Having basement walls repaired???

[LongCut]

I have a basement wall that has seen better days. Long story short, I had a structural enigineer look at it, and was told that he would not certify it, due to its current state.

Do any of you have any experience with having either steel i-beams installed, or the carbon fiber/ steel banding???

Having the wall replaced is not an option because that would require removing a large deck, a stone patio, and large part of the driveway.

I hoping to hear success stories with either, or both, of the other options mentioned.......

 

[hessian]

Re: Having basement walls repaired???

Is it a bearing problem? Or maybe its bowing? I had a house with block basement that had been retrofitted for expansive soil pressure. Steel C beams let into the concrete floor running to joists where they were blocked.Designed by a PE. When I sold it ,the prospective buyers hired a inspector to check it out. He was there an hour before he recalled he was the PE that devised it.

 

[-Nick-]

Re: Having basement walls repaired???

You need to give more detail and photos...

 

[LongCut]

Re: Having basement walls repaired???

Photos won't do any good, at least with my skills. The basement leaked like a m-fer when we bought it, which was not disclosed. They did a VERY good job of hiding it. Soon after we moved in, the floods began. Then the East wall began to move. A horizontal crack opened almost the entire length of the wall. It varied with the weather, from 1/4" to about 1.5". They had patched this before, and like a retard, I missed it. The previous owner moved out of state, and after consulting with multiple lawyers, we decided it was cheaper to have the basement waterproofed, and chalk it up as a lesson learned. The wall stopped moving for the most part, after the waterproofing, but is apparently in much worse shape than we thought.


There is a standing crack, that averages at least an inch in width, for 3/4th of the 25' long wall. It staggers up to the one corner, which the top half of has shifted inwards at least an inch. Damn near FUBAR according to the engineer, but he said he will give it a lifetime/transferable warranty, if we have the straps and I-beams installed.

I just am worried about spending the money, unless it is a worthwhile investment.

 

[Olivers_AR]

Re: Having basement walls repaired???

Did the real estate company/agent move out of state? They also have a duty to disclose.

Worse case is that you have to do something if you ever want to sell it down the road, and hopefully your county won't get involved and hit you with code violations.


<div class="ubbcode-block"><div class="ubbcode-header">Originally Posted By: LongCut</div><div class="ubbcode-body">Photos won't do any good, at least with my skills. The basement leaked like a m-fer when we bought it, which was not disclosed. They did a VERY good job of hiding it. Soon after we moved in, the floods began. Then the East wall began to move. A horizontal crack opened almost the entire length of the wall. It varied with the weather, from 1/4" to about 1.5". They had patched this before, and like a retard, I missed it. The previous owner moved out of state, and after consulting with multiple lawyers, we decided it was cheaper to have the basement waterproofed, and chalk it up as a lesson learned. The wall stopped moving for the most part, after the waterproofing, but is apparently in much worse shape than we thought.


There is a standing crack, that averages at least an inch in width, for 3/4th of the 25' long wall. It staggers up to the one corner, which the top half of has shifted inwards at least an inch. Damn near FUBAR according to the engineer, but he said he will give it a lifetime/transferable warranty, if we have the straps and I-beams installed.

I just am worried about spending the money, unless it is a worthwhile investment. </div></div>

 

[-Nick-]

Re: Having basement walls repaired???

<div class="ubbcode-block"><div class="ubbcode-header">Originally Posted By: Olivers_AR</div><div class="ubbcode-body">Did the real estate company/agent move out of state? They also have a duty to disclose.
</div></div>

Only if they knew about it, and if the house was occupied at the time of Sale and it didn't rain enough to see it during a showing or open house you should assume that the Seller probably didn't tell the agent either since they went to great lengths to cover it up.

 

[-Nick-]

Re: Having basement walls repaired???

<div class="ubbcode-block"><div class="ubbcode-header">Originally Posted By: LongCut</div><div class="ubbcode-body">Damn near FUBAR according to the engineer, but he said he will give it a lifetime/transferable warranty, if we have the straps and I-beams installed.

I just am worried about spending the money, unless it is a worthwhile investment. </div></div>

There's your answer then. I would also suggest resealing the exterior of the foundation on the sides with leaking if at all possible. Also, make sure your downspouts are either connected to the drain lines if there some or else have splash guards installed that direct the water AWAY from the house. It's a worthwhile investment because if you ever want to sell your house you'll need the repair in order to get most types of financing.

 

[Olivers_AR]

Re: Having basement walls repaired???

Agreed, but always worth asking the question/doing due diligence. Assumption is that the OP didn't hire an inspector, if they did, also someone else worth having a discussion.

<div class="ubbcode-block"><div class="ubbcode-header">Originally Posted By: Broker</div><div class="ubbcode-body"><div class="ubbcode-block"><div class="ubbcode-header">Originally Posted By: Olivers_AR</div><div class="ubbcode-body">Did the real estate company/agent move out of state? They also have a duty to disclose.
</div></div>

Only if they knew about it, and if the house was occupied at the time of Sale and it didn't rain enough to see it during a showing or open house you should assume that the Seller probably didn't tell the agent either since they went to great lengths to cover it up. </div></div>

 

[-Nick-]

Re: Having basement walls repaired???

<div class="ubbcode-block"><div class="ubbcode-header">Originally Posted By: Olivers_AR</div><div class="ubbcode-body">Agreed, but always worth asking the question/doing due diligence. Assumption is that the OP didn't hire an inspector, if they did, also someone else worth having a discussion.

<div class="ubbcode-block"><div class="ubbcode-header">Originally Posted By: Broker</div><div class="ubbcode-body"><div class="ubbcode-block"><div class="ubbcode-header">Originally Posted By: Olivers_AR</div><div class="ubbcode-body">Did the real estate company/agent move out of state? They also have a duty to disclose.
</div></div>

Only if they knew about it, and if the house was occupied at the time of Sale and it didn't rain enough to see it during a showing or open house you should assume that the Seller probably didn't tell the agent either since they went to great lengths to cover it up. </div></div> </div></div>

Depends on Multiple factors. If it was covered up it's unlikely an inspector would necessarily notice either. You are right though in that if the Agent/Broker knew then they'd be on the hook. There's a LOT of disclaimers and waivers with most home inspectors now that would relieve them of liability for a Sellers intentional omission and cover-up.

To the OP... Did you contact your Insurance Company?

 

[LongCut]

Re: Having basement walls repaired???

We bought directly from the onwer, and had the house inspected. Everyone missed it, but I take the blame. The basement no longer leaks, as we had it waterproofed. Come to think of it, the lady we bought it from had one downspout diverted from the house through a piece of PVC, which was partially burried. When I put in a new fence and had the city inspector out, he noticed it and after looking into the matter, told me that the prior residents "temporary permit" had expired and that I had to reconnect the downspout. He said she had done it because the drain tile had backed up, but that she had it cleaned out but never reconnected the downspout. The city had put a camera through the drain tile and gave it a clean bill of health.

We are trying to sell, and that it what brought this on. Again, I didn't realize it was as bad as it is, and take full responsibilty for being to f-ing stupid to relaize this in the first place. If I had half a brain, I never would have bought this house.

I will see what the insurance company has to say.