Finding Structural Problems During Escrow: Not a Deal Killer

Posted on 06/29/2009 by Jeff Lineberger, P. E.

Finding Structural Problems During Escrow – Upscale Home Example
By Raynor James

When buying and selling homes, the property purchase is often subject to a satisfactory home inspection being done. Now and then, a home inspection uncovers severe structural problems. Here’s an example of a situation in an upscale neighborhood.

Severe Structural Problems

Does the buyer walk away when there are serious structural problems? Yes, but not always. A lot depends on the constraints facing the buyer (are they relocating to start a new job, or just “moving up” in the same general area?) and on how much the buyer likes the property. The attitude, maturity level, communication skills, and flexibility of both buyer and seller also make a huge difference.

It’s easy to see a deal blowing up in this situation. Let me tell you about a situation I saw that actually worked out.

Structural Problems – Upscale Neighborhood

The first involved two professional couples and a house one couple wanted to sell and the other wanted to buy in an established, up-scale neighborhood. The house was a colonial style, all brick, very traditional house built about 15 years ago using top of the line materials. The kitchen and bathrooms had been modernized and upgraded within the past 3 years. Top of the line materials (marble, ceramic tile, and granite) were again used.

The house was located on an acre lot that sloped gently down to the street in the front. About 10 feet from the right side of the house, the lot sloped steeply away to a pretty stream. The lot backed to a treed area of a beautifully maintained, historic estate owned by a university and open to the public on a fee-paying basis.

The home inspector noticed that the chimney on the right end of the house was pulling away from the house. It was about 2 inches away at the top, but the bottom was still attached. In the basement, there was some cracking along the wall the chimney was on. The home inspector would not certify the house as structurally sound, but recommended that an engineering firm take a look at it.

The buyer asked the seller to have an engineering study done. The seller was upset but didn’t go to pieces. Something was causing the chimney to pull away, so they called in an engineer. For legal reasons, the sellers also needed to understand what the problem was.

The engineer determined that shrink-swell soil was causing serious foundation problems. They recommended digging down a lot further than the original footers and constructing an elaborate new support system. The sellers agreed to do it and the buyers agreed to delay closing until the work was completed. Thirty thousand dollars later (out of the sellers’ pocket), the transaction closed.

In Closing

When considering the above example, what is the moral? If you keep a cool head and look for solutions, structural problems need not be a deal killer.

Raynor James is with http://www.fsboamerica.org – providing FSBO homes for sale by owner. Visit our “sell my home” page at http://www.fsboamerica.org/seller.cfm to list and sell your home for free for one month. Visit http://www.fsboamerica.org/buyer.cfm to see homes for sale by owner.

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Five Tips To Quickly Recognize Serious Structural Problems

Posted on 06/29/2009 by Jeff Lineberger, P. E.

 

Five tips to quickly recognize serious structural problems

Serious structural problems in houses are not very common, but when they occur they can be difficult & costly to repair. These tips won’t turn you into a home inspector, but it will give you some of the common indicators of structural concerns. In these cases, a structural engineer should be called out to investigate further and provide a professional opinion.

Tip 1 – Leaning House

Take a macro-look at the home from across the street – is the house obviously tilting or leaning, or one edge of the home separating?

Tip 2 – Exterior Walls & Entries

Look for areas of wall separation greater than ½” in size
Check the Chimney area well – is the chimney separating from the home?

Tip 3 – Doors & Windows

Do doors and windows open freely? Look for cracks around the edges of windows and doors, and for sagging lintels on brick homes.

Tip 4 –Floors & Walls

Are there drywall cracks > ¼” in size? Are there uneven floors near corners?

Tip 5 – Basement Foundation Crack

Look for significant cracks both inside and outside on the foundation, particularly near corners, around windows, and any cracks that run the full length vertically or a considerable length horizontally.

Summary

• Tip1 – Is the house obviously leaning?

• Tip 2 – Are there large external cracks?

• Tip 3 – Are doors & windows sticking?

• Tip 4 – Are walls cracked or floors uneven?

• Tip 5 – Are there basement cracks present?

Any of these may indicate a structural issue that should be inspected or reviewed by a structural engineer. Structural concerns when selling or purchasing a home are the most costly items you can be faced with. Look closely at these areas, or ask you home inspector to focus on these areas in a separate walk through of the home. If you aren’t sure about something you see, have a structural engineer look at it. The cost of an inspection will be well worth the peace of mind in knowing the severity and extent of the concern.

George Scott, Scott Home Inspection LLC,

http://www.scotthomeinspection.com/

Scott Home Inspection – A Colorado Professional Home Inspection company serving Denver, Boulder, Fort Collins, Greeley and surrounding areas, including Radon testing, Mold inspector.
http://www.scotthomeinspection.com/

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Repairing Cracked Concrete Driveways and Walkways

Posted on 06/29/2009 by Jeff Lineberger, P. E.

Repairing Cracked Concrete Driveways and Walkways

By Max Sheppard
STRUCTURAL FAILURE

HISTORIC BUILDING CRACKING

A number of factors may cause concrete to crack. These include the ground underneath shifting, extreme fluctuations in heat and cold, too much weight being applied, and other things.
Cracked concrete is not only unsightly, it can be dangerous. A crack may be wide enough to cause someone to trip, which can result in serious injury. Anyone who has ever fallen off a bicycle onto pavement knows how painful such scrapes can be. Additionally, hitting such a hard surface can cause a broken bone, or, if one hits one’s head, a severe concussion.
If the ground has shifted underneath the concrete, and the concrete is not only cracked, but has also become uneven, this can be even more hazardous. If a car is driven over an uneven surface, especially at a fast speed, it can actually cause tire or undercarriage damage.
It is possible to repair cracks in concrete without having to have the entire driveway or walkway resurfaced. The cracked area should first be cleared of all loose concrete, then cleaned with a strong blast of water from a hose. In this way, the new concrete will adhere to the surface better.
Next, a layer of concrete should be applied to the damaged area, and smoothed with a trowel. Then a second layer should be added BEFORE the first layer has been allowed to dry.
The area should be inspected, and any missed spots filled in. If desired, a clear sealant can then be applied for additional protection and ease in subsequent cleanings.
If one does not feel comfortable, or does not have the proper tools with which to perform the work, a professional concrete contractor can be hired. However, it may be more cost-effective to have the entire driveway or walkway re-surfaced if this is done, as “piece work” may actually cost more than a “big” job. One will simply have to obtain estimates on both services, then make the a decision.
Visit Handy American for more DIY articles and access to professional local contractors.
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