Anyone here know of houses and foundations? I found an okay priced Victorian House on 2 acres of land. But the house needs repairs. I know the roof is one of them, and I think foundation. I am just curious if its worth it or not.
For example if this is going to be a huge problem, some bricks are missing (you can see in the pic-right side) and it looks like it shifted(crack under window-slab,etc.)
Can't see the photo, but replacing a foundation under a house is a big, back-breaking job. If the house is priced well enough, it might be worth it in the end. I helped my best friend do his a few years ago, and it was quite a project. The end result took it from the worst house in the neighborhood, to the best!
OK, first I don't know about house foundations....but I went to look at a place with my father-inlaw who is a builder. The one I looked at wasn't shifted like the one in your pic, it was split at the brick morter going up which I didn't think was a big deal. Turns out it travelled all the way through the house. The stairs were crooked, the floor sloped(both levels) and it was found out to be the main floor joist in the basement (old style big square boards) was put in with the woodgrain running the wrong way. He said to fix it we would have to put support posts under the beam as it would be difficult to turn. Then have to repoint the brick, repiar cracks in wall, etc.... the list went on. Just so you know, I am going to copy your pic, and send it to him.....and see what type of response he gives. Also if you really are interested look for a foundation contractor, and get a quote from him.....small price to pay before jumping in over your head.......
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John
1972 Pontiac Lemans (daughter's car) 2005 Pontiac Grand Am 2004 Ford Explorer Sport Trac
I right clicked on it, and got to it that way. If it was me, I'd walk away from that one. That looks like a lot of work, and the brick work would need to be redone afterwards.
I have to save the pic, and then post it later. It works on my end, but it goes on and off the picture. I will save and load it after I get back. I will see if UncleBernie gets back to me too.
I sent the pic and info to my father inlaw....keep in mind, if you really like the house, have a quote done for the repair, then you have some barganing power over the seller.....
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John
1972 Pontiac Lemans (daughter's car) 2005 Pontiac Grand Am 2004 Ford Explorer Sport Trac
I have no idea on the cost. It's kind of like fixing up your car. You start cleaning the engine compartment, and before you know it, you're doing a frame-off restoration. ) Get a couple of estimates from people that specialise in foundations, and you can decide from there what to do.
We put a new foundation under the house we're in now. It's a big job ( and $) so if you're just planning on a flip, you've got to get the house for a smoking deal. I see the house has 2 acres of land. That's part of the reason we bought this place. it's a 100 year old house on 3 acres in city limits, and has river frontage. Although we don't plan on staying here, ( house is too big) I gambled that it was safe to spend the money on the place because of all the upsides with the property. Incidentally, all costs associated with the new foundation was, I think around $38G.
- Excavation costs - lifiting the house, and cribbing - all footings, and complete ICF wall basemnet w/9' ceilings - New water and sewer lines, jackposts, and replace about a 3' section of 12x12 sill.
If it's a nice property and you plan on staying there ( and the price is right) I wouldn't be afraid to do it. Just remember, like building an engine, it's a waste of money if you go cheap on the bottom end!
(I'll try and dig up some photos to scan and post)
-- Edited by 68post on Monday 28th of December 2009 11:46:46 AM
Hi Mike. I haven't been able to see the picture but will make a couple comments as I am in that type of work. First as has been mentioned your house is only as good as your foundation. You just have to beware of the chain reaction that happens right from one end of the house to the other when something settles. There will probably be cracks and seperation in numerous spots right through the house and it doesn't necessarily just correct itself when you put in a new foundation and get it leveled. You probably will end up fixing in almost every room of the house. It's obviously not cheap because of lifting the house and having to excavate and work in not an ideal situation. I always have in the back of mind too if they didn't do the foundation right how well was the rest of the house constructed. Gut feeling for me is in today's market with prices being what they are you can do better buying something without doing all that work unless your're into it this as a challenge. Also as mentioned by 68post if it's a property you love and you're going to stay there for a long, long time you can probably justify dropping in some pretty big coin. Anyhow good luck on the decision.
Thanks Mark for the picture. Just a further comment after seeing the brick. That house is even a bit tougher to lift with that brick because of its weight and it really isn't forgiving at all when the house may shift as you lift it to get it level. Like a house with siding would be ideal because it can flex some without hardly anything happening except inside. Any idea what was under it for a foundation? I just see some of that wood around the doorway. Those cracks look pretty nasty. That's just not an inch or two settling.
-- Edited by jmont64 on Monday 28th of December 2009 12:43:55 PM
uh, I don't know much about houses but it kinda looks like a 71 Mustang rag top with the uni body structure rotten in front of the rear wheels with the 'B' pillar sitting an inch too high-unless its dirt cheap and you have means/ability I would be very cautious
Looks like a fieldstone and mortar foundation juging by what we se to the right of the basement entrance. But there's what appears to be a poured retaining wall in the foreground.
When we're down in Gaspe', we stay in a 125 year old farmhouse. It has some big issues with the stone and mortar foundation, but I've heard the old boys mention that because the house is board and batten...not brick...that it can be jacked up, excavated out and repaired, they figure in the range of about $7000 dollars. Not cheap, but it can be done.
What's happening nowdown in Gaspe', is many of the houses have failing foundations, and the ones worth saving are being completly jacked up and set down on a completely new poured foundation. I was in one, and the owner spent $125K to do the conversion!
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65 Laurentian post, 67 Grande Parisienne 4 door HT.
Sometimes you may be better considering it a tear down, or trying to find an infill lot with no house and building. This way you do get a new place...
do you know if that house is wood framed or 2 wythes of brick? (that was more common back then)...
it is possible that if that is the only place of the foundation failure and the rest of the house appears level (yes check with a level! walls/floors etc.), and the interior frames appear square and walls etc. line up by eye inside... then it may only be the crawlspace access door that failed, that lintel has failed, it is possible that all it needs is that area either infilled, or supported and a new steel or concrete lintel installed for the access door, alot of brickwork would have to be removed and relayed, not just repointed. having that access door there also lets frost penetrate closer to the footing which can cause differential movement in that one area of the foundation which isnt good either since that foundation is probably on a shallow footing.
bringing a contractor or two through the place isnt a bad idea, it comes down to price.... like buying a rusty car and pricing out all the body panels, and a frame!!!
Seems that alot of ppl have good information on these repairs. I just heard back, and he pretty much commented the same....started with alot of money, alot of work, money pit, rodents....now that is his opinion from one pic!! Again if you really like it AK said it best... bringing a contractor or two through the place isnt a bad idea, it comes down to price.... like buying a rusty car and pricing out all the body panels, and a frame!!!
Best of luck......
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John
1972 Pontiac Lemans (daughter's car) 2005 Pontiac Grand Am 2004 Ford Explorer Sport Trac
Okay, Just got back from work. Thanks guys for all the replies!!!
I am young, so I figure I sure as hell can't afford a house in the Mississauga area. So I found this house out farther west for what ( I guess, thought was cheap, but thats why I want to know what would cost for repairs). Anyway, So the scoop is that it is less then $100 000, but I wanted something that could be affordable and liveable. Because houses, down here are over 400 000 range. So I don't know much about what to look for, but I do know that it can be costly, hence, why I am asking for your opinions, (which I do appreciate, thank you) If I can find an acre of land nearby for cheap, then I would love to take the purchase, but I can't seem to find any, and I check MLS quite often. For foundation, here is a picture of the basement, maybe this can help you out more. The house was built in the 1860s I believe.
-- Edited by mike667 on Monday 28th of December 2009 08:53:41 PM
I'd say money pit. Our house is 125 years old and has a field stone/morter foundation. It has been repaired in areas in the past. Every couple of years I have to fill up my icing bag (that's what I call it) with morter and fill in the joints. We have a limestone mine nearby and the blasting is brutal on the house.
Todd, any Victorian homes like this for sale in your area? Woodstock or Ingersoll, Norwich etc.?? Or land for sale for good price? I can't seem to find much online, sometimes I drive by country side, and see some for sale signs up that aren't posted online. Oddtimes, they come up online.
Judging by the photos, my opinion would be money pit. It appears there has been water getting in, so that means mold......With the old lathe and plaster, I would say old wiring, probably knob & tube, whole house rewire......probably next to no insulation.....cold and pricey to heat.....old plumbing....by the time you were done, probably the cost of a new house. On that note, what is 2 acres of land worth in the Mississauga area?????? If you are really interested still, find out that info, then get a home inspector through.....small price to pay to find all the real problems. Then if you still want to go through with it....offer accordingly...the more time you put into research, the less eyeopeners you will have if you decide to take on this enormous task.....
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John
1972 Pontiac Lemans (daughter's car) 2005 Pontiac Grand Am 2004 Ford Explorer Sport Trac
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