Slanted Facade or Front Wall?
We just had an inspection on a property for which we have an accepted offer, and the engineer noticed that the front wall of the building (3 story frame house) appears to be curving inward. He was unsure as to whether this is just the facade (which was not properly installed and will probably need…
We just had an inspection on a property for which we have an accepted offer, and the engineer noticed that the front wall of the building (3 story frame house) appears to be curving inward. He was unsure as to whether this is just the facade (which was not properly installed and will probably need to be redone in the future) or a larger structural issue. We are first-time buyers and obviously don’t want to purchase a house that could have a major structural issue. On the other hand, we love the house.
The house was renovated about 5 years ago, and other walls were rebuilt with steel frames, but at the time the front wall was found to be in good enough condition not to merit being rebuilt. At this point, I’m not sure what to do next . Is it possible that rebuilding the other walls could have caused some kind of structural problem with the front wall? Is it typical for 100 year old houses to have some slanting and curving and therefore not that big of a deal? Should I get a second opinion from another engineer?
Any advice/thoughts would be greatly appreciated.
Depending on the roof, that wall may not be bearing a load other than itself.
I have worked on a number of old wood frame houses and combination masonry and wood houses. Old houses have warps that may not be structural issues at all.
Siding may be hiding rot – or it may be protecting solid, stout wood from rot. On an old house I added a second story to, the sides and front turned out to have been protected by cheap aluminum siding. The cedar siding beneath it was a well-preserved gold mine. However, on the rear of the building, we discovered how rotten it was when our ladder went through the wall.
Why don’t you review the work that was performed on the DOB website and perhaps contact the architect/engineer and contractor who handled the earlier structural repairs?
The front wall on my house was deemed structurally sound by a housing inspector even though it had a bump leaning out. It turned out to be unsound and the entire front of the house had to come off (not just the facade – the entire front including all the brick work.) You might want to get the structural engineer and contractor at the house at the same time so that one can point out exactly what has to happen and the other can quote you a price based on those specifications.
If you like, post your email and I will send you photos so you can see what you might be letting yourself in for.
get a second opinion. Find an engineer (a real one, not a “home inspector”) who specializes in old houses.
Thanks, all, I really appreciate the advice. The issue is really how we can go about determining if the problem is in fact structural, or if it’s more of a cosmetic issue with the facade. If it’s a structural issue we’re prepared to walk away, but if it’s at all possible to make minor repairs to the facade we are willing to do so.
Even if the price is discounted to offset the future cost, don’t buy it unless you have the cash on hand to cover extensive and expensive repairs – else how will you pay for them? As a first-time buyer, it is likely you don’t have these funds on hand. As a first-time buyer without lots of funds for renovation and repair, it is wise to find a place you are fairly sure won’t need immediate renovation and repair.
Whether there are many 100 year old houses that can give you that certainty is the big question.
You’re letting your love of the building cloud your judgement.
It’s overwhelmingly likely that the building’s front facade will need extensive and expensive repairs.
Unless the building’s asking price is discounted to offset this future costs, walk away and find a building that’s not broken.
there really shouldn’t be an “on the other hand”. either the wall needs help (the others did), or not. or at least keep that “subject to” an engineers inspection if you plan on going forward. falling in love with these kinds of places is not a wise idea.
the situation is not common. it is something to be very concerned about. there are plenty of suckers out there who will buy this property, watch out for the hot potato.
for a first time home buyer, honestly it seems quite aggressive.
Hard to say without seeing it. I would pay to have a structural engineer look at it.