Selling Home Archives - Sugar Land TX Real Estate Info

Prior Foundation Repairs

Will Prior Foundation Repairs Effect a Home’s Resale Value?

In Texas, there is a saying that all houses here either have foundation repairs or will need them in the future. That’s because the soil in most parts of Texas is an “expansive soil” that significantly expands and contracts based on the level of moisture in it. And since Texas is known for either droughts or floods…our soil tends to expand and contract a lot.

Here is a must read for Texas home buyers: Buyer’s Guide to Slab-On-Ground Foundations by R. Michael Gray, P.E. and Matthew T. Gray, EIT.

That is why it is very important for homeowners to keep the soil around their home evenly watered. Water in the soil provides pressure to support the home. During a drought, the lack of moisture may cause a foundation to sag. Simply watering the soil can often push a slightly sagging foundation back up…no kidding!

Does having a prior foundation repair on a home effect the resale value? That’s a controversial question with no “scientific” data to prove one opinion or another. Some say that as long as the repair is done by a reputable foundation company and has a transferable lifetime warranty…no problem. It may even be considered a positive feature of the home, since the cost of the repair has been covered by a prior owner.

NOTE: If you need some brick or mortar repair in the Sugar Land area, contact JQ Brick at 713-253-5092…they do excellent work at very reasonable prices.

These kinds of cracks do not necessarily mean there are foundation issues…bricks and mortar crack very easily.
They do need to be resealed, however, with mortar (not caulk) to prevent water penetration into the side walls.
Call JQ Brick at 713-253-5092.

Others know that inexperienced home buyers may be scared of purchasing a home with prior foundation repairs…and will not even give such a home a second glance. So, by reducing the number of prospective buyers for a home this way, it could have a negative impact on the price per square foot that home can command. That would suggest that a home buyer should not pay a neighborhood’s top price/square foot for a home with prior foundation repairs…unless there are other special features that significantly override the foundation issues.

Read other opinions:

Brick Repairs in Sugar Land Area

Before a home owner puts a brick home on the market to sell in the Sugar Land TX area, a thorough inspection on the exterior of the home should be performed. All the walls should be checked for cracks along mortar lines and brick. The lintels above windows and doors should be checked for rust. Make sure that you look behind hard-to-see areas covered with bushes as well.

If you find any cracked brick or mortar, or rusted lintels, requiring brick repairs, then call a brick restoration company to have them repaired before you put the house on the market. If a potential home buyer sees these kinds of cracks, it may scare him away before he takes a serious look at the home. Or, if the cracks are found during an inspection, it can kill the deal. These brick repairs are relatively inexpensive (usually around $500 or less) and need to be done whether you sell or not…to prevent water penetration into the side walls.

Cracks in bricks and mortar may indicate foundation issues, but they definitely do not mean that the foundation definitely has problems. I’ve seen homes with cracks running the entire length of the home that did not require foundation repairs even after inspections by several foundation repair companies. However, most home buyers are not foundation experts and automatically think there are foundation problems when they see cracks in the walls…and move on to the next house to consider buying.

NOTE: If you have any concerns about foundation issues, contact a structural engineer or foundation repair company for inspections and estimates.

In Texas, there is a saying that all houses here either have foundation repairs or will need them in the future. That’s because the soil in most parts of Texas is an “expansive soil” that significantly expands and contracts based on the level of moisture in it. And since Texas is known for either droughts or floods…our soil tends to expand and contract a lot…causing the need for brick repairs on a regular basis.

Here is a must read for Texas home buyers: Buyer’s Guide to Slab-On-Ground Foundations by R. Michael Gray, P.E. and Matthew T. Gray, EIT.

Checklist for Showing Your Home to Buyers

When a REALTOR wants to show your home to a client, she will contact the Centralized Showing Service. They will, in turn, contact you to confirm the day and time. If the requested appointment is not a good time for you, offer an alternate time that is…but keep it as close to the requested time as possible.

Keep in mind that showing appointments are unpredictable. Most agents will set a window to show your home between, for example, 1:00 to 2:30 p.m. This means you should be out of the home by 12:55 and don’t return until 2:45. Due to the day’s showing schedule, the REALTOR and clients may not arrive at the home until 2:15 p.m.—which is why an appointment “window” is set.

Unfortunately, sometimes the REALTOR will have to cancel the appointment at the last minute…or sometimes they don’t show up at all. Remember that this is may be because the clients (potential Buyers) have either changed their mind or already decided on another home.

About 15 to 30 minutes before you need to leave your home for a showing appointment, do the following:

	1.	Make sure the temperature of the house is comfortable: cool in summer and warm in winter.
	2.	Many people are allergic to certain scents and deodorizers, so don’t spray the air or plug-in air fresheners.
	3.	Open all the window coverings to let in light.
	4.	For windows that show undesirable outdoor scenery, such as a dilapidated fence or a nearby structure that obstructs views, keep blinds partially closed.
	5.	Turn on every light in the house, including closet lights.
	6.	Put animals in crates in a safe, but out-of-the-way place such as a laundry room or garage. Some people are afraid of dogs and/or cats. Cover animal cages if possible…especially reptiles, snakes, and rodents.
	7.	Turn off TV.
	8.	If the house is wired for sound, leave classical music playing but very softly.
	9.	Make sure you leave house brochures on the dining room table or another place pre-determined by your REALTOR.
	10.	Leave the house. Don’t set the alarm unless you have left instructions with your REALTOR or the Centralized Showing Service. NOTE: If you bump into the REALTOR and Buyer on the way out, be friendly and cordial, but do not stay.

After an appointment, I will follow-up with the showing agent to obtain feedback for you. This may take a few days, so please be patient. Generally I send weekly reports to keep you up-to-date.