Foundation Repair Questions–Things to Review and Ask the Seller

https://www.youtube.com/watch?v=X_jRFsmQ1Xo

Hey everyone, Eric Christie with Boxer Inspections back again! Today’s inspection really got me thinking about something crucial to homes: foundation repairs. Finding a home with past foundation work isn't rare, especially in houses over 20 years old. But just knowing repairs were done isn't enough. We need to know if they actually fixed the problem.

I recently inspected a house where my clients had noticed a really big crack in the concrete slab. While cracks can be common in older homes, a large crack will definitely catch your eye. The sellers reported the foundation repairs had been completed. We asked for the documentation, and they provided some helpful information.

The paperwork showed foundation level measurements from BEFORE the repairs were completed. It even included instructions for the repair company, stating they were supposed to lift the house back up to its"nominal values"– basically, bringing it back to where it should be, especially in areas that were significantly different. This initial information was great; it showed where the problem was and the repair goal.

But then came the tricky part. We knew where the repairs were supposed to happen, so my next question was,"Okay, great, but what were the measurements after the repairs were done?" I wanted to see the "post-measurements" to confirm the work was successful. This is where we hit a snag. There was no data, no information about the outcome of the repairs. The seller didn't have it, and even more concerning, the foundation company reportedly didn't make those post-repair measurements.

This missing information is a huge deal. The repair company had specific requirements, like lifting parts of the house to "nominal values." Their warranty is also based on that planned repair that was signed. Without post-measurements, how can anyone confirm those requirements were met, or if the house is now truly stable and level? It leaves a big question mark?

The sellers did mention that the repairs came with a lifetime warranty that is transferable to new owners. That's a positive thing to have, and it offers protection if new issues arise related to the repair. However, a warranty typically covers future problems; it doesn't provide proof that the original problem was fully corrected to the specified standards.

So, what's the most important takeaway here? If you're looking at a home with a history of foundation repairs, you need to push for complete information. It’s not just about knowing that repairs were done, but proving they were effective. This ensures you're investing in a home where the foundation is genuinely stable. It’s certainly something you want to take a close look at.

For my fellow inspectors, or even homeowners getting ready to sell, here are the key things to verify when it comes to homes with past foundation repairs:

• Comprehensive Documentation: Always seek out both the pre-repair foundation level measurements and any post-repair measurements. Without post-repair data, it's impossible to confirm if the problem was fixed or if specific requirements were met.

• Review Repair Requirements: Look closely at the original instructions for the repairs, especially details about lifting the house to "nominal values" or making changes where it was "significantly different."

• Warranty Details: Understand the specifics of any lifetime or transferable warranty. While valuable, remember it doesn't replace the need to verify the success of the initial repair itself.