The Foundation

If you've read the inspection reports, you may be a little concerned about the foundation on 23 Linden Drive. What's great is that there are actually 2 different reports on the foundation, so you can be well-informed. In addition there's been work done on the foundation, and there's supporting materials for it as well.

Let's start with the property inspection. The property inspection states:

Slightly greater than typical foundation cracking and/or movement was observed in the older section of middle crawlspace. The amount of movement does not suggest a serious structural problem. This area should, of course, be monitored. The rate of movement cannot be predicted during a one-time inspection. For additional information we recommend a licensed structural engineer be retained.

Okay so we know that there was movement in the foundation in the past (not surprising since this is California, and there are earthquakes), the inspector points out there is some cracking, and recommends a licensed structural engineer be retained. In fact one was (by a prospective buyer), and a foundation report was produced. The foundation report did find a few recommendations and repairs, but had this overall conclusion:

I conclude that the house has a relatively stable foundation. The structure is in generally fair condition considering the age and quality of construction, foundation design, soils conditions in the area site drainage conditions and seismic activity in this region over the period of the structure service. I find this foundation to be in Fair condition and advise that if the above additions are installed to the house that an effort be made to follow the above-mentioned guidelines. I believe the foundation is fair condition at this time and should remain at this level with the completion of recommendations as well as implementing general maintenance procedures regarding site drainage and moisture controls.

So the building inspector believes the foundation should last, and does recommend a few corrections which included:

1) Improve drainage around the home (not exactly foundation work, but a preventive measure to help keep the foundation from getting damaged)

2) Cut exposed rebar and paint the steel (there was one section found that had steel rebar that was exposed - extremely minor issue and was only a $250 correction)

3) Some foundation anchor bolts were found, recommended adding additional ones (for a home of this age, it's not unusual the foundation was not bolted to the home, this is a common retrofit for seismic protection)

4) Cracks should be filled with epoxy (as the first inspector found, there were some cracks, these should be filled with epoxy as a preventive measure to help prevent moisture from entering - you'll note in all the inspections concrete cracking is fairly common in California and not considered a structural problem).

So overall the foundation is relatively stable. There is some recommended work in the foundation report. If you're concerned about it, you can request that the work be completed during escrow. You should of course adjust your offer price based on the foundation report or ask for a credit back in closing to cover the cost of the work. As a seller I'd find any of these options acceptable.

Note: The picture above was taken by the foundation inspector to show the cracks he found in the foundation. I can barely see the crack, can you?

Update 6/30/2010: All the recommended foundation work has been completed (during the week 5/17/2010) and has been paid for by the seller. A completed clearance is available for any buyers.