Michigan Foundation Question on home built in 1885

[Garry Cardillo]

Hello All,

I am considering purchasing a brick farmhouse in mid-Michigan built in 1885 and have some questions/concerns about visible foundation damage. Does anyone have any thoughts on the issue, possible solutions as well as the ballpark cost to repair?

Thanks for any help!

-Garry
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[Brian Hannigan]

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[Jerry Peck]

What did your home inspector say about it in their inspection report?

[Dom D'Agostino]

Sorry, but it isn't possible to even begin to guess the answer, without a firsthand, in-person inspection. That would, of course, include inspecting or evaluating the basement/crawlspace to see the overall structure as well.

You need a local tradesperson/contractor to provide repair options.

[Garry Sorrells]

The corner pictured has had repairs in the past. I would also expect to see repairs to the rest of the entire foundation as well. Probably what you would find is that cement/mortar has been troweled over the surfaces to retard the original mortar that is soft and falling out.

I would expect that you could pick away the original mortar very easily, which is typical for the age. Many would say that the entire foundation needs to be replaced and they would not be wrong. Others would say to perform repairs to sections and parge over the the foundation both interior and exterior to reduce the deterioration of the existing materials, which though not the A number 1 solution would stave off the inevitable.

As others have said this is not something that you could realistically assess from the pictures provided. It does require a hands on inspection and evaluation by a foundation professional with experience in this type and age of foundation. Most Home Inspectors do not have the specific experience to provide you with remedies and cost.

Bring in 4 companies and have them inspect and bid the job((IN WRITING)). That is the only way you will obtain a the information you need to determine the condition and value of the property that you are considering. Also have them look over the brick work while they are there. Do not accept the opinions of the seller, seller's agent, your agent or anyone that they may recommend. You need independent and unbiased opinions.

Welcome and best wishes with the house hunt.

[ROBERT YOUNG]

Typically, usually field stone foundations for the cercia of home.
I will be inspecting a 1816 church the first week of April.
Just completed a 1920 ancestral stone foundation today.

At times mortarless.
The exterior my have a lime, hydrated lime mortar, wash for water proofing.

May have been a prior repairs that was not conceived properly.

Likely the past gutter downspout created water intrusion. Appear to be new downspouts.
Downspout Extensions should be removed prior freeze up. Replaced in the spring when night temperature is above 0 F.

No issues with stones that come loose. As long at the foundation horizon remains level.
Common for the lower stones to be larger than the top courses.

I concur. Your require a ancestral foundation specialist for that area.
Do not be afraid of fieldstone foundation but they do require a thorough assessment.

Best.
Robert

[ROBERT YOUNG]

The corner pictured has had repairs in the past.
Likely repaired with portland cement binder, common modern mortar, and not hydrated lime, as the binder as in traditional mortar.

Modern mortar is too expensive, as well as high tensile strength and low flex.
Must use traditional mortar, or know how to reduce the tensile strength by adding more sand, aggregate. Even that allows efflorescence staining, Poor tradeoff IMO.