Foundation Reports

Foundation Reports

Dear Phyllis,

I think your question and answers are a great service for our Foothill community, and I appreciate you sharing your knowledge. Here’s my question: Last year our Glendale home was listed for sale, sold, and we opened escrow. The buyer’s overzealous inspector came to the conclusion that our foundation was defective and recommended that the cripple walls be braced.  When we purchased our home five years ago, we hired a foundation inspector who found no issues and made no repair recommendations. Later, the buyers requested an excessive credit, so we cancelled escrow. Now we plan to sell the home again and are unsure how to address this foundation issue, which may not actually be an issue at all. JL

Dear JL,

I can’t recall a general inspector being so specific about a foundation issue. Typically, a general inspector notes his concerns (sloped floors, cracks, etc.) and then recommends that the buyer hire a seismic expert.

To avoid liability, you should disclose the previous buyer’s inspection report to your new buyer. And of course, this report will cause concern. During the span of my real estate career, I have learned that it is best to be proactive and address issues before they become problems. Contact a reputable seismic company (you can contact me for a recommendation) and have the foundation inspected by a professional.

The inspector will issue a report and, if necessary, provide an estimate for any recommended repairs. When we purchased our home five years ago, we hired a foundation inspector who found no issues. He made no repair recommendations. Later, the buyers requested an excessive credit, so we cancelled escrow. Now we plan to sell the home again and are unsure how to address this foundation issue, which may not actually be an issue at all. As a result, both you and the buyer will understand the scope and cost of any needed repairs.

Best of luck on your sale.