Underpinning?

[bodga]

We are in the process of purchasing a property, and we found out today from the mortgage report it has been underpinned back in 1983. There has since been no problems with the property. The sellers have been at this property for 20 years so they brought it knowing that it had been done.

The estate agent and the sellers never informed us about this on our viewing and enquiry, but its a nice house at a good price. And there is a garage for my mk2

Question is, has anyone had underpinning done to their property or has brought one that is. I've made enquirys today about buildings insurance and some dont want to know and some are expensive.

Your thoughts

[topher]

Never had it done personally but I've designed it many many times. Might be worth spending on a proper structural report, and not just the usual surveyors report. Even if it makes no difference to the insurance you'll have peace of mind. Underpinning is supposed to be a one time thing, if it's still subsiding then you have to dig even deeper or take the mini-piling route which is very expensive.

[Len]

If the underpinning was done properly and as it has stood for 27 years without movement I'd say it was, then you have no worries.
But try to find out why it was underpinned.
Also how old is the house, so how long it stood before needing the underpin.
Was it due to mining or poor ground?

[bodga]

The seller states it is due to an underground stream. I've asked him for the paperwork that states this.
He has however given me a copy of the proposed underpinning scheme. This says that (i think) 50 concrete blinding is to be provided under all foundation beams?? the drawing show blocks under origional footings is this the beams they used? The house was built around 1925.

the cost for this underpinning was £9178.18p, how how much was a mk1 golf gti in 1983


part of drawing:

[clipperjay]

27 years hasnt moved its alright! There is always natural movement but sometimes water can cause weaker foundations tell tell sign is cracked bricks going diagonal directions as gravity forces in a 45 degree line NOT straight down. Today's underpinnings is quicker due to large pour lorries arriving and just pour in special concrete that creates the foundation blocks to firm them up. The hard part is the digging and if its that bad sometimes roofs need propping to take weight off the corners so they can safely be dug deep enough.
I'm not a structural engineer, but my house was inspected and I had two weeks of discussing the whole concept with a mate who is! 

[topher]

oh how i don't miss having to draw those anymore

do you have the rest of the drawing? whoever drew that section was lazy with the labels, looks like a newbuild? Len will cuss, the damp proof isn't shown

[Len]

Too right I will cuss!

Underground stream eh? Hmmmm well I would ask if they did anything else to divert or stop up that watercourse.

[Thom89]

Bottom line for me, would be to find another house! my next door neighbors extension has been underpinned twice and 25 years apart! My neighbors extension is perched on the edge of a slope, her house itself is fine, just her garage, and spare bedroom above it,that has the problem
As Len says, crucial that the water problem has been successfully dealt with, and an independent structural survey carried out. But as I have already said, I would have moved on by now! its like buying a cat D...

Thom

[Guy]

i wouldn't live above water anyway... its very bad for karma as its a natural divide

The estate agent and the sellers never informed us about this on our viewing and enquiry, but its a nice house at a good price. And there is a garage for my mk2

estate agents are snakes... they would tell you its a nice house even if it was on fire.

there is a reason its a nice house at a good price.

[bodga]

Here is another pic of the plans, think we will pull out though 



It is like a cat d, its got a black cloud over it and that will never go away. if will did buy we would struggle to sell on or our kids would struggle to sell it on. its a shame but thats the way it is.