First of all, thanks to those that responded to my previous post.
I'm preparing my house for sale and two of my basement walls will
definitely need steel reinforcement beams and one will not.
I'm having trouble deciding on the other wall. It is out of plumb by
about 5/8 or 3/4 inch tops. There is some step cracking where I can
fit a quarter through the cracks and some horizontal cracking where I
can fit a penny. I had the basement inspected 8 years ago and they
determined the wall was out of plumb 3/4 inch so it hasn't moved (The
walls I am reinforcing moved about 1/4)
If I didn't reinforce this wall, how much of a deal do you think a
buyer, and their realtor and inspector, make out of this wall?
Thanks again for your opinions.
If I was still there with a couple 'reinforced' walls, another that
was out of plumb wouldn't kill the deal.
Personally, if I was selling the house, I'd try to sell it 'as is'
with disclosure & a couple estimates. Somebody who really wants the
house will bite and get to make their own decision on the rest of the
walls. [my gut says I'd price jacking the works up and replacing the
A wall that is out of plump but not moving or has static cracks is
not a huge deal, unless the cracks leak.
Hilti (& other mfrs) have crack repair materials & techniques.
what exactly do you mean by....
If the walls are still moving (from soil or water pressure) anything
short of a huge "steel reinforcement beam" isn't going to stop that
Trying to arrest movement involving walls & soil is very difficult.
Soil nailing, tiebacks are the real way to stop this movement but my
SWAG would be $10 to $20k
Out of plumb by 3/4" (1/2 deg) is like the upper limit of
You'e going to get beat up by the buyer & their hired "experts".
Better be prepared to negotiate (ie lower the price, provide money for
repair or buy insurance).
It all depends on the properties in the area, the market etc. Get a
real engineer out there to give you a solid professional repair
You'll have to pay a few $100's but you'll be ready with a good plan /
good info to counter whatever the buyers say.
And you'll be able to negotiate from an informed position.
Or oyu could just execute the repair plan & show the stamped dwg.
We sold a home back in Oct 2005 ....fairly well fixed up but the
buyer's inspection yielded 18 pages of snivels. I didn't even bother
to read them.
We told our realtor (who we had used on 4 other sales)....... "make
the list go away" .
On a $750k sale...... we "gave up" less than $10k (IIRC, it was a
while ago) to make the deal happen.
And I didnt raise my blood pressure by arguing the list.
Our market soured sooner... after first Q '05 things got very
We were late listing our house by about 3 months and it wound up on
the market about five months with only a handful of offers.
My point to the OP was either implement a designed / stamped "fix" or
be prepared to "give back" off the price.
The house eventually sold for 15% below asking price and we were lucky
to get that.
Hence my motivation to "make the list go away" by throwing some money
The op didn't say anything about where he was or what the surrounding
homes were. You can't assume he's going to take some huge hit because
you did or because he's got some issues with the basement walls. Just
because they have shifted around some doen't automatically mean that
the house is about to fall. Could have taken 60 years to do that and
will be another 60 before it really is a problem.
Apologies for sounding harsh, but to anyone with construction background
and/or a competent house inspector, a basement like that, even
'reinforced', would likely be a deal breaker unless there was a massive
price cut, especially with the current housing market. In the case of a
basement wall, past problems are a good indicator of likely future
problems. Most realtors would be clueless- I had to educate several when
I was house shopping and discovered major defects. (They grew to expect
me wanting to see the basement before I bothered to look at the rest of
the house. There were lotsa houses where I never saw what the upstairs
I've seen probably a couple dozen 'reinforced' basement walls over the
years, and none of them impressed me, because nothing had been done to
solve the underlying problem. (almost always inadequate foundation
drainage/improper backfill and grading, or a slumping hill.) When I was
a wee lad, my father was building a lakeside home for someone, and his
basement contractor did something wrong, and the wall buckled. That end
of the house was held up by a crane and a spreader beam, slung from a
cable punched through the dried-in house, for a week, while that end of
foundation was totally rebuilt. My father took a bath on that house, but
he would not allow a half-ass patch job. Not sure if he went after the
sub or not- I was just a kid after all- but I never saw that guy on any
of his sites again.
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