Buying a House with Subsidence

Purchasing a property with subsidence can be a risky investment, but it can also present an opportunity to buy a home at a reduced price. However, buyers need to be well-informed about the potential costs and complications.

Pros of Buying a House with Subsidence

1. Lower Purchase Price – Homes with subsidence are usually sold at a discount compared to similar properties without structural issues. If you can secure a good deal and manage the repairs effectively, you might end up with a bargain.
2. Potential to Increase Property Value – If you fix the subsidence properly, the house’s value may rise significantly. A well-repaired property can be a profitable long-term investment.
3. Existing Repairs and Insurance Claims – If the previous owner already carried out underpinning or other remedial work, the house might be structurally sound, and insurance claims for repairs may still be active.

Cons of Buying a House with Subsidence

1. Difficulty Getting a Mortgage – Many lenders are hesitant to offer mortgages on properties with subsidence, especially if it has not been addressed. Some might require additional surveys or only offer loans with specific conditions.
2. Higher Insurance Costs – Insuring a property with subsidence can be costly, as insurers may see it as a high-risk home. Some insurers refuse to cover subsiding homes altogether.
3. Potentially Expensive Repairs – The cost of repairing subsidence depends on its severity. Underpinning, which is sometimes necessary, can cost anywhere from $10,000 to $50,000 or more.
4. Resale Challenges – Even if you repair the property, future buyers may be hesitant to purchase it due to its history of subsidence, potentially making it harder to sell later.

Steps to Take When Buying a House with Subsidence

If you’re considering buying a home with a history of subsidence, follow these steps:

1. Arrange a Full Structural Survey – Hire a chartered surveyor or structural engineer to assess the extent of the problem and the potential cost of repairs.
2. Review Past Repairs – If the property has already been underpinned, request documentation proving that the work was completed to a high standard.
3. Check Insurance Options – Before making an offer, get quotes from insurance companies willing to cover a property with subsidence.
4. Negotiate the Price – Use the cost of necessary repairs to negotiate a lower price.
5. Consult Mortgage Lenders – Find a lender that is willing to approve a mortgage on a home with subsidence, potentially through a specialist mortgage provider.

Selling a House with Subsidence

Selling a house with subsidence can be challenging, as many buyers are put off by the risks involved. However, with the right strategy, you can still achieve a successful sale.

Challenges When Selling a House with Subsidence

1. Buyers May Be Hesitant – Many buyers worry about structural problems, repair costs, and difficulties in securing a mortgage.
2. Lower Valuation – Even if the property has been repaired, it may still be worth less than a comparable home without a history of subsidence.
3. Fewer Mortgage-Backed Buyers – Since some lenders won’t approve mortgages on properties with subsidence, your pool of potential buyers may be smaller.

How to Improve Your Chances of Selling

1. Get a Structural Survey – A recent report from a chartered surveyor can reassure buyers about the condition of the house and the extent of any repairs needed.
2. Consider Carrying Out Repairs – If you can afford to fix the subsidence before selling, you will attract more buyers and potentially sell for a higher price.
3. Be Transparent About the Issue – You are legally required to disclose any known subsidence issues to potential buyers. Being upfront can help build trust.
4. Target Cash Buyers or Investors – Property developers and cash buyers may be more willing to purchase a house with subsidence since they often buy properties for renovation purposes.
5. Sell to a Specialist Property Buyer – Some companies specialize in buying homes with structural issues for a quick cash sale, though you may get a lower price than on the open market.

Selling a House with Historic Subsidence

If your home has had subsidence in the past but has been properly repaired, it is often easier to sell than a property with ongoing subsidence. To reassure buyers:

• Provide documentation of all repair work completed, including structural engineer reports and underpinning certificates.
• Show proof of subsidence-related insurance claims, if applicable.
• Obtain a certificate of structural adequacy, if available, which confirms that the property is now stable.

Key Takeaways

• Buying a home with subsidence can be a good investment if you do your research and negotiate the price to account for repairs. However, securing a mortgage and insurance may be difficult.
• Selling a home with subsidence requires transparency, a strategic approach, and possibly targeting cash buyers or investors. Fixing the issue before selling can improve your chances of getting a good price.
• Professional advice is essential – Whether buying or selling, consult a surveyor, insurance provider, and mortgage lender before proceeding.

Mainmark can help with your subsidence issues in the following locations: NSW, Victoria, Queensland, South Australia, Western Australia,  Sydney,  Melbourne, Brisbane, Perth, Adelaide, Hobart and Newcastle.

1. Diagnose the Cause

Before any repairs can be made, determine the cause:

• Leaking pipes or drains (can wash away soil)
• Tree roots (can absorb moisture and shrink clay soils)
• Poor ground conditions or mining history
• Drought or prolonged dry periods

2. Stabilise the Ground

Once the cause is known, the remedy might involve:

Tree and Root Management

• Remove or prune trees carefully (but this can sometimes worsen subsidence if done too quickly—needs professional input).

Repair Leaks

• Fix broken drains, pipes, or sewers that may be eroding the soil.

Improve Drainage

• Redirect water away from foundations using French drains or surface grading.

3. Underpinning the Foundation

If the subsidence has caused major structural issues, underpinning may be necessary. This strengthens and stabilizes the foundation:

Types of Underpinning:

• Mass Concrete Underpinning: Excavating and pouring concrete under sections of the foundation.
• Mini-piled Underpinning: Drilling deep piles to stable ground and connecting to the foundation (used in poor soil or where access is limited).
• Resin Injection (Geopolymer Injection): Expanding resin is injected to fill voids and lift the foundation.

4. Cosmetic Repairs

After the structural issue is resolved:

• Replaster cracked walls
• Repair or replace damaged bricks
• Repaint surfaces

5. Monitor the Structure

Use crack monitors or motion sensors to track any further movement over time.

A sinking floor can be a sign of structural issues in your home and should be addressed promptly. Here are some common signs to watch for:

• Poor foundation support or settlement
• Water damage from leaks or flooding
• Rotting or damaged floor joists
• Soil erosion or compaction beneath the foundation
• Inadequate construction or aging materials

Mainmark also provide the following in Australia:   wall crack repairs, sinking floor repair, Concrete slab repair, sinking foundation repair, underpinning, ground improvement, re-levelling, subsidence repair, void filling and slab lifting

Understanding Concrete Slab Damage

Concrete slabs endure wear and tear over time. Understanding the damage is key to effective repair and prevention.

What are the signs of damage? Look for cracks, uneven surfaces, or discoloration. These can all indicate deeper problems.

Why does damage occur? Several factors can affect the integrity of a concrete slab.

Here’s how to tell if your concrete needs attention:

• Cracks in the slab surface
• Visible fractures or splits
• Uneven or sinking areas
• Water pooling on the surface

Addressing the issues promptly is crucial. Ignoring them can lead to bigger problems down the road.

Every type of crack tells a different story. Understanding these can help in determining the right repair approach.

Proper identification helps in choosing the most effective repair strategy. It also ensures the slab’s longevity and stability.

Common Causes of Concrete Slab Damage

Concrete slabs can suffer from various types of damage. Soil settlement is a common cause. When soil shifts, slabs lose support and crack.

Excessive loads can also harm slabs. Heavy vehicles or equipment stress the concrete beyond its limits.

Another factor is environmental conditions. Freezing and thawing cycles can expand and contract the concrete, leading to cracks.

Avoidable damage comes from inadequate drainage. Water buildup erodes the soil beneath the slab, causing instability.

Each cause requires a different preventive measure. Identifying the root cause is the first step in preventing future damage.

Types of Concrete Cracks and Their Implications

Concrete cracks vary in severity. Hairline cracks are shallow and often appear without compromising structure.

Structural cracks, however, are more serious. They could indicate foundational issues and require immediate attention.

Shrinkage cracks occur as concrete cures and loses moisture. These are mostly cosmetic and rarely threaten the integrity.

Properly understanding these cracks is crucial. It helps in applying the right concrete crack repair methods.

Ignoring crack types can lead to costly repairs later. Careful assessment can save time and resources.

Knowing the implications of each crack guides effective concrete slab crack repair decisions.

Assessing the Extent of Damage

Assessing concrete damage requires a keen eye. Begin by visually inspecting the entire surface. Look for visible cracks or unevenness.

Next, use a level or straightedge to check for deviations. This helps identify any sinking or uneven spots.

Lastly, tap the surface gently with a hammer. A hollow sound can indicate voids or delaminated areas beneath the slab. Evaluating the depth and size of cracks is crucial.

Not all cracks are created equal. Measuring them helps determine severity. Recording findings ensures nothing gets overlooked.

Documenting these observations assists in planning effective repairs. It also helps in deciding whether professional intervention is necessary.

Step-by-Step Guide for Damage Assessment

Start by cleaning the area. Remove debris and dirt to expose all existing damage.

Next, use a flashlight to inspect hard-to-see areas. Some cracks may not be visible under natural lighting.

Measure the width of each crack with a tape measure. This determines the repair method needed.

Use a moisture meter to check for water intrusion. Excess moisture can exacerbate existing issues.

Finally, mark all findings with chalk or tape. This provides a clear visual map for your concrete slab repair plans.

By following these steps, you can gauge the necessary efforts for restoration. This methodical approach saves time and prevents oversight.

Preparing for Concrete Slab Repair

Proper preparation sets the stage for successful concrete slab repair. Start by gathering necessary tools and materials. Having everything at hand streamlines the process.

Assess the weather conditions. Weather can impact repair work, especially the curing process. Choose a day with moderate temperatures and no rain.

Ensure safety by wearing appropriate protective gear. Gloves, goggles, and masks keep you safe from dust and chemicals. Safety should never be compromised during repair work.

Cleaning and Preparing the Damaged Area

Begin by thoroughly cleaning the damaged area. Sweep away loose debris and dust. A clean surface ensures better adhesion for repair compounds.

Next, use a pressure washer to remove ingrained dirt. This helps in exposing fine cracks that might be hidden. Dry the area completely to avoid moisture issues.

Lastly, use a concrete cleaner or mild detergent to treat the surface. This step eliminates any oil or grease. Ensuring a pristine surface before repair enhances the longevity of the fix.

Selecting the Right Repair Materials

Choosing the correct materials is crucial in concrete slab repair. The material must match the type and extent of damage. It ensures durability and effectiveness.

Research different products available for concrete repair. Some are specifically designed for small cracks, while others cater to significant structural issues. Make an informed decision based on the repair needs.

Consult with professionals if unsure about material suitability. They can guide you to the best options for your project. This helps prevent costly mistakes and rework.

Epoxy vs. Polyurethane: Which to Choose?

Both epoxy and polyurethane are popular for concrete crack repair. However, each has unique properties that suit different scenarios. Understanding these can help make the right choice.

Epoxy is excellent for large, structural cracks. It offers high bonding strength and is ideal for rigid repairs. Use epoxy when the crack necessitates robust, long-lasting support.

On the other hand, polyurethane is flexible and works well for non-structural cracks. It allows for slight movement without cracking. Choose polyurethane for hairline cracks or areas prone to minor shifts.

Repair Techniques and Sealing Cracks

Repairing concrete slabs involves specific techniques to ensure a reliable fix. Depending on the crack, different methods may be applied. The goal is to restore integrity.

Sealing cracks properly prevents moisture infiltration. Water can weaken the concrete over time. A good seal stops further damage before it starts.

Always follow manufacturer instructions for any repair product. Precise application is crucial for success. This ensures durability and effectiveness of the repair.

Effective Methods for Sealing and Reinforcing

For sealing, inject the chosen material directly into cracks. This process fills voids and bonds concrete together. It stops water and debris from entering.

Reinforcing involves adding strength to the slab. Use steel bars or wire mesh to enhance the concrete’s load-bearing capacity. These materials provide added support to the structure.

Consider using control joints to manage cracking. They allow for movement, reducing random cracking. This proactive approach prevents future issues and extends the slab’s lifespan.

Preventative Measures to Avoid Future Damage

Preventing damage to concrete slabs is crucial for long-term durability. Begin with regular inspections to catch early signs of wear or cracks. Early detection can save time and money.

Investing in quality materials during initial construction can greatly reduce future repair needs. Durable materials withstand environmental stressors better, minimizing potential damage.

Additionally, ensure that maintenance is scheduled routinely. Keeping an eye on the condition of the slab helps maintain its integrity. Prevention is always better than reactive repair.

Implementing Control Joints and Proper Drainage

Control joints are essential for managing slab movement. They allow for expansion and contraction without random cracking. By including them, you direct where the slab will naturally crack.

Proper drainage is equally important. Poor drainage can lead to water pooling, which weakens concrete. Ensure that water is directed away from the slab.

Consider installing drainage systems around the perimeter. This prevents water from collecting underneath and destabilizing the slab. Combined with control joints, effective drainage helps maintain the slab’s strength.

When to Call a Professional for Concrete Slab Repair

Knowing when to call a professional can prevent further damage. Complex issues like large cracks or structural concerns need expert handling.

Hiring a reputable contractor ensures that repairs are done correctly. Professionals have the tools and expertise to assess and address serious problems effectively.

Maintaining Your Concrete Slab Post-Repair

After completing repairs, maintenance is crucial for longevity. Regular care helps prevent future issues and keeps slabs in top condition.

Routine inspections can spot potential problems early. Addressing minor issues promptly can save time and expenses in the long run.

Regular Maintenance Tips and Schedule

Establish a maintenance schedule that includes cleaning and sealing. Regularly clean the slab with water and mild detergent to prevent buildup.

Reapply sealant every few years to protect against moisture and wear. Document maintenance activities for future reference and property value.

Preventing future damage to concrete slabs involves regular inspection and timely repairs. Understanding the causes and types of cracks aids prevention.

Investing effort in maintenance yields cost savings and extends slab lifespan. Both DIY solutions and professional help can ensure enduring repairs.