Ludlow Engineering and Land Survey

Foundation Inspection Tips For Buyers and Sellers

Whether you’re buying or selling, the basis of your real-estate transaction depends heavily on the foundation of the home. Be prepared for the home inspection and buying/selling process with these tips:

Buyers

Read your Home Inspection report very carefully. Foundation settlement is a structural concern and can diminish the value of any home. If there is the slightest indication of a foundation issue, call a local, trusted foundation repair contractor for assistance. A reputable contractor will give you a fair and honest assessment of the property.

Examples of some of the warning statements in a home inspection report:

• Some evidence of settling was observed.
• Foundation movement may exceed FHA/VA standards.
• Cracking of floor slab noted.
• Cracks in brick/floor/wall/ceiling.
• Fascia/trim separation.
• Windows difficult to open.
• Caulk separation at windows or doors.
• Recommend contacting a foundation repair contractor.

Don’t be fooled by a Home Inspection report, which is typically written in more general terms and may occasionally gloss over foundation problems. Remember that the home inspector’s role is to report on the general conditions of a home not provide a structural report.

Sellers:

Here are some helpful things to remember:

• A good foundation repair company can typically complete a repair within 1-2 days.
• FHA/VA and conventional loan approvals are no problem when the foundation is properly repaired and backed up by a lifetime warranty (always check to see if your contractor offers a lifetime transferable warranty)
• The best way to avoid last minute closing problems is to have the foundation inspected before you put the house on the market. A local foundation repair specialist will be happy to provide you with a no cost evaluation and assessment.
• If you are owner financing the sale, you may sell the property without foundation repairs as long as you disclose what you know about the foundation. Homes that need foundation repairs generally sell at a discount far below the cost of repairs.

Permanent Foundations For Mobile Homes – HUD 7584 PFGMH Manufactured Home Inspections Guide

When you buy (or sell) a manufactured / mobile home, many times the loan involved in real estate transaction will either be an FHA or VA loan.  However, FHA and VA will only fund the loan if you can prove that the foundation under the home is a permanent foundation.

But what is a “permanent foundation” and where do I find it’s proper definition?  Well, in HUD Publication 7584, is where you will find its definition.  The definition is quite extensive and geared, mainly, towards professional engineers.

The HUD 7584 publication is also called the HUD Permanent Foundation Guide for Manufactured Homes, or PFGMH.  It is published by the United States department of Housing and Urban Development (HUD).  This 400 page manual is intended for new construction of manufactured home permanent foundations. If you have an existing foundation and are in need of a permanent foundation certification, then the existing permanent foundation shall meet the intent of the PFGMH.

A manufactured mobile home foundation that does not meet the intent of the PFGMH is considered non-compliant, and one that does meet the intent of the PFGMH is considered compliant.  Only a professional engineer licensed in the state of where the home is located can make this determination.

In its most simplistic definition, a permanent foundation will generally consist of a skirting to keep out vermin and water, footings and piers to support the home from gravity loads (such as snow and live loads), anchorage to resist lateral loads such as high winds or an earthquake, and other considerations.

The reason why a professional engineer is required to determine whether it is permanent or not, is because of the safety issues involved with a structure that houses people.  Professional engineers have the training and educational background to determine if the foundation is safe and habitable, and also “permanent” as defined by HUD.

Ed Harrison, PE is a licensed professional engineer in a multitude of states across the country and is the owner of Foundation Certifications. He works with mortgage lenders, loan officers, real estate agents, and private parties across the United States with their manufactured home foundations and loans. He is an expert in the field of FHA/HUD/VA compliant manufactured home foundations. His engineering firm provides not only certifications for HUD compliant manufactured home foundations, but they are also a full service civil and structural engineering design firm. To learn more about Ed Harrison and his company, go to http://www.FoundationCertifications.com or http://www.HarrisonEngr.com