Real estate investment is not only residential or commercial properties, it is also land and all the other stuff that are above and under the land, including petroleum.   

Have you seen these ugly houses with a dirt mark on the bottom walls?  Not to mention foundation issues, but if its not your case, sure! you can skip them!  if you have for example garden bushes that can hide that ugly leafy stuff coming from the trees, I will recommend NOT to install gutters on your roof, if the soil is heavily sand.  Now, if you do not belong in these areas, obviously need them.  It is very important to keep water-off from returning into your foundation.  That said, no matter the rain you receive, unless you live in New Mexico or Arizona or that sort of place, you most likely need one.