:The order in which you build a house should be the order you do a major
:remodel such as you have stated.
:Although house moving tec. has advanced raising and setting back down
:which you whould need to do for this project will most certianly
:produce some interior movement. Being that the house is currently out
:of level in several areas when the new foundation and stem wall is in
:place and the house is lowered it will shift ever so slightly but just
:enough to crack tiles on floor, walls, drywall, or plaster in your
:case. Getting the foundation out of the way first is the only way to go
:otherwise your just rolling the dice on if the improvments you have
:already made will survive the lift.. If you are in Berkely the eng.
:required on the foundation project is going to be though the roof cost
:wise lots of footing and lots and lots of rebar...welcome to
:California... One other coment I read below quickly something about a
:window guy doing the GC on you project....if thats what I read please
:give this a second thougt..yea it looks easy to be a GC and it can be
:but to be a good one and not cost the owner MORE money if is a very
:complicated undertaking that requires experiance and organization
:otherwise when the plumber gets pissed that the framers are not done
:with the bathroom wall fix and he has to re adjust his other work which
:may cost him money or another job somewhere else...ect..ect for each
:If you would like another bid for the foundation contact me via e-mail.
:we have done several in that area and are familiar with the red tape
The only floor tiles I have are in the downstairs bathroom, and you
should see them! They are already so cracked it's ridiculous. The wall
tiles in there are ALL cracked with little cracks and the floor has
wide, long cracks. The shower surround (tiles) was recently torn out and
redone with cultured marble, the old shower piping replaced with copper,
and new shower fixtures installed, but the agency said they can't afford
to do my floor now (they were going to install the original linoleum, an
environmentally friendly product). So, the floor will have to be done
later. Anyway, I explained that to show that the foundation shift over
the years has already done damage. Yes, I agree, that the foundation
work should preceed almost, and probably everything.
The $64,000 quote I got on the foundation was within Berkeley's
technical specs and actually he said he'd go one size larger rebar than
the specs. The contractor advised against hiring an engineer. Berkeley
said they didn't necessarily require a signoff by an engineer on the
foundation replacement as long as it meets their spec, and the
contractor said it would be OK. He's evidently pretty much a foundation
specialist, and he said he's well familiar with Berkeley's requirements.
He said he'd work with 3 other guys.
The GC who did the original inspection total-house-bid for me in Nov.
2000 is specializing in windows now, yes, but he used to do a lot of GC
work and I was very impressed when he did the inspection with his
knowledgability on all things construction. Admittedly, I was
inexperienced and he was probably trying impress me, obviously. He
succeeded. He told he he'd done "8-9 houses similar to" mine - old
houses needing major work in many areas, was the implication, and I
assume that included foundation work in most cases. I've seen some
finished interior carpentry work he did on my sister's house - very nice
work. He's also done major remodeling work for some of her friends. My
sister said that if anything the problem with him can be that he
sometimes gets a bit obsessed with everything being just so and she has
to prod him not to worry about that and get on with it. So, if that's
still the case, the concern from my viewpoint would probably be cost
overruns more than crummy work. He himself lives in a wonderful house,
big with a pool, in great shape (now), and I know that he's done or
supervised or contracted a lot of work on it. I had a look a couple of
years ago when I went to a party there.
He's taken to doing windows because it's easier than GC work, and
especially foundation work. He said it's hard, dirty and evidently
relatively depressing work. He told me that all good contractors he
knows who used to do foundations had moved away from them (into other
trades) and that for these reasons it's very hard indeed to find people
who do quality foundation work. Well, he was coming from a different
space when he told me that - he was telling me he wasn't interested in
doing my house any longer. This was around 3-4 years ago, in the midst
of the red hot housing boom around here and it must have been easy for
him to find easier work. He's getting older, and probably doesn't have
the energy he used to for whole house renovation that he used to, is my
take on all this. Anyway, I guess I'll call him and see if he at least
returns my call this time! I value his opinion and input even if I can't
get him to take on the role of GC for the_project.
Back in 1999, I was impressed that this guy was well up to coordinating
things - he said he knew a good mason for the fireplace/chimney,
recommended an engineer and termite inspector (I had them both do
inspections for me. I'm sure the engineer is permanently retired by now
... he was semi-retired then), and he obviously had lots of experience
subcontracting work on his projects. He's undoubtedly _relatively_ of
out of that loop presently.
I'll probably email you as you suggest and see about having you bid on
my foundation. Thanks! Where are you located?