Hi everyone! My wife and I are house hunting and came across a 1970s home that seemed great until we checked out the basement. There's a wall near the fireplace that's visibly bowing inward, and there's a significant crack in the brickwork of the fireplace. I also spotted some water staining inside the fireplace. We immediately decided to pass on the house, but our agent later told us the sellers insist the wall has been fixed and that they just didn't repair the fireplace brick. I'm feeling skeptical about their claims since they say they have paperwork. My questions are: Can this wall really be fixed without addressing the fireplace? Why might they choose to leave the brick unfixed? If the repairs were done properly, how likely is it that the issue could come back? Should we reconsider this house or trust our instincts? I also posted some pictures in my profile if that helps. Thanks for your insights!
3 Answers
If you’re thinking about revisiting this house, your first step should be to check on the permits related to the repairs. This would give you more insight into what was done—and if an engineer’s report exists. I did the same when my wife and I were house hunting back in 2023, and it only cost me about $5 per request. That could save you a lot of trouble down the line!
I wouldn’t move forward without having a structural engineer take a look first. It might cost you a few hundred bucks, but it’s worth it. Don't take the seller's word for it; if the repair was legit, they’d have filled that crack and reinforced it properly. I had similar issues where all four walls were in trouble, and they cost the sellers nearly $50k to fix. Just make sure to get that report before proceeding—this kind of issue can potentially lead to expenses in the tens of thousands if ignored!
Whether or not they can fix it without touching the fireplace really depends. Usually, a bulging wall like that implies significant work, and if the fireplace was connected to that wall structurally, it’s unlikely they'd leave it untouched. You should definitely see evidence of the repairs, including engineering reports and permits. The worst-case scenario is that it requires extensive fixes; we're talking potentially $50k or more, so it's super important to do your due diligence!
Thanks for the advice! I’ll definitely be looking into the permits and getting a report.