Hi everyone,
I just opened escrow for a single family home (two story, split level) in San Diego and during inspections yesterday some serious issues with the raised foundation were found, the house is partially on a slab partially raised. Below are more details from the inspection report concerning the main issues (the first two listed are the main ones).
My question for you is, if the sellers credits us and these issues get fixed by a certified foundation contractor and we buy the house, do you think I would have any issues reselling this property in a couple years based on the fact that prospect buyers might be skeptical regarding a previous issue?
Thank you!
Page 8 Item: 2 Foundation
Perimeter
• There has been additional concrete installed at the base of
the home (concrete curb). This may indicate settling and or
movement in the stem wall and recommend you consult with
the seller regarding this condition. We recommend the over
condition of this concrete curb and stem wall behind this curb
inspected by a licensed foundation contractor for signs of
settling. Location: Rear of the home.
• The concrete flat work is installed high on the stucco at the
rear of the home. Additional flashing and sealant was installed
at the flatwork to foundation intersection. We recommend the
this are evaluated by a licensed foundation contractor. During
the inspection of this area, we recommend the living room
slab inspected for signs of settling as high and or uneven
sections are present on the tiled surface. Note: The
homeowners personal belongings may need to be removed in
the living room.
Page 10 Item: 4 Raised foundation
exterior walls
• There are signs of water efflorescence (white powder on the
foundation walls) under the house foundation. We are unable
to determine the exact cause and recommend a licensed
foundation contractor evaluate this condition. The potential
homeowner has been advised of this condition at the time of
the inspection. Note: A Water line is installed is the curb at the
rear of the home which appears to be leaking and should be
evaluated and repaired during the inspection of the
foundation.
• There are horizontal settling lines present on the stems
walls. Due to the size, we recommend a licensed foundation
contractor evaluate this condition. Location: Throughout the
perimeter of the home.
• The concrete wood plate bolts show signs of rusting which
we recommend you have evaluated by a licensed foundation
contractor. Location: Throughout the foundation.
Page 13 Item: 5 Floor framing • The original post and pier framing remains throughout the
property. Current standards do require steel attachments
(seismic retrofitting) at the post and pier connections;
although, this type of floor framing was common during the
construction era of this property. Note: A high spot is present
in the sub-flooring of the living room and a settling line in the
ceiling directly above. This may indicate settling in the piers
and or the foundation. We recommend a licensed foundation
contractor evaluate this condition.
• Moisture is present in the soil under the raised foundation.
Due to the amount, we recommend all the post and pier
inspected for signs of settling.
Page 14 Item: 7 Foundation
Plumbing
• Plumbing- Main drain line. We attempt to evaluate drain
pipes by flushing every drain that has an active fixture while
observing its draw and watching for blockages or slow drains,
but this is not a conclusive test and only a video-scan of the
main line would confirm its actual condition. Due to the age of
the home, we recommend you have a video-scan of the main
drain line performed, to ensure there are no damaged
sections of the cast iron piping and or A.B.S. plumbing.
Page 14 Item: 8 Dryness/Drainage • There is evidence that moisture has migrated under or
through the stem walls of the raised foundation. We are
unable to determine the cause of this condition. We
recommend you consult with a specialist regarding this
condition as prolonged excess watering may cause future
damage to the foundation walls. The potential homeowner has
been notified of this condition at the time of the inspection.
Note: The are signs of settling (horizontal settling lines in the
stem walls)
