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-   -   rafters pushing the wall out (http://www.diychatroom.com/f19/rafters-pushing-wall-out-4323/)

christy123 10-13-2006 12:26 PM

rafters pushing the wall out
 
Hi everyone!

I am new to the forum I am in the process of buying a house. Home inspectotion revealed that one of the walls ( 2nd floor) is leaning outwards being pushed by rafters.

Can someone tell me if this is a serious problem? Could this be fixed? If yes, should i anticipate this problem to recur in future? Would it have any effect on resale value of the home?

Thanks

Christy

redline 10-13-2006 01:54 PM

I would get 3 or more estimates on how much this will cost to repair.
Ask the contractor if it can be fixed, how serious the problem is and if there are any other problems associated with this slanted wall.

If you find that the problem can be fixed for a modest price and will be stable/safe in the long run then you could proceed with the purchase.

If you found out by the contrator that this is serious problem and the cost will be high then you could walk away from the property or get the seller to reduce the price of the home to make the repair.

Was this problem noticeable when you looked at the house?

The rafters should not push the walls outward if there are ceiling/attic joists. The attic joist should hold the walls from spreading away from the rafters. Or there should rafter ties that hold the roof from spreading.

Have you gone into the attic and looked for any further probelms?

redline 10-13-2006 01:57 PM

How much does the wall push outward?

How much of the wall length is leaning? (1 foot, 5 feet, 10 feet...)

Did you ask the owner how long this problem is been left like this?

If you look at the roof from the exterior, are there any dips, sags or other problem?

Could you post a photo of the problem?

christy123 10-13-2006 03:25 PM

Well..it wasnt obvious to me from outside when i looked at it. 2nd floor cieling and this leaning wall did have some gap of about an inch . I did go into the attic with the inspector...there was about a gap of 6 inches on this side of the house. roof has sags.. it is very old...

ownner denied he knew anything about this. house is old ..was built in 1920s.

Seller agreed to pay for the repairs but my concern is whether the property would lose value after repairs . would i have difficulty in reselling the house should i need to.

AtlanticWBConst. 10-13-2006 07:51 PM

Quote:

Originally Posted by christy123 (Post 20736)
Well..it wasnt obvious to me from outside when i looked at it. 2nd floor cieling and this leaning wall did have some gap of about an inch . I did go into the attic with the inspector...there was about a gap of 6 inches on this side of the house. roof has sags.. it is very old...

ownner denied he knew anything about this. house is old ..was built in 1920s.

Seller agreed to pay for the repairs but my concern is whether the property would lose value after repairs . would i have difficulty in reselling the house should i need to.

As suggested, you should get some estimates on the cost to fix.
It sounds like it could be?:
Broken or damaged rafters at that point.
Separation of rafters from the ridge beam.
It is hard to tell...as it depends on the type of framing as well...Balloon framing?

If it is repaired, it will not effect the value of the home at all. (Home repairs are not like a car that has a bent frame and has been repaired)
Also:
Remember that estimates are usually free 99% of the time.... in the contracting field.

BTW- Just remember that a house in such a condition, built in the 1920's may require other work.....$$$

Good Luck.

redline 10-13-2006 07:54 PM

Quote:

Originally Posted by christy123 (Post 20718)
Hi everyone!

Home inspectotion revealed that one of the walls ( 2nd floor) is leaning outwards being pushed by rafters.



Christy

Did the home inspection find any other problems with the house?

redline 10-13-2006 07:59 PM

How old is the furnace?

How old is the roof? How many layers of shingles?

Is the foundation in good shape?

Is there water in the basment or prior presence of water?

Is the plumbing copper? If it is older plumbing then it may need updating.

How old are the water and sewer lines going to the public road way?

How old is the electrical system? Is it breakers or fuses?
How many amps to the main electrical panel?

How old are the windows? Do they need replacement?

Is the exterior maintenance free or will it require painting?

Is the house insulated?

christy123 10-13-2006 08:11 PM

Furnace is very old but inspector said that there would be no issues in near future..

Roof is > 20 years old ...seller had agreed to pay for it even before the inspection..it is 2 layer shingles.
Foundation is in good shape but they had water last year during heavy rains...there are no drains or sump..

plumbing is mixed..old and new

water and sewer lines are old....

Electric system is breaker and they have mix of old and new wiring

most of the windows have been recently...

exterior is clap board would need paint....house is insulated.

christy123 10-13-2006 08:12 PM

electrical is 100 amps

redline 10-13-2006 08:26 PM

Quote:

Originally Posted by christy123 (Post 20763)
Furnace is very old but inspector said that there would be no issues in near future..

If the furnace is older than 10-15 years old then it may be better to lower your purchase price because a new system may cost over $5,000 depeding on the size.

Roof is > 20 years old ...seller had agreed to pay for it even before the inspection..it is 2 layer shingles.
Make sure that they tear of all layers and put on a completely new roof or adjust the pruchase price lower to reflect the cost. A new roof may cost close to $10,000 depending on the size.

Foundation is in good shape but they had water last year during heavy rains...there are no drains or sump..

Is this a dirt floor basement or cement ?

Is the a basement finish and used as living space or just storage?


plumbing is mixed..old and new

If it is not all copper than it may have galvanized pipe which should be changed to copper. The price of copper has tripled over the past year. You may want to lower the purchase price to reflect replacing the plumbing.

water and sewer lines are old....

This can be expensive to replace because the ground will need to be dug up. How far is the house from the road or water and sewer tie in? The longer the run the more expensive the cost.

Electric system is breaker and they have mix of old and new wiring

most of the windows have been recently...

exterior is clap board would need paint....house is insulated.

Any areas of lead based paint or asbestos?

redline 10-13-2006 08:40 PM

Is this the first house you have ever purchased?

It was a very good decision to have an inspector. Does the inspector offer a warranty on his evaluation?

christy123 10-13-2006 08:45 PM

Quote:

Originally Posted by redline (Post 20767)
Is this the first house you have ever purchased?

It was a very good decision to have an inspector. Does the inspector offer a warranty on his evaluation?



yes this would me first house...

basement has asbestos tiles... lead is expected in a home this old...

i dont believe inspector offers warranty but he is from a very reputed company

christy123 10-13-2006 09:20 PM

If the furnace is older than 10-15 years old then it may be better to lower your purchase price because a new system may cost over $5,000 depeding on the size.

I had taken this into consideration when made the offer...my offer was baout 15% lower than asking price


Make sure that they tear of all layers and put on a completely new roof or adjust the pruchase price lower to reflect the cost. A new roof may cost close to $10,000 depending on the size.


will take this into consideration------

Is this a dirt floor basement or cement ?

Is the a basement finish and used as living space or just storage?


basement has cement ... it is part finished ...there is bar in the basment...it probably was used for entertaining and parties

plumbing is mixed..old and new



water and sewer lines are old....

This can be expensive to replace because the ground will need to be dug up. How far is the house from the road or water and sewer tie in? The longer the run the more expensive the cost.

House is right off the street..

troubleseeker 10-13-2006 10:09 PM

Potential for a costly repair. The ceiling joists normally act to tie the outside walls together so they can't be pushed by the thrust of the rafters. There is either way to large a spacing on the ceiling joists( a not too common occurance, but I have seen this in old houses), remember lots of these houses were not professionally built, and there were no codes then, or insufficient fasteners are failing at the ceiling joist/ top plate connection; this was only a couple of toe nails before metal connectors were required.

christy123 10-14-2006 11:43 AM

ok ..i had a structural engineer take a look at the property. He was more optimistic. He said birds mouth of the rafters were slipping off. he said it will continue to move outward about an inch in next 70 years. he advised against pulling back the wall. instead h said movement could be slowed by putting a knee wall under the rafters and removing current 2 or 3 layer roof and replacing it with one layer.

what you guys think?


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