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DarrenE
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# Posted: 31 Jan 2023 20:20
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Hello, I'm new here... I hope this topic is ok and am hoping to join your ranks soon 
We are shopping for a cabin and found the place in the attached images. It seems like this method of foundation is common in the area but I have no experience with it. My level of construction experience would be best described as somewhat handy homeowner of 2+ decades.
If I were to evaluate the property in these pictures, what should I be looking for to eval the foundation? Obviously I am looking for signs of movement, that everything is plumb, level, and without signs of movement like cracks etc. I assume I should look for signs of deterioration on the blocks. How do I tell whether they're grounded on bedrock? It's winter here and ground will be frozen. Any advise much appreciated.
Base on the images, what other structural or non-structural items would you be reviewing to determine if this cabin is worthy? It has electric and I have enough familiarity to give a rough eval of it. Plumbing is mostly non-existent though there is a non-functioning lake draw system. I will look for signs of water intrusion or rot.
Thank you.
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frankpaige
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# Posted: 31 Jan 2023 22:05
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Your pictures do not show much of what the underneath side of the cabin is like. Cross breaking or other stabilizing features. With all those windows? If they have been there awhile? You might think it is stable? Doors? Close easy? Windows slide open shut easy? Any drywall cracks or patches! Wish you the best. Looks like a nice place
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Brettny
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# Posted: 1 Feb 2023 08:22
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From what I see it looks prett bad. Crooked piers and some type of make shift ange beams attempting to keep things from moving?
Everything is repairable bit for a price and that price and sweat equity should be reflected in the sale price.
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rpe
Member
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# Posted: 1 Feb 2023 10:52
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As Brettny says, there are signs of movement in these not-so-close pics. The close-ups will be probably be worse. The main structure is also pretty tight to the ground, making it very hard to fix properly if/when foundation work is required.
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gcrank1
Member
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# Posted: 1 Feb 2023 10:53
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That is a large and heavy structure and built on a slope. At least you can, or get someone, to crawl under and do a comprehensive inspection. Take pics! Imo, that is the kind of place that should have a real poured foundation beneath. Price that out to negotiate on?
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NorthRick
Member
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# Posted: 1 Feb 2023 16:15
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Those logs leaning into the front of the porch are huge red flags. Things are moving down hill and those are a pretty poor cure. Unless it is super cheap, and you are up to a challenge, I'd walk away.
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DarrenE
Member
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# Posted: 1 Feb 2023 16:59
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Thank you all for your feedback. It's been very helpful.
I was thinking that the logs leaning against the front deck may be stabilizing a wobbly rail, but you all may be right that they are a sign of larger issues.
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pabear89
Member
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# Posted: 1 Feb 2023 17:36
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Going off what you have presented here just my opinion of it. It shows signs of racking downward of slope. Aside from the leaning piers under the deck area, A closer look at that side pic shows the siding is bulging outward and maybe its just the photo but my eye catchs the corners not completely plumb and straight.
as others have said a VERY close inspection is needed before making a commitment.
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Brettny
Member
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# Posted: 1 Feb 2023 19:08
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Some times it's cheaper and easier starting with raw land. You may think it just needs a foundation (a huge job) but I bet when you look further it has many other issues.
For instance I see some facia pieces missing on the gabel end and one piece looks rotted. Also the front girder( the horizontal beam) across the deck is tilted prety far. It all still looks attached so I would suspect that cabin/foundation moved 2-4in down hill. The new stairs and railing could be more proof of this.
From the poor pics this place looks prety well deglected but doctored up a bit.
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DaveBell
Moderator
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# Posted: 1 Feb 2023 21:02
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Can you post a link to that cabin? It looks like a Tuff Shed design.
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gcrank1
Member
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# Posted: 1 Feb 2023 21:42
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With a good 'inspection report'; ie, what the structure really needs, and considering if it has grid elec, well and septic that 'test out' you would be prepared to make a realistic offer. Make sure there are are no past due taxes or other claims or encumbrances. It is 1st and foremost a 'Business Deal'.
Ime many/most sellers overvalue a neglected cabin or cottage, especially if they have emotional attachments. But sometimes they have come to the point that they know it is time to let go, or have to.
Fwiw, we bought our current off-grid, dry cabin place for the price of the the land value and 'as is'. After that the massive clean up work and rehab'ing the cabin was all on us. It worked out for seller and buyers. Having a quick, clean 'cash' deal helped too.
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DmAK12
Member
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# Posted: 4 Feb 2023 15:16
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Solid close up of that spruce in the third pic lol
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Aklogcabin
Member
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# Posted: 5 Feb 2023 07:28
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I believe that if you hired a competent carpenter, builder. Or a friend that is familiar. To go inspect any homes you may want to invest in.
To me there is a lot there and some nice cabins. And nobody can look at the pictures n tell you what condition those cabins are in. It's a bit more complicated and simple.
Financial investment or a place for the family to play or both ? Id say that cabin life is great and you should give it a try. It's a cabin, it can be fixed. Maybe sit on the deck n drink a cold beer n shot of whiskey. See how well it feels. Good fishing in the lake.
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spencerin
Member
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# Posted: 9 Feb 2023 21:10 - Edited by: spencerin
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DarrenE, have you been able to look at it since your post? If so, what are your thoughts? Any issues come up that couldn't be seen in the pictures? As others have already stated, that foundation is iffy. A structure that size shouldn't have been built on a block pier foundation. But, they can also be beefed up and re-leved with relative ease. Do the doors and windows open and close ok? Also, I think those poles on the porch might've been put there to serve as a type of guardrail to prevent a motor vehicle from driving into or under the porch, which could be easy to do there if it's dark outside.
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gcrank1
Member
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# Posted: 9 Feb 2023 21:30 - Edited by: gcrank1
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Something I hadnt thought about before is that when a structure is up on piers that high it is relatively easy (um, easy? yeah, sure) to run some beams under, jack it up square and level, crib those for stability and figure how best to do a real foundation.
That is, if the structure is sound enough to save.
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Cedar Fever
Member
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# Posted: 9 Feb 2023 22:08
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I tried to get a cabin set on I beams. Nobody would do it.
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Brettny
Member
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# Posted: 10 Feb 2023 09:48 - Edited by: Brettny
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Quoting: gcrank1 Something I hadnt thought about before is that when a structure is up on piers that high it is relatively easy (um, easy? yeah, sure) to run some beams under, jack it up square and level, crib those for stability and figure how best to do a real foundation. That is, if the structure is sound enough to save.
Being someone that replaced about 1/4 of my foundation. There is nothing easy or cheap about repairing a foundation. In my case it was a block foundation wall. We used a machine to break up and remove the old block. You cant do that here.
Doing some quick math, counting piers and blocks. Your looking at roughly $2k in just 12in sono tubes and cement to fix that foundation. That's estimating each pier would be about 6.5ft tall. That dosnt include rebar, concrete to wood hardware, cribbing or repairing any other damage from the issue.
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