Foundation Problems Require Engineer’s Expertise
Question: As a Realtor, I’m often expected to orchestrate the hiring of contractors after my buyers have home inspections. In one case, the inspector disclosed a foundation problem. Before closing escrow, I arranged for a general contractor to make repairs. But one year later, an engineer said the work was inadequate. How should I have approached this situation?
Answer: Competent general contractors are qualified to perform foundation repairs, but evaluations of foundation problems should be done by licensed structural engineers, before repair work is attempted. An engineer is the diagnostician best qualified to determine the causes of foundation failures and to propose the necessary prescriptions, as you have now learned.
When the contractor’s work is based upon the direction of the engineer, the likelihood of solving the problem permanently is significantly increased. In the future, anyone faced with foundation problems should have it professionally inspected by a licensed engineer first.
Hidden Faults Warrant a Thorough Inspection
Q: We purchased a home without having it inspected because we already knew there were many problems needing attention. But now the closer we look, the more defects we find. Would you recommend hiring a home inspector at this time, even though we’ve closed escrow?
A: You’ve just learned by hard experience that no home should be purchased without a thorough, professional inspection. The fact that you knew many repairs were needed should have alerted you to the likelihood that some problems would not be immediately apparent, that a systematic evaluation would be necessary to provide full discovery and disclosure. An inspection at that time would have been best, but a post-escrow evaluation would be better than none at all. I strongly recommend hiring a home inspector now.
The problems you’ve found thus far are those which were plainly obvious. But hidden defects, including safety violations, await discovery by an experienced sleuth. A qualified home inspector will reveal conditions that are not readily apparent. You’ll learn about the quality, functionality, and safety of the plumbing, heating and electrical systems, as well as the status of the roof, the foundation, and numerous other aspects of the property. A thorough inspection report will provide the punch list you need to begin restoring the condition and general integrity of your home.
Painting a Tile Roof Isn’t Worth the Trouble
Q: Our concrete tile roof is about 25 years old. It’s in great shape but has become discolored with age. Roofers and painters in our area don’t seem to know anything about painting a tile roof, and we’re wondering if this can be done or if it would have any negative effects on the function of the roof itself. Is it even a good idea to paint roof tiles?
A: Concrete tiles can be painted without denigrating their physical integrity or their ability to shed water. The downside to painting is that all exterior paint eventually peels. When this happens on a tile roof, refinishing can be more trouble than it is worth. Can you imagine the endless, arduous process of removing peeled paint from 1,000 or more tiles?
Before committing your roof tiles to inevitable future maintenance, remember: The only motivation for painting them is disaffection with their present discolored appearance. For most homeowners with tile roofs, fading and darkening are considered to be part of normal aging of the material.
Some people even regard it as a desirable patina, as with antiques or old coins. It’s just a matter of personal taste--of how you personally wish the building to look. The price for cosmetic preference can be regretted consequence. So weigh the pros and cons before you decide. *
Distributed by Access Media Group. To write to Barry please visit him on the Web at https://www.housedetective.com.
