Foundation issues - Ipswich

hi all, our first IP is having severe land movement issues (Springfield Lakes) - we've held for 12 years, previously not had problems with the property.

ive received a reporting from the engineering firm for underpinning plus quote for repairs which is horrendously higher than anticipated. does anyone have any recommendations they can direct me towards please?

likely to need minimum of 12-18 underpins and new retaining wall plus internal repairs. the report ive received indicates that damage to the slab & walls is category 3 (AS 2870–2011) - 5 millimetre gaps/cracks evident.

very stressful and hoping someone can point me in the right direction, appreciate your help!
dave

 

How much did the quote to fix come in at?

 

Is the Engineering company and underpinning company one and the same? If so I'd get a second opinion..

Another engineer may be able to identify the cause of movement and negate underpinning. As per AS 2870, underpinning should be viewed as a last resort. Its not until doors, windows don't open and you can tell the wall/roof framing is getting damaged that underpinning is required. Did the 'engineer' quantify the amount of settlement? One of the biggest worries is too much settlement and the slab causes a sewer/stormwater pipe to crack - that's a trigger for underpinning.

and 12-18 pins would cover most of the perimeter of the house?!? It's a lot more economical to go with uretek (or similar) for large areas and underpins for small areas

 

The original engineer and underpinning company are separate but they were referred to me as specialists.

Property manager also sent normal building inspector who insisted on engineer report. Photos show about 10cm gap between slab and side of property forming (corner block). House surrounded by stencilled concrete walk way and driveway, all showing signs of movement ~2cm.

I've asked for another quote but not sure whether to tart her up for sale or fix and keep tenants.

Original quote was 38K excluding internal repairs and retaining wall - property prob only worth ~400K.

Really disappointed at the moment.

 

Front of home rendered and part also cracking off - I'm in Vic so can't just duck round for a visit sadly, reliant on property manager who are also clowns.

 

Hi Dave80, if you can share your story that would be good learning for some. If you are happy to share please do as few would be in same boat like you.

 

Mate, I am on the same boat.

My IP is in Ipswich, this is my first IP. Property is only 6 years old. Did a search on building warranty with QBCC but returned nothing. Got an engineer to inspect the house and he came back with his own estimate at least $36k for 18 underpinnings. Really stressed now. Not sure what i should do.

 

Didn't look too hard - Linky

 

Don't know why my (paid) search didn't come up with anything as i have submitted all the documents they asked for. I am now asking apam if they know contact of the builder since they have been handling everything for the first owner.

 

Just found out from my PM that the house was built in 2012, not 2013 which means Home Insurance Warranty has expired. That's why the search returned nothing.