Basic checklist for new foundation?
I have the opportunity to do something new. A client of mine purchased a 2 story home (1913 vintage) with post/pier foundation and is looking to replace the post/piers with a real foundation. Will give me the job if I can bring it in for $25,000, all the bids so far have been higher. (yeah, yeah, I know.. red flags are waving on that one…)
House sits about 24″ above grade now. House is a plain rectangle, about 30 x 40 feet. Lot is level.
So, I’m looking for a basic plan (or a “how to”) to get an idea if this is something I can tackle (and feel like tackling).
In our area, I understand footings go 8-12″ below grade. After that, I can do whatever makes sense. Poured concrete, concrete block, whatever.
Likely have to raise the house… or perhaps put in foundation in sections? And there’s the posts in the middle of the house too….
Ideas? References?
Edited 4/10/2006 1:04 am ET by geoffhazel
Edited 4/10/2006 1:04 am ET by geoffhazel
Replies
Raise and lower house ~ $20,000
new foundation ~ $20,000
New foundation, house in place ~ $30,000 -$40,000
Budget = $25,000
?
Maybe this will help... maybe not.
30'x45' house on slab. Wanted to build a 16'x45' addition on back with a basment so I need the back wall (45') underpinned and extended down to 9' below grade. I was quoted $19K 5 years ago. Did it myself and found out why.
Jerry
1. Prices have been higher - from those that have done this before? Maybe they know something you don't. Learning that something won't lower the price.
2. Doing something for the first time is always the costliest - for the Do'er. To also do it on a tight and less than normal budget, the Do'er is assuming more than a reasonable amount of the burden. How is the Do'er compensated for this assumption of burden?
3. It doesn't matter how the Client arrived at the $25K figure. It is based on what he wants/ can afford to pay and not what the job is worth. This is not the way one should bid(?) a job.
4. What happens - and it will - when the house is on blocks, half the foundation is poured and you have run out of cash? This will happen because it will take longer than you expect - regardless of what you expect - and you will not have all the hard costs $ in your pocket since there will be a payment schedule which will include an amount due upon completion. Reminder: The budget is so tight, there isn't any O&P which normally is the bulk of the final payment.
5. When funds run out, you will have no choice but to dip into your own $. Now you are financing the Client's project. Welcome to the loan biz - a second new venture. Note: In the loan biz, loaners charge interest. Here, you won't be charging interest. This is what is referred to as a bad business model/ plan.
6. I see no reason you should run from a new experience, oppertunity to learn a new method or trade, however doing it at a discount without getting something in return is more risk than even I would take. Doing it on smaller scale ventures is very different. There, if you get in over your head, it's just a few $ for errors or miscalculations. Here, if anything goes wrong you're cost will be relative to the house.
7. Oh yeah, we haven't even discussed insurance for this type of job...
8. As for checklist:
a. Is there a hearth/ chimney?
b. How are you going to dig out the hole for the centerpost/ support while still supporting the load. Keep in mind - a 24" ceiling height under the house makes things go incredibly slow and limits which tools you can use. Been there. Done that.
c. Sewer connections.
d. Water connections.
e. Electrical connections.
f. Gas connections.
g. "Call before you dig" call.
h. Connection to stoop - front and back and side(?).
i. Has the house been inspected thoroughly for termites or any other insect infestation? If you do not discover it prior to raising the house, you may damage the house by lifting at a "soft" spot. If you do discover it beforehand, it will slow you down - maybe stop - thereby distancing you from the final payment.
j. As for the repair price - you caved on the original price so you will be expected to cave on the repair price. It is all about precedent.
k. I am guessing, but I beleive the contract for such a project has a boiler plate (clauses) which are not included in your current contract template and most likely won't be even considered because you are not aware of potential conditions.
If I got my price or more then I might consider it, but here, I think the Client is driving the bus and I don't like the route being taken. That's 2 big red flags at the starting line.
Frankie
There he goes—one of God's own prototypes—a high powered mutant of some kind never even considered for mass production. Too weird to live and too rare to die.
—Hunter S. Thompson
from Fear And Loathing In Las Vegas
I'd be thinking 40K to start here, but since yours is shallow, you might get by with cheap labor for 30-35 if you already have some equipmewnt.
A house that size can run 25 new - forget about the danger and headache of working under it. He probably got a price about that for a new one and somehow assumes yopu can slide it in under the house for free.
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