foundation replacement

drkshdw · 06-29-2018, 03:16 PM

Who does one call to get quotes on replacing a home foundation? I've called foundation repair places and they don't (or won't) do complete foundation replacements. New home builders won't do it unless it's new construction. General contractors don't seem too interested (they never return calls) and house movers/lifters don't do referrals. I know there are companies or people that do this, but who?!

Long story short, I've got an old house that currently has a brick foundation (with crawlspace) that is crumbling and it desperately needs replaced. It is past the stage of repointing and really past the point of repair. The house is 2" lower in the rear than the front and one section is pushed out far enough that the sill board doesn't rest on the foundation anymore. This all caused from 100 years of bad drainage and neglect.

Ideally I want to replace it with concrete block which I could do myself once the house is lifted but I'm at that point that I'd prefer to just hire it out just to get it done. I don't really want to deal with tearing the old foundation out and digging it out for footings. I know it won't be cheap but first I need to know who will do it. Surely this can't be that uncommon?

look 171 · 06-29-2018, 03:39 PM

Yikes, brick foundation. I know, I know, its 100 years old. We don't have to many of those around but the one I have come across was a really well built Greene and Greene. I spent lots of time on doing the remod. I am not sure about block, just because its isn't done all that much around here. Keep calling remodeling contractors. Lots of guye don't want the job is because its a PITA. They can do much better build new because they have full control of the build and not have to worry making it the end product looking like it was there from day one. Lift the house, pour in place foundation and let the house back down, and deal with all interior damages like plaster walls and out of plumb cabinets, doors and windows. Most foundation contractors should or would love to have that one out here.

Be careful with foundation guys, they are only interested in installation a new foundation, then you will have to find another guy to finish up or repair the inside.

john70t · 06-29-2018, 03:42 PM

I''m guessing they would poke some big steel I-beams out both ends, on blocks perpendicular to the joists, to first stabilize it.
Then they'd use a backhoe to dig out walls, re-pour and/or stack, and back fill.

It may cost $20-150k depending I'd guess. Hopefully on the lower side.

That wall looks dangerous.
Not only are the bricks leaning and breaking...they are stacked vertically.

TimT · 06-29-2018, 03:44 PM

I'm in the unique situation of having to do this more than once..

25years or so ago my brother and I went all in on a shack in rural Vermont, 200' of lakefront slice of heaven... The cabin used to be part of a summer camp.. built to the lowest standards....One corner and wall was on a foundation of tree stumps.. and given the Vermont freeze thaw cycles.. the house moved...

You will need a contractor to support and lift the house... then a contractor to demo and build a foundation..

Its discouraging to hear that the guys who lift houses in your area wont refer a sub to you... You may have to play GC in his case, which I've done..

And then Sandy rolled though here a few years ago and took some house clean off their foundations...

Jack me up baby..

TimT · 06-29-2018, 03:59 PM

I have pics of the process that we went though on my house in Vermont.. and this is a typical scene where I live since that **** Sandy came through...

You can sort of see the cribbing, holding the house up..

Also be advised, you may be out of your house for up to a year (or more)

rfaust6024 · 06-29-2018, 04:01 PM

WOW, what a beautiful home..

drkshdw · 06-29-2018, 04:13 PM

Quote:

Originally Posted by TimT

I have pics of the process that we went though on my house in Vermont.. and this is a typical scene where I live since that **** Sandy came through...

You can sort of see the cribbing, holding the house up..

Also be advised, you may be out of your house for up to a year (or more)

Nice house!! Did you add a 2nd floor under the house (lift it a story) or was that already there and you just replaced it?

And I'm lucky that the house that needs the new foundation isn't my primary residence. It's also gutted down to the studs. It's also small and rectangular (22' x 36' 1.5 story) so it shouldn't be difficult or a big project. It's not like I'm adding a basement or adding a second story to it. That's what baffles me though is that it's going to be in the 10's of thousands of dollars to do (in just labor) yet the GC's that I talk to don't want to mess with these 'little jobs'.

look 171 · 06-29-2018, 04:18 PM

Quote:

Originally Posted by drkshdw

Nice house!! Did you add a 2nd floor under the house (lift it a story) or was that already there and you just replaced it?

And I'm lucky that the house that needs the new foundation isn't my primary residence. It's also gutted down to the studs. It's also small and rectangular (22' x 36' 1.5 story) so it shouldn't be difficult or a big project. It's not like I'm adding a basement or adding a second story to it. That's what baffles me though is that it's going to be in the 10's of thousands of dollars to do (in just labor) yet the GC's that I talk to don't want to mess with these 'little jobs'.

Times are good and everyone's out to make easy money. Lifting a smaller, gutted house like yours is very easy and that can be a great money maker for them. Hill side?

LWJ · 06-29-2018, 04:19 PM

Someone added a floor to a cool old house near my work. Looked just like what they did to tim's place above.

TimT · 06-29-2018, 04:30 PM

The house in the pic isn't mine, its across the lagoon/canal from me, they added a dormer a few years ago, but what the picture shows is that the house was jacked almost 10' and supported, while a standard 8' (i think) basement was formed and poured. The people doing this are getting federal aide from Sandy relief, and I'm hearing the costs are in the 50-80,000 range,

Sort of a scam, the contractors know how much aid is forthcoming and adjust there fees accordingly....

My house is over 100+ years old and has weathered some nasty events.. so I'm rolling the dice and leaving it be..

Not sure what sort of permitting you need where you are, but in my County/Town (Nassau County/ Town of Hempstead) the process if onerous costly and time comsuming,, its like they gang up to prevent you from improving your home..

Funny, a lot of the house raising contractors here are from the midwest..

wilnj · 06-29-2018, 04:43 PM

Not sure what you mean about the house lifters not doing referrals.

If you’re so inclined, you could GC it yourself.

You need a house lifter to jack it up, a demo company to remove the old foundation, concrete contractor to put in the new. House lifter comes back to put it down.

Sent from my iPhone using Tapatalk

drkshdw · 06-29-2018, 04:47 PM

Quote:

Originally Posted by look 171

Times are good and everyone's out to make easy money. Lifting a smaller, gutted house like yours is very easy and that can be a great money maker for them. Hill side?

You'd think that'd be the case but I'm finding it difficult.

And yes, hillside. The problem is the house is downhill from a 5 acre estate that unfortunately all drains down the hill and right into the side of this house. It's the natural lay of the land so the city can't mandate the uphill neighbor has to do anything about said runoff so we've done what we can to deal with it (built a ditch at the bottom of the hill along the entire length of the property that will need to be dug out every few years as the hill erodes into it).

look 171 · 06-29-2018, 05:07 PM

You sound like you are in the country or semi-rural area, so code isn't as a pita as it is out here. My architect shakes both his hands and head when it comes to larger hillside remodels. I am currently finishing a foundation replacement on a hill side home. That's only the front section. Yep, water intrusion damage.

I am shocked at some of these guys who doean't want the work. Its an easy 50-70 K job.

GWN7 · 06-29-2018, 09:45 PM

Do you have enough room to lift the house and then move it off the foundation location? Forward or back?

Lift the house and move it off the existing foundation. This way you can get a basement guy to dig and construct you a new basement. Or do it yourself.

By doing it this way you don't have the problem of your house falling into the hole as it's being dug. Happens much more than you would think. It's very hard for a legit contractor to get insurance for this type job. Also working under a house that's up on stilts can be much more expensive than doing a open hole construction.

GWN7 · 06-29-2018, 09:58 PM

Also depending on your soil conditions you may be required to install piles or ground hogs (depending on what the engineer requires) before you can build your footing.

Infill houses next door were required to go down 24' from the 10' deep basement hole they had dug for a total depth of 34" from grade with ground hogs. It would have been the same with belled concrete piles at a higher cost so they went with the ground hogs which were welded directly to the footing steel.

GWN7 · 06-29-2018, 10:12 PM

If I was you and planning on doing my own basement I would look at using Foam Block forms. Guy across the back lane did it and he said it was simpler than he thought using them.

https://www.youtube.com/watch?v=6hw-u0PaPtg

mepstein · 03:43 AM

I would see if superior walls are available in your location. Pre-cast concrete walls. Installs in half a day. I worked a new construction site and they used them for 250 homes. Even guaranteed to be waterproof. I would use them for my house.

1990C4S · 06-30-2018, 05:54 AM

I'm pretty sure you need to start with an engineer or architect that can assess the soil and work up from there.

Once you have drawings you can find a contractor.

vash · vash's Garage

I’ve lifted bridges.

That looks like an interesting project for sure. I’m amazed there are no contractors willing to take it on. You’ll need an engineer fir sure.

wayner · 06-30-2018, 09:16 AM

When I did mine I cribbed from inside and used hrydolic jacks on those cribs to lift and then block it so that I could work on sections using a small backhoe from the outside.

I built a 8 foot tall, 6" thick wooden foundation (following code using preserved plywood and for extra peace of mind, a barrier layer before backfilling with sand and drainage pipe).

At the base I poured footings to build the wall on. I also insulated the cavity of the 6" thick wall using blue styrofoam.

If your digging a trench, be careful about working in it.