Foundation Problem (Piles)

[PotatoTopPie]

Hello everyone

Long time lurker, first time poster.

I'm currently looking at a 2-level weatherboard home (approx 130 m2). The house is up on piles but there are some issues with the foundation. It appears there is a fairly minor level issue. I didn't notice it at first but after the agent mentioned it, it was quite apparent.

The house is quite "new", mid 90s.

I went under the house and the only thing I noticed straight away was that the piles are very thin compared to our current place, which is also up on piles. But I'm not an experienced builder or foundation expert (far from it).

I understand that the house can be jacked up and re-piled to resolve this. My questions are-

1. Has someone been through a similar process? What can I expect in terms of cost?

2. Are there likely to be long term damage to the structure (i.e. The doors are not closing properly ATM... will re-levelling fix all this?)

3. This is a cross leased place (half share), exclusive use of everything except for the shared driveway. Is this likely to complicate repairs?

I know I should be speaking to professionals but it's Sunday (I will call tomorrow). The other half REALLY loves this place (as do I) so I want to get moving sooner rather than later.

Just wondering if this is going to be more hassle than it's worth?

Thanks.

[jimO]

surprised a 90s house would have pile problems

[TheLibrary]

it certainly seems odd that a house would have foundation issues if built in the 1990s so I would tread carefully in that regard. If you buy, get it at a discount and allow for other problems.

Re, the crosslease, you will need get a copy of the lease agreement, but generally, you must be allowed to repair your property.....but the lease will stipulate what is allowable.

I dont think anyone could say that revelling would fix door/window issues, but they probably won't be as bad.

[PotatoTopPie]

What do I need to do to get a copy of the lease agreement? I have the Title, the LIM and I've ordered the Property File but won't have that until Wednesday. Will the lease agreement be in the property file? My main concern is having a cross leased property will push up remediation costs because you have to get "permission"? I hear a lot about how Crossleases are bad but my olds have lived cross leased for 20+ yeas with zero issue. Anecdotal I know but surely it can't be that bad!

The price definitely is right but I need to make sure this isn't going to get out of hand.

I had had a look under the house and some of the piling posts are no longer vertical, they have a bit of a lean to them. Can someone recommend a tradesperson that has experience with this?

[Davo36]

For costs and things, you need to speak to a piling company.

If it's settled in only 20-30 years, I'd be concerned about the land. Like has it been filled, that sort of thing.

[AlexL]

I would agree with Davo, it is very unusual for a house built in that period to have piling issues. Lim should tell you whether the ground is unstable. Talk to neighbours and see if they have had any similar issues, and if in doubt, it might be a good idea to talk to a geotech engineer...Anything can be fixed, but you should price it in to the purchase price.

[Anthonyacat]

I'd be concerned it's in the 90s and already problematic. Don't know what that means.

Am going through a full repiling at the moment on a house that's been there since the 50s. House is larger than yours, but not much. Full repile requires council consent, application fee of $2,700 or so. The repiling itself was quoted between $25k and $35k.

The repile caused cracks through many walls. Doors and some windows stopped closing during the relevelling, but close again now with the exception of the bathroom door which we're going to need to get scraped down or replaced.

[Wayne]

No one said that there were 'pile problems'.
An in-expert opinion is that they 'looked very thin'.
I'd get an expert opinion - could be what you are seeing is normal and what you are comparing it with are oversize and excessive.

[PotatoTopPie]

I'd be concerned it's in the 90s and already problematic. Don't know what that means.

Am going through a full repiling at the moment on a house that's been there since the 50s. House is larger than yours, but not much. Full repile requires council consent, application fee of $2,700 or so. The repiling itself was quoted between $25k and $35k.

The repile caused cracks through many walls. Doors and some windows stopped closing during the relevelling, but close again now with the exception of the bathroom door which we're going to need to get scraped down or replaced.

How is site access to your place? Problematic at mine (long driveway, fairly steep gradient. Machine access problematic if not impossible). Did they lift and move the entire house before repiling or did they do it in-situ? 25-35k would've acceptable to me. I've actually had one guy look at it and tell me it is "impossible" to fix because (a) there is nowhere to move the house due to the size and shape of section + other driveways (b) no way to get machines in because of the gradients and location of the house.

I can't even seem to get anyone out to have a look at it, I just need to know if it can be fixed permanently, with warranty in-situ. I don't want to end up with something un-sellable (as the current vendor has).

[Don't believe the Hype]

Why would you take this risk? I'm sure there are lots of other properties that you could consider purchasing.

You love the place now, not sure how much you'll love it when you can't fix, can't sell. Take the emotion out of it and decide if it is a good idea... sounds like you already have and the answer was no... now you're trying to find some justification to make the decision you know is wrong

Run Forrest run!!

[TheLibrary]

Properties no one else wants or has a lot of issues will often come at a significant discount off market value and one can turn this into an opportunity. Its just that you need to get it at a significant discount and be prepared to solve some very complex problems.

[Don't believe the Hype]

Properties no one else wants or has a lot of issues will often come at a significant discount off market value and one can turn this into an opportunity. Its just that you need to get it at a significant discount and be prepared to solve some very complex problems.

This statement holds true if you:
a) Know what you're doing
b) know the issues can be solved - which the OP said is unlikely to be able to be done.

[Bobsyouruncle]

here's not much that can't be fixed. You need to get proper advice. Talk to a piling company, get your lawyer to get a copy of the flats plan/lease, although the agent should have this already.
Then you'll know the answer to all these issues. If the agent is pointing out the problems it isnt going to sell quickly everybody, except a builder, will have to do this work also. so get on with it :-)

[PotatoTopPie]

I'd like to thank everyone that gave advice. I ended up walking away from this one.

I spoke to multiple piling places, had some of them come out and inspect and the advice was it "couldn't be fixed". They cited that the shape and gradient of the section means getting machines in to fix is impossible. It is also impossible to jack up and move the house to get good access to the piles in order to re-drive new piles in that won't sink. Best case - the house could be lifted and the piles packed to bring the flooring level but no one would guarantee that it wouldn't continue moving (sinking). Lifting and re-levelling the house isn't a cheap exercise, and the last thing I'd want is to be repeating that every few years or have to sell at a huge discount when it comes time to sell especially after having spent a ton of cash to "fix" it.

Moreover, after calling around no less than 5 re-piling places, none of them would call me back or say that they couldn't work within the timeframes specified. I had to constantly call them and harass them to get anything done. I remembered how time consuming it was getting people organised to do this kind of work - something I'd rather NOT deal with.

I'm not a house flipper / RE investor by trade - We are looking for a family home (although not diametrically opposed to getting up a fixer-upper). The degree of work this one needed and the amount of risk didn't make sense at the end.

[TheLibrary]

Any chance you could post a link to the property in question?