Man, I hate to say this, but I would leave this to a professional since it’s a structural issue. If you get a home inspector in there for a potential buyer and they find repairs that are structural in nature that haven’t been done properly, they’re going to bolt and in a big hurry. Then you have it on record that there are structural issues. Makes it all the more difficult to market/sell.
What’s the alternative? “Fixer-upper?" Just my $0.02. > On Jan 25, 2017, at 7:07 PM, Kaleb C. Striplin via Mercedes > <mercedes@okiebenz.com> wrote: > > Here are the photos of the rotting area and my temp fix > > <image1.JPG> > <image2.JPG> > > <image3.JPG> > <image4.JPG> > > > Sent from my iPhone > >> On Jan 25, 2017, at 6:05 PM, Kaleb C. Striplin via Mercedes >> <mercedes@okiebenz.com> wrote: >> >> So this involves the rent house from hell that has been empty for over 3 >> months now trying to get it rented or sold. This house was built in 2002 >> but the builder was foreclosed on. House sat without any windows or doors >> for probably a year or 2 until the bank came in and finished it, and it was >> then sold to us as new contruction, although we were unaware of all this at >> the time of purchase. About 5 years ago the dog was walking out the front >> door and his leg literally broke thru a ceramic tile at the front door. I >> then discovered lots of wood rot in this area by the front door and also >> termites. We had the termites taken care of and there are none now but a >> lot of the wood rot was not termites but rather wood rot from it being wet >> from when no doors or windows were on the house. There was part of the >> plywood rotted, and the header plate or whatever you call it was rotted out >> as well directly under the front door. This plate runs parallel to the >> floor joists. I had a buddy of mine come in and cut out a section of the >> flooring after pulling up the ceramic tile in the entry, cut out that >> section of the header board and installed a new piece, then replaced the >> plywood and we put new tile in the entry area. There is currently some wood >> rot of various degrees all along the front of the house in this header plate >> mainly under where the windows are but this was the worse area at the time. >> So after the renters moved out I discovered the corner of the floor in the >> kitchen dining area is sagging starting in corner next to where the window >> is, and extends along the wall running a 90 degree angle from the front of >> the house. So I get under and discover a significant amount of wood rot in >> that corner. Basically the header plate is completely rotted out. The >> difference this time is the floor joist mount to this plate so they are >> basically not supported and the floor is sagging. As a temp fix I jacked up >> the floor and added supports just back from the stem wall to take the >> pressure off of the failing header plate. We have had a few showings of the >> house for both renters or potential buyers and nobody has said anything >> about the floor but we did have a couple look at it yesterday and mentioned >> the floor as it still has a little bit of sag in that corner, but mainly is >> noticable because a small piece of tile in the corner is broke off and >> dropped down a bit because that small area has no support as the plywood >> under the tile is rotted as well. We have disclosed to realtors who are >> showing the house to their clients of this issue and they can put in any >> offer for it to be repaired and we would repair it at closing, which is >> common. I am now thinking I need to just go ahead and repair it. We got a >> quote a while back but quite frankly with this house sitting empty funds are >> not available to pay a contractor. Otherwise I probably would. >> >> >> So this can't be rocket science and I don't think its anymore complicated >> than many of the repairs I have done on vehicles, it is just I work on cars >> and have not gotten into major wood work before. So I am thinking what I >> need to do is pull the tile up, cut out a section of the flooring and can >> work from inside the house instead of crawling back and forth under the >> house. I would need to sawsall off the ends of the floor joists, then start >> removing that header plate, cut to fit a new section and jam it into place, >> then sister in new floor joist sections to connect back to the header plate. >> One of the big problems though is the ceramic tile. While it appears it >> would be a common color that could be matched, we found we could not when we >> did the entry hall. This tile is in this kitchen eating area, the kitchen, >> and the adjoining formal dining room. So we would either have to do >> something with a different color of tile that appears to sort of separate >> off this area from the kitchen and formal dining, or ALL the tile will have >> to be replaced, and it is a LOT of tile. I had also thought about replacing >> the tile in this area with that laminate hardwood floor stuff and making the >> kitchen dining area this, but I am not sure if that would look stupid or >> not. We also have this same tile in the bathrooms and the laundry room and >> have several tiles in other areas of the house that are cracked. I am not >> really sure it was a good idea to install ceramic tile over crawl space, >> they just installed it directly onto the subfloor. I am thinking you are >> supposed to use some sort of backer board between the tile and plywood >> subfloor but not sure. >> >> >> Anyway, long post, anybody BTDT? Anybody want to come down and help me with >> this project in exchange for parts, cars, whatever? I am sending some photos >> I took from under the house in a minute. >> >> >> _______________________________________ >> http://www.okiebenz.com >> >> To search list archives http://www.okiebenz.com/archive/ >> >> To Unsubscribe or change delivery options go to: >> http://mail.okiebenz.com/mailman/listinfo/mercedes_okiebenz.com >> > _______________________________________ > http://www.okiebenz.com > > To search list archives http://www.okiebenz.com/archive/ > > To Unsubscribe or change delivery options go to: > http://mail.okiebenz.com/mailman/listinfo/mercedes_okiebenz.com > _______________________________________ http://www.okiebenz.com To search list archives http://www.okiebenz.com/archive/ To Unsubscribe or change delivery options go to: http://mail.okiebenz.com/mailman/listinfo/mercedes_okiebenz.com
