My wife and I started building an attached garage with two bedrooms above about two years ago, hoping to finish it before our son arrived. Construction kicked off last year, but shortly after beginning the foundation, the builders discovered 7 feet of sand under our site. They told us we had two choices: either remove the sand and replace it with dirt and gravel for $70k, or dig a basement beneath the garage for $90k. We chose the basement option, which took another year of redesign and permitting. Now that the excavation is underway, I'm starting to question if we really needed to take such drastic measures. The sand doesn't seem much different from the surrounding dirt, and I'm wondering if we might have had a cheaper solution. Should I have sought a second opinion on the project's viability?
3 Answers
It sounds like your builder could have potentially offered other options, like using spread footers or pile foundations. I think many in your situation would advocate for getting a second opinion, especially when it comes to something as foundational as your home. If they're unsure about the soil after only looking, some professional soil sampling might have revealed what you really needed to know without the huge costs of excavation.
I didn’t realize there were multiple ways to deal with sand, good to know!
From what I see, determining the load-bearing capacity of soil just by looking isn’t reliable. That said, I’m wondering if you had any independent inspections done? A third-party inspection can sometimes uncover what your builder might overlook, ensuring you’re making the right choices. Just looking at the sand doesn't give the full picture!
Yeah, that could have saved some money and stress.
We skipped the third-party step, which I’m regretting now.
It's understandable to second-guess your contractor when you see the sand. Generally, building on sand can be tricky due to compaction issues, which might lead to settling later on. It looks like your contractor was following safety standards, especially since your new addition connects to a house with a basement, where stability is key. Did you check references before hiring? A solid track record and happy past clients can lend confidence in their decisions. If they're experienced in the area, they likely know what they're doing!
That makes sense! It's tough to know what's actually safe just by looking.
Yeah, you want to avoid big warranty costs in the future!
Right? It’s always better to double-check when it comes to big investments.