Foundation Work Estimate?
Does anyone have any idea what the price would be on fully replacing the foundation on a house? I'm looking at an 1880s house in a very old but currently being revitalized part of town. Everything will have to be done to it. Heat will be baseboard(currently steam). Foundation is currently brick and is starting to get bad in some areas, and a few of the floors are uneven. I called but no one will even give me a range over the phone. I will eventually have someone look at it, but I have yet to do a rehab. I'm just trying to learn right now. The house I could get for I think around 25-30. Full rehab value around 100.
Thanks,
Chase
Hi Ruman,
The reason you are not getting answers over the phone is because there are too many variables.
When I was building in Ohio the frost line
for footers (what the foundation sits on)
was 36" deep....which can get expensive when done correctly.
Solid foundations (brick and 4" backer block) cost me $12.00 square foot plus the footer which is about $5.00 a lineal foot...your area is probably more.
Personally on a job like that I would meet
with my engineer and get his professional opinion of not only the foundation but the rest of the structure as well........very small investment that could save you thousands in the long run.
You need to meet up with several foundation contractors (at the site) and get more accurate numbers.
What ever their estimate is.....add 20% for unexpected problems....which most likely will occur.
Make sure that all work is done by licensed / insured contractors.
Also make sure that new foundation has good drainage / grade to prevent further problems.
Good luck
NCYank is right and let me add I have raised 5 houses myself and set a new ****Must Reach Senior Investor status before posting URL's*** enjoy it,but I like having my teeth cleaned too.Here is a short list of ****Must Reach Senior Investor status before posting URL's***f sheeting has to be renailed,windows won't work doors need rehanging,and figure on plaster being cracked ****Must Reach Senior Investor status before posting URL's***h yes not to mention the fireplace.
I forgot to add...If this a historic site will they require wood frame window replacement to match existing?
Mike
1880's that is going to be fun! I have done a few in San Francisco and here in Los Angeles. Victorians, McKinley Stinkers whatever.
Best way to proceed is bring your trades in one by one and take their bids, watch the Historical Histerical requirements. I am sure there is a lady in charge of such matters in the Building Dept. You will recognize her by the thick horn rimed glasse, overbit and sort of a New England drawl. This is the type of purist that will want those old fashioned overhead zinc lined wooden boxes, you know you pull the chain to flush and a fine mist of water nails you on the head.
Biggest problem is really foundation. I usualy jack the baby up and slot cut into the existing foundation and repair each six feet in series and with real honest to god concrete at least a 2,500 pour and in some cases 3,200 psi. While the lovely house is up I mark out the plumbing corrections to copper and the knob and tube electrical. Do not touch the knob and tube electrical lines cause they are all brittle and if you do you may make the perfect ground and you my friend will light up like a christmas tree. Just remove it and conduit in the new service. Watch the grounding a nice six foot brass rod. Tie to water service and a metal connection above the first level of cripples, if you have them, if not about 12 inches above base board.
To align the house and it will fight you all the way, I buy one of those little hand held levels with the cute little red light on it. you run around and mark everything and then with a little assist on the jacks you adjust until the house is a perfect level. You will have to shim a bit, unless you have a pipe line to the God of Builders, you know Thor, yes thats him the Greek one cause after you get thru crawling around under there you are going to be Thor!
The rest is pretty standard. Try not to break too many windows, always open them or remove before adjusting the level of the house.
I hope you do not have to replace any fishscale wooden sidings. Last time I could not find any and had to cut them by hand. I spent so much time on the bandsaw I thought I was married to it. It followed me home, but I introduced it to a table saw and that was the last I done saw'd it.
Now at last the paint. Really do a job on this, especialy trim and accent lines they are the things that make it a thing of beauty not just a Home Depot special.
The front door must be a one of a kind. Spend a little money on it and use Baldwin brass locks. I would suggest a place in England but it would take too long but oh my god, better then a date with Marelyn Monroe, but of course, she is dead. Does make a difference.
Cheers Lucius .