On Jun 19, 8:59*am, Rob Kiz wrote:
First of all, thanks to those that responded to my previous post.

*I'm preparing my house for sale and two of my basement walls will
definitely need steel reinforcement beams and one will not.

I'm having trouble deciding on the other wall. It is out of plumb by
about 5/8 or 3/4 inch tops. There is some step cracking where I can
fit a quarter through the cracks and some horizontal cracking where I
can fit a penny. I had the basement inspected 8 years ago and they
determined the wall was out of plumb 3/4 inch so it hasn't moved (The
walls I am reinforcing moved about 1/4)

If I didn't reinforce this wall, how much of a deal do you think a
buyer, and their realtor and inspector, make out of this wall?

Thanks again for your opinions.

Rob

Rob-

A wall that is out of plump but not moving or has static cracks is
not a huge deal, unless the cracks leak.

Hilti (& other mfrs) have crack repair materials & techniques.

what exactly do you mean by....

two of my basement walls will definitely need steel reinforcement beams and one will not.

If the walls are still moving (from soil or water pressure) anything
short of a huge "steel reinforcement beam" isn't going to stop that
movement.
Trying to arrest movement involving walls & soil is very difficult.
Soil nailing, tiebacks are the real way to stop this movement but my
SWAG would be $10 to $20k

Out of plumb by 3/4" (1/2 deg) is like the upper limit of
acceptable.

You'e going to get beat up by the buyer & their hired "experts".
Better be prepared to negotiate (ie lower the price, provide money for
repair or buy insurance).
It all depends on the properties in the area, the market etc. Get a
real engineer out there to give you a solid professional repair
evaluation.
You'll have to pay a few $100's but you'll be ready with a good plan /
good info to counter whatever the buyers say.
And you'll be able to negotiate from an informed position.

Or oyu could just execute the repair plan & show the stamped dwg.


We sold a home back in Oct 2005 ....fairly well fixed up but the
buyer's inspection yielded 18 pages of snivels. I didn't even bother
to read them.
We told our realtor (who we had used on 4 other sales)....... "make
the list go away" .

On a $750k sale...... we "gave up" less than $10k (IIRC, it was a
while ago) to make the deal happen.
And I didnt raise my blood pressure by arguing the list.