All Forum Posts by: Josue Vargas

Step 3.... crowd founding... is not that simple. Learn more about that, I'm pretty sure there are some strict requirements to do that, not for a newbie.  

Step 4... You should be in a very good market, plus your HELOC is against your primary residence!!. You can get other types of loans thought on your equity for investments. Listen to this simple explanation...

https://www.biggerpockets.com/renewsblog/2015/04/2...

One of my properties in San Antonio, bought on 2013 at $340, valued at $350K on 2014 (did not protest), valued at $380K on 2015 (did not protest), valued at $415K on 2016 (did not protest), valued at $432 at 2017...  This is definitely NOT the market value of the property, currently protesting it. 

1) Was the whole foundation built at the same time?  If there were some additions, this looks typical of differential settlements, the original house settle some, then new portion built settle some other amount different from the original, maybe attached to the old foundation, hence the differential settlement.  They don't look so bad, the question is how much more will it take to fix it and prevent further settlement.  Any obvious structural damage to slab inside the house?  How bad is the floor inside the house?  

 2) Hard to tell before you call some foundation repair companies for quotes.  Let them know is competitive bid (in other words, you will call more than two companies to look at it and provide you an estimate).

3) It depends on what the foundation repair quotes comes back.  Any foundation work is big ticket item, so before making any assumption, take in mind that there is definitely some work to be done, and some work done before and still failing.  The good thing is that you have more or less the history of the problem.  10 years is typical for foundation problems to show off, I don't think the other portion of the 1978 house shows any further signs of foundation problems.  This is enough time for the property to settle.  Drainage looks good on the back of the property.  On the other hand, would you consider interviewing adjacent neighbors?... Are their property built on the same time frame? Same contractor?  What they know about this property?  

One observation... I don't see the new foundation attachments actually attached to any concrete slab or structural frame, but just on the sides of the brick wall??   Brick walls are just that, weak structural elements that do nothing good to the actual structural frame of the house.  Maybe it was just poor job to begin with and the house still settle with the years.  Can't really tell from the pictures...

Consult a structural engineer if in doubt, but me as an engineer, I will have a hard time to believe it was a good fix to just strengthen the outside wall made of brick (if that the case)!

My two cents. 

Eddie, did I meet with you when I talked to Kristopher Williams like three weeks ago?   

Civil Engineer here...

First, is the water you are dealing with only coming from YOUR property?  How is the grading and topography around your house.  Any recent development near or adjacent to your house?  Most likely it is illegal to divert runoff water from one to other property (Water Act, you can google it).  

If this is "your water" and you have a pump, obviously you have drainage issues in your property.  Water is the #1 problem for foundation issues.  Please make sure the sum pump is well maintained!  You don't want the pump to stop working, that will likely be a big problem if left unnatent for large periods of time.  

Understanding your problem now, a french drain (or underdrain) on the sides of the pavers and maybe across just before the foundation of the house (interconnecting the french drains) is the best solution to the problem.  You can call one of the "earthwork contractors" or a landscaper with that experience for an estimate.  You are looking to trench about 8" wide and 1-2 ft deep, install a lining (lining should cove the trench plus flap it back before the top soil), rock bed at the bottom of the trench (3" thick), place filter fabric (non-woven) around the trench and/or pipe, install a perforated pipe (6" at the most), fill with coarse aggregate (no sand or fines since it will clog the perforated pipe), close the materials with a double lap using the fabric, and then the top 4" top soil, etc, and a small outlet somewhere 10 or beyond away from the pavers that provides positive drainage (no water coming back!)  Make sure you don't divert this water to a neighbor.  

An engineer that visit your property should tell you what to do.  Maybe a landscaper with enough experience also should now, but If it were me, I will not risk it, since their business is to do work on your property and maybe not the best interest to fix the problem for good... 

Hope the pictures below help to describe better what should be done... Otherwise, it looks like you need to improve positive drainage of your paver area.  

NO!, you need a professional unless you know what is to be done!  You give them a SCOPE OF WORK, they do not give you one!!! you are the boss, make rules from the beginning, and watch for those who wants to charge you more than you ask...

Hire a good inspector to highlight the defects of the propety, as its usually regarding for you loan, or private loaner).

depending on the condition of the house, you ay have ore than one contactors for each task order (floors, kitche, bathroom, outside/inside paint, etc etc...
its a long list. Do not trust general contractors, they will charge you the 20% of the local contacto you can manage in town!... yes, for each one of them!

If you decide with general contactos, pelase have them interview with a statement of work, equal to them, before hand, and meet them (yes all of them) on the same time on the same place to discuss the Scope of Work!!! its competition!

Hello @Korbin Gilbreath, also @Edwin Borrero     

I'm a Civil Engineer, PE  here in San Antonio.  I have to tell you I'm very interesting in rentals for collage students!   While I have two more properties, I think that students rentals are the BEST!  Done that, for my beach apartment in Puerto Rico, and have been very success since then!

I love to connect with you, I'll explain in PM later on, but I'm glad I find some entrepreneurs looking for the same rental properties as I'm! 

A structural engineer definitely can help you. 

First, identify what kind of tree and its root reach to structures.  It is difficult to say just by your description.  Any pictures of the tree and porch damage would be very helpful.  Also keep in mind that engineers are not often familiar with trees and their potential damages, you need to consult an arborist, or look it up in the internet and learn more about that tree species.   

Usually, porches and some garages are not attached to the house itself, meaning the foundation and sides are not attached to the foundation of the house, and structural defects will just reflect to these areas.  Unless you see and identify structural damages on the foundation of the house itself, it may be a concern.  Keep in mind, if its not a concern for the house itself, this is a great tool to use as a bargain tool and negotiation against the price of the house!!!!  This will scare a lot of buyers even investing buyers!

Pictures please!  I'm an engineer, but without pictures or more specific information, can't help you a lot here.  I can just give you advise, but the engineer on-site is the one that need to give you the ultimate and accurate advice. 

Good luck!

@Jennifer Ozuna, wow, OK its 2017! but I get it, its the law in your little town, and you must comply! Good luck!  

Regards ;)

@Jennifer Ozuna, would you explain what laws are you referring to "how many non-related people are allowed to live in the city? Any explanation will be regretfully appreciated.   Thanks.