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Old 10-31-2011, 09:43 PM   #1
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Need advice on fairly large cracks in block wall in basement


I'm looking at buying a house that was a foreclosure and is now owned by the bank. Its up for sale very cheap (actually a duplex) and needs mainly cosmetic rehabbing, which I have done several times before, in fact I have worked on almost every part of a house, except I have never dealt with foundation problems. I'm in WI, where nearly all homes have basements and it gets darn cold during the winter.

The house I'm looking at is a rectangular shape, 3 of the walls are fine but one wall has several cracks, one vertical going from top to bottom, even splitting some of the blocks and a couple of other cracks running mainly horizontally in the spaces between the blocks.

My question is basically what would you think would be the best way to fix this and more importantly, does anyone have a ballpark idea of the cost involved? I need to get my offer in on the house asap and just don't have time to have a basement repair company meet me there to look at it and give me a price. I have no idea if this would be say a $1500 fix or a $15,000 fix-and that would obviously greatly affect what I would pay for the house! Also, the realtor I work with mentioned some sort of metal bracing they use for repairs like this where they brace the entire wall and then you are good for many years. He thought it would be around $3000, but I have no idea if he's close or not!

Any help is appreciated, thanks!

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Old 10-31-2011, 10:05 PM   #2
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Need advice on fairly large cracks in block wall in basement


If time is of the essence, find another house. That cracking may be a sign of settling, which may go on forever or be many $K to fix. Are there any cracks elsewhere? Floors out of level?

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Old 11-01-2011, 07:04 AM   #3
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Need advice on fairly large cracks in block wall in basement


horizontal crack is likely from lateral soil pressure while the vertical crack suggests a settling footer,,, neither is earthshaking dealbreaker,,, w/o putting eyes of the wall, reserve $3,500 to include invisible steel-reinforced wall pins & a foundation underpinning - both are fairly diy friendly & can be done for ( materials & rental equip ) approx $ 400,,, our w/site has a diagram - feel free to e for more info.

basement repair companies will likely also want to install a french drain, etc - NEVER agree to their opening price remember steel shoring beams & carbon fiber straps will always be visible & a constant reminder to prospective buyers when you wish to sell good luck !
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Old 11-01-2011, 08:23 AM   #4
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Need advice on fairly large cracks in block wall in basement


Quote:
Originally Posted by BT5150 View Post
He thought it would be around $3000, but I have no idea if he's close or not!

Any help is appreciated, thanks!
Even though he's just a realator and his const. experience is likely limited, he's probably more accurate than anyone here will be. I bid jobs like this out for a living, but it's nearly impossible to even guess at one over the internet w/o highly detailed pictures & actual measurements of the deflection of the wall.

I would guess though that the horizontal crack is in a joint about a foot below the exterior grade?
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Old 11-01-2011, 08:33 AM   #5
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Need advice on fairly large cracks in block wall in basement


What side of the house is the wall that has cracks on? Is it on the same side as the adjoining duplex, or front, back or drive? Can you post pictures? Also, has there been a home inspection done by a ASHI inspector, along with having a hvac company come in and do a inspection on the mechanical's? Can you post pictures of the wall in question, and hold or place a ruler with tape to hold, showing how far the widest point of the crack is.

Also, is there any slope to the structure, due to this cracking?
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