Basically they are saying that the soil beneath the garage is not stable and could keep sinking in the future, which would cause more structural damage to the garage.If I were you, I would first do a soil sample to see if the soil is still settling and if it is, then you will have to do what they recommend and that is a pier system.

Subterranean parking is expensive, and it's much more expensive to build 3rd or 4th floors, it means gigantic footings, soils analysis, structural design and etc.

What I have found is that when you hire the right GC, you are getting all reliable subs underneath them.

Hence, the low acquisition price.Construction defects law:  Hardly any condos have been built for some years now because of the problems with foundations and shifting soils meant builders were liable for bad engineering.  

What are the things I should be aware of - permits, soil testingI have no building experience and planning on hiring a Contractor to build - I plan to be more hands on after I have one successfully completed projectWhat are the pros and cons of having a property on a hill (West Hills area)Is it wise to take my contractor to inspect the land before I put down an offer - it is a .75 acre lotHow much would 1 SQft cost in Los Angeles area?

He can tear off the sub floor to see what's going on underneath and hopefully solve most of the level issue - but he could also put in a new footing/jack up a corner, ect.  

I forgot all about the soil issues there.

Remediation for any issues on a Phase I can quickly escalate upwards of $100k if there is contamination in the ground soil on the property.

One of my houses had a leak underneath the house.

There is a way to set up your structure in a manner that will work for you.I like the parent LLC with subsidiaries for the properties underneath it.