Foundation Sinking Repair

Summary: Sinking or settling foundations are a common problem with older houses with poor soil, poor water drainage and pier foundations. Leveling a house must be done by a professional.

Carl,

My house is almost 100 years old and it doesn't seem like any of the previous owners updated it other than maybe installing electricity for the house. I don't know whether I should rebuild it or just sell it and buy a new house.

I like its location and would rather stay there. I know the cost of rebuilding the house would be great because we really have no lot. Our house is separated by our neighbors by only about 2 yards.

I thought about remodeling but there is so much to do that may be rebuilding would cost just as much. The house is subsided so I was told before I could do anything that is the first problem to fix.

What should I do?

Hi, I’ll have to make some assumptions here, as I don’t really have enough information.

Subsided means to sink and sinking or settling foundations are not uncommon.

Even the Leaning Tower of Pisa needed leveling a bit. It was about to "go".

Here’s what I would do:

1. Determine what it would cost to level the house. This is an all too common problem, especially with older houses with poor soil, poor water drainage and/or pier foundations.

Contact a company that specializes in Foundation Repair:

Here is a link to the National Association of Waterproofing and Structural Repair Contractors, Inc. Their web site has a locator to find contractor members across the country.

Or you can find subcontractors who do leveling in the yellow pages.

You may also want to have a structural engineer check it. They are also found in the Yellow pages.

Leveling houses is done all the time. It is a slow process (several weeks) as years (maybe decades) of settling have to be reversed. If it’s done too fast, structural and/or mechanical failures can occur.

Leveling a house must be done by a professional.

2. As a precaution, have a structural engineer also check the rest of the structure.

3. Create two cost estimates, one for remodeling the house and one for a total gut (or tear down) and rebuild.

You can use the construction estimating software, the cost to build calculator (#5) on my “Getting Started” page. Just pick and choose the categories that will apply to your project and plug them into a spreadsheet (Spreadsheets are FREE on my “Spreadsheet” page).

The costs will seem high, but if you act as your own General Contractor, the remodeling job or rebuilding a new home should be achievable. Then decide which way to go.

As to the closeness of your neighbors, it may make it a little more difficult, but how would you like this for closeness.

These homes are in San Francisco where remodeling and rebuilding (including total tear downs) seem to be a local pastime.

Carl Heldmann P.S. You should also read "Foundation Cracked"