Messages and Online Forum Q&A

Re: Leveling foundation

From: info@builderswebsource.com
Category: Foundations and Basements
Remote Name: 63.198.181.43
Date: 18 Oct 2000
Time: 08:54 PM

Comments

Based on your latest information, we always preface our comments noting that you must work with local, licensed experts since they can see your site conditions first-hand. What that said, here are some additional thoughts:

1) Your location in Central California near the coast puts you in a seismic risk area with an expected quake magnitude of 6.5-7.5. This can do significant damage to a structure should it occur. Sandy soils are subject to liquefaction, particularly if the water table is high. This can undermine a foundation entirely. Now, the nearest major fault is probably the San Andreas...which, in Central California, is still quite a ways inland from the coast -- so your area is probably not at the same level of risk as compared to the San Francisco Bay Area, where the San Andreas cuts right through multi-million dollar homes.

Nonetheless, you are still in what's considered a high risk seismic zone (as is much of California) and any structural improvements you make must take this into account.

2) Now, as to the cost effectiveness, you state that your home is worth about $210K with comparable homes worth $60-90K more. I'm assuming the difference in value is attributable to your foundation condition and perhaps some other amenities, since you say your place is pretty nice otherwise. With this assumption, you could spend in the area of $50-75K to shore up your place, along with some cosmetic improvements, and still get your money back should you decide to sell it in 5+ years. It's hard to put a price on safety and peace of mind. For many, these are truly priceless.

Our recommendation is that you compare two alternatives, starting with the first one:

1) Spend the minimum amount necessary to jack up and relevel the house...especially if you think you'll sell within a few years. There are systems that drive steel supports down to bedrock which can stabilize the foundation. This, combined with some anchoring and shimming, may just do the trick.

2) If you plan to live there for longer than the 5 years, then I'd get some additional quotes to do it right...with a combination of concrete stem walls and/or load-bearing concrete piers. Piers (such as 12"-18" dia.) would be used if your house is high off the ground (solid concrete walls would not be cost-effective) and these would have to be engineered to carry the proper loads. Piers are also used in clay soils where the soil swells and shrinks.

So, while it may seem that we're back to square one with two choices, the missing component here are the bids for each approach. Remember, should you ever decide to sell your house, you'll have a much better chance of selling it if the buyer knows the foundation is in good order. Furthermore, you'll have the added peace of mind during the time you live there.

Since leveling a house is obviously a disruptive process, you'll have to find another place to live unless this is a vacation home. This process could take a few months, so be sure to figure in the cost of moving and protecting your assets during that time. Also, keep in mind that if the house has been out of level for 100 years, then some of the support members may be warped or damaged. This could add extra expense to your project.

Please keep us posted on your decision and what the bids looks like. Be sure to get several competing bids and always check recent customer references and the California State Contractor's License Board. The latter has an online site where you can verify the license number and determine whether any complaints are pending.

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