All Forum Posts by: Niobe Burden Austere

Dealing with a foundation issue brought to our attention during the home inspection on a SFR we have under contract in Cleveland. The home inspection reported a faulting retainer wall, basement moisture and foundation issues. We paid a foundation/drainage contractor, Adelio's Contracting Co, recommended by our real estate agent to review and give an estimate to complete the work. Are these estimates really accurate or a bit overblown because we are out of area investors?

To excavate and waterproof the basement foundation wall along the west wall, 6' of the north wall starting at the
northwest corner and 23' of the south wall starting at the southwest corner. Work includes:
- Obtain necessary permits
- Remove concrete where needed for excavation
- Excavate along the basement foundation wall and haul away soil
- Remove the existing drain tile line and downspout line
- Once the foundation wall has been exposed, cement parging will be used on any areas of foundation where the block is
exposed. Cracks in the foundation wall will be filled by using hydraulic cement and a rolled on elastomeric waterproofing
membrane will coat the entire foundation where exposed
- Sewer jet the drain tile and downspout lines from the trench
- Install new PVC drain tile with cleanouts, and downspout lines
- Schedule inspection with city building department
- Backfill with #57 washed gravel to 18" below grade
- Reinstall concrete where removed
- Reinstall existing topsoil

Estimate $20,755 

As everyone is so booked out these days and we are under discovery phase deadlines, they could only give us a range for replacement of the retaining wall of an additional $20-30K for a subcontractor excavator to remove the existing retaining wall and replace it. 

Plus to waterproof the remaining foundation behind the retaining wall is estimated at $6,150

Here are photos of the north and south side of the house and retaining wall -

Any insight with from those familiar with these issues would be much appreciated.

Thank you!

@James Wise   Thanks so much!  Great information!

Nice work Paula!  You'll learn fast and you'll learn what you what you want to deal with and not :D

Hope to connect and share some knowledge and stories!

There are sixteen double hung standard windows and 2 small (either side of fireplace).  Luckily no bay window.

Brick exterior

Sorry I don't think I should post photos before owning, for the privacy of sellers.  Thanks for understanding 

@Daryl Anderson

@Andrew Weiner  Thanks so much for this estimate per window....it's pretty close to what @Empire Window was giving me so this gives me confidence we are in the ballpark.  

@Matthew Paul  Thanks for the insight.  Yes, we are out of area buyers and not able to walk the property in detail and so dependent on the home inspection report for these details.  The sellers disclosed that a couple windows were fogged but it's the majority of them according to the home inspector (obviously a manufacturer issue which is why they are out of business).  I called a few window companies and yes, realize they are booked out months but found @Empirewindows (on BP) to be most helpful when I explained we weren't in the area and trying to negotiate.  They estimated between 10-12,000 and gave me some other great information. 

Interesting.  Big pockets from the bay area are certainly making change happen, hopefully some of that goes into workforce housing and smart eco friendly infrastructure to support all this growth and keep the lake beautiful .  I've owned three properties in the Tahoe basin - North Lake - Tahoe City area.  Currently still own one.  California prices and laws with LLCs and taxation make it unattractive for me anymore.  Nevada is of course more investor friendly but the numbers have to work and too many times it puts local workforce out of reach for affordable housing.  There has to  be a balance for a happy community. 

Hello Bigger Pockets community!  

Looking at the Cleveland, Ohio area for long term rental investment - single family homes/duplexes and asking for insight into the area as out of area investors.  

What neighborhoods are changing for the better and have future potential and why?   

What are the pitfalls and obstacles of the Cleveland area?  

What are the areas that may have stronger long term tenancy (around hospitals and universities, other unknown sectors?)

Thanks in advance for any insight!

Hello everyone!   New investor to the Cleveland, Ohio area.  We are under contract on a property in University Heights and the home inspection reported the majority of the windows were fogged and we are trying to get an estimate from a window installation company for final negotiations of our purchase price.   Problem is all the window contractors I've contacted will not do an estimate before the home is owned.  I've never had this issue before. Can anyone recommend a window contractor in the Cleveland area who MAY be able to give us an estimate (even if just from the exterior) or knows how much (or range) it would be to replace windows in a typical 2 story brick exterior home in the University Heights area with a mid-price energy efficient window.  There are 18-20 windows needing replacement and we will need to have the work done.  Would we need to also account for new exterior trim possibly?

Thanks for any insight.