Dear Angie: Is it feasible to dig a new basement under an existing two-story home? If so, what might it cost? – Brian A. of Washington, D.C.
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Don’t let foundation repairs frighten or intimidate you.
Check your foundation regularly to keep it solid.
Trees that soak up a lot of water can dry out the soil around your home, causing foundation damage.
This can be maddening. Over the past 40+ years, in 4 houses, I have had or have run across this problem from gas meter leakage, water well pump column vibration, doorbell transformer, circulating pump, an extremely small (mist spray) water pipe leak, flourescent and sodium lights, security system horn dead battery, gas meter leaking slightly, bees in wall, bat colony, electric typewriter left on, stereo left on very low, and speaker inductive hum.
This seems to be a popular and recurrent question, so I am going to give the long answer for use by future questioners too.
I am assuming you do not hear this noise away from your house, or that other family members can hear it to. Obviously, if you hear it elsewhere also and other family members cannot hear it, then maybe you have tinninitus or are hearing your own high blood pressure blood flow (seriously). This commonly gets more acute at night when it is quiet, so all you are hearing is your internal ear sounds. I had this happen once because of a middle ear blockage - drove me crazy, getting up in the middle of the night because I thought I heard a water leak through the walls. Try putting on a pair of earmuffs or hearing protectors - if you still hear it or hear it louder, this is probably the case.
One method if hum is on the clearly audible side is make a 2 foot long cone out of paper to hold against your ear - like an antique hearing horn - then in each room face each of 4 directions while listening for where sound is the loudest, and turn your head to pinpoint the exact direction - I would spend 10 minutes doing this before getting into detailed stethoscope listening.
Otherwise, sounds like time for the old stethoscope (about $12 at a drug store - get a metal soundhead one, not cheap plastic, which does not pick up vibration as well). Also, if you are older (say over 35 or so) your hearing might have started to deteriorated with age, so if you have children or grandchildren with sharp hearing, they might be able to help track it down. I am sure a young child or grandchild, if you have one, would love this sort of treasure hunt (with appropriate "treasure" for a reward for tracking it down).
Being careful not to come in contact with electricity with the stethoscope, check all the likely sources listed below. Start by placing it against pipes and walls and floor in each room of the house - water sourced noise goes a long ways, and tends to reverberate in the walls, so if that is the source likely to hear pretty easy. Hold stethoscope against bare pipes, both hot and cold, and heating system radiators or hot air vents.
If listening to water and hot water heating pipes indicates it is not water sourced, then you could turn off the master (outside) breaker or all the inside breakers and see if it goes away. I would only do this during above-freezing weather and early on a weekday, just in case a breaker fails to turn back on correctly when you switch it. Older master breakers particularly, which typically have never been used, sometimes break or fail to reclose properly after being shut off, so then have to be replaced. You want to be doing this at a time of day when, if necessary, you could get an electrician in the same day to replace it without paying weekend or nighttime emergency call rates.
If turning off the master breaker (or all other breakers) eliminates the hum, then turn them on one at a time until you find the one that turns the hum back on, then track where that circuit likely feeds (hopefully it is labelled) and check every switch, outlet, and light fixture.
Humming sources include (not in any particular order, a + in front means likely or common source of humming, - means rare or not likely):
1) + toilet fill valve - slightly leaking toilet inlet valve (listen where water tubing comes into toilet tank, and look inside tank to see if there is any water flow into or ripppling of the water in the tank or the bowl, or from the bowl filling tube (usually a small black plastic flexible tube which comes out of the fill valve (usually far left side of tank) and is clipped onto and discharges down into a hollow vertical brass or plastic tube or pipe in the toilet tank, which refills the toilet bowl after you flush)
2) + leaking faucet - kitchen, tub, shower, sink, utility tub, etc - it is amazing how just the smallest valve leak can make a hum or hiss that you can hear through the walls (especially at night), but only drips every few seconds.
3) - electric service meter dial motor
4) - electric breaker panel - rarely, a loose main power feed to a panel (especially with aluminum main service wire) will get loose enough that it vibrates back and forth and hums in its connector. A loose bus or snap-in breaker slot cover plate in the panel can also do this rarely
5) - gas meter or overpressure vent (unlikely, as you have had it replaced)
6) + boiling in the bottom of hot water heater or boiler because of buildup of lime, but would usually be intermittent - only when unit is heating
7) + furnace fan or electrostatic filter (forced air heat), or circulating pump (hot water baseboard heating), or steam condensate pump or overpressure venting (steam system).
8) - gas control valve or electric control box on a gas furnace, or its transformer (most have a 120V to 24, 16 or 12V transformer inside the front of the furnace
9) + air filter or electrostatic filter alarm on forced air furnace - some have a passive "whistle" opening that sounds softly when the filter is getting blocked, and if blocked with dust could make a hum rather than a whistle.
10) + Some water softener systems also have an "alarm" device to tell you it is time to service the unit, so check that if you have such a unit.
11) - a slightly leaking overpressure/overtemp valve on hot water heater or furnace (would be dripping)
12) - air venting from the air vents on hot water heating system. These will commonly make a hum or wheeze sound, for only for a few seconds at a time - not continuous unless leaking water
13) - city water system booster pump sound through the water column (if there is one near your home) - listen at the incoming water pipe - if much louder there than at other pipes within the house, that could be a house, though unlikely. If you think this could be it, find your water shutoff valve (typically 10' into your lawn from the street) and listen there. Would also be audible at neighbor's service pipe if that is the source.
14) - gas system compressor sound coming through gas pipe - listen to gas pipe outside the house and inside the house near furnace - if louder outside,, this could be a possible source, but the compressor or pressure reducer would have to be near your house. Would also be audible at neighbor's service pipe if that is the source.
15) + auxiliary booster circulating pump in your hot water or steam heating system (there may be one separate from the furnace, likely in the basement or a utility closet - most commonly found on multi-unit apartment building with central heating and in 3 story or higher buildings, but you never know)
16) + a water leak, either inside or a leaking hose bib or pipe, or in your service pipe coming to the house
17) - electric on-demand water heater or electric-powered water filtration unit under the kitchen sink or inthe basement
18) + refrigerator compressor or fan hum
19) + doorbell transformer (front or back door - transformer is usually NOT at the doorbell, it is usually mounted in an open space like nailed to a basement joist, in an entry closet, or in the cubby space under the stairs - always physically near to the door, but NOT always on the same floor)
20) - any instant-on device like a TV
21) + any audio device (stereo, iPod, music player dock, computer, etc) that may have been left on at very low volume. Also, VERY rarely, if stereo or external speaker wires are run close to and parallel with an electric wire in the wall, they will acquire an inductive voltage and hum.
22) + anything with a transformer, including stereo, add-on computer or iPod speakers, battery charger (rechargeable batteries or spare car battery or rider mower or boat battery charger), any portable electriconic device. Also portable device chargers (computer, iPod, cell phone, etc) - even if the device is not plugged into the transformer, as long as the transformer (charger) if plugged into an outlet, it is transforming high to low voltage, and transformers commonly hum
23) - electric typewriter left running
24) - electric ultrasonic cleaner or denture cleaner or electric toothbrush left on
25) - home hair drying hood left on
26) - a lint buildup-jammed bathroom, kitchen, or attic fan. Many of these have, for safety, so called "self limiting" motors that if they jam just sit there and hum, but do not burn out.
27) - an attic cooling fan whose thermostat has failed, so is on all the time
28) - electronic furnace thermostat
29) + air conditioning unit, or aquxiliary air conditioner evaporator
30) + humidifier / dehumidifier - either permanently installed or portable
31) + portable heater / fan / air purifier
32) - automatic animal feeder waterer - either water supply or electric, as applicable
33) - dishwasher motor runningcontinuously - not shutting down after end of cycle
34) - convective or direct-vent oven or cooktop exhaust fan not shutting off
35) + flourescent (tube or CFL) or sodium or halogen light bulb / ballast hum (either inside, outside front door fixtures, or public street lights). These can hum quite pesistently when the starter circuit sticks on, or the bulb is dying and will not start (light completely), so the started circuit tries continually to start the lamp - can make a hum audible up to a block away on street lights.
36) - a dying electronic photocell designed to turn on your outside lights
37) - home security system, especially its alarm or horn. If the alarm is sounding but for some reason the main power is not getting to it, then as the battery goes dead (or if full voltage is not getting to it) is can give off a squeek, hum, or rasping sound - ditto if insects like wasps or hornets build a nest in it, so it cannot sound correctly.
38) + well pump, pressure tank, or filtration system, if you are on a well
39) + insect or bat nest in the attic or walls or in outside bins or cupboards, electric panel/meter, or outside telephone connection box (bees /wasps / hornets most likely) - though this usually varies by time of day, although it would "pulse" at the time of day when they are waking up or going to sleep.
40) + carpenter ants or termites - their continuous chewing of the wood can sound like a hum till you get right up against the colony, then you can actually hear the chewing
41) - a regional hum, as has been occurring at times in Ohio, Wisconsin, and Arkansas - where micro-seismic activity causes a hum or booming sound. Google or call your local paper and see if anyone has been reporting this in your area.
42) + outdoor power service transformer - either a metal (typically army green or gray) about 1 foot diameter "can" mounted on a power pole if you have overhead service, or a 2-3 foot cubic metal box on the ground or in a manhole pit near the street if you have underground service, which usually serves 4-6 houses (so may be in a neighbor's yard) and will have a voltage rating marked on it, usually in yellow stick-on lettering - like 4160V - 220V. Usually has high voltage - keep away safety markings on it.
43) - you have found where the Caddyshack gopher (who hummed to himself) moved to after Bill Murray blew up his happy home at the golf course.
Hope this list helps you (and future users with the same question).
There is NO such thing as an average cost !
You are going to be required to have a building permit and the Building Comissioner
or Senior Permit Official of your local permit office will issue a determination as to whether you will be required to have a Steel Bearing Beam , a Laminated Bearing Beam or some other Beam to support weight of the structure you want to ammend . You may also be required to install Bearing support posts footings, at either end of the beam as well. Much will depend as to what is over and under the space that you wish to span .The official may require you to retain an Architectual Engineer to perform a Load study and computations and require you to comply with his recomendations .
Until you know what is required by the Permitting Office , Then and only then will you be able to determine the true costs .
The fact that you have existing baseboard heat , and we know NOT if it is electric or radiant baseboard heat will complicate the issue as well the existing electrical outlets which may need to be sunken into the floor in order to maintain the electrical circuitry as it exists.
Past experience in these matters , indicate possible costs to range from $4000.00 to as much as $8k -$10,000.00 . I realise that these cost ranges are probably NOT what you want or expect , but There are too many unknowns to attempt a closer cost expectation or range of expenses !
Hi, this is Meranda with Angie's List.
You can log in at www.angieslist.com and search for "structural engineer" to find someone in your area who can independently assess the situation. They should be able to determine if this is a serious problem or a cosmetic problem, and if it's an issue make a recommendation/plan to fix it.
While your mileage may vary, I had a similar situation in my own home this spring. We noticed several new drywall cracks that appeared to be developinfg or growing around our 20-year-old home. We hired a structural engineer — $300 for an assessment — and he concluded the home was structurally sound, and the cracks likely were just settling and seemed to appear one after another because the crazy weather and humidity changes over the winter. It was worth that price to sleep better at night not worried my home was falling down. He recommended we find a drywall guy to fix it — way cheaper than the scenarios I'd been imagining in my head.
If you need help finding someone, you can also always email or call in a request for our member services team at firstname.lastname@example.org or 1-888-944-5478 on weekdays from 8:30 a.m. to 8:15 p.m. and Saturday from 8:30 a.m. to 3 p.m. Eastern time.
Architect first - for around $1000 typically you will get site consultation, a few sketches showing what you said you wanted, and a preliminary (by the book) cost estimate - that you can use to figure if your budget or scope of work needs major adjustment. Then, if you go ahead, typically about 10-20% of total project cost for complete plans and specs (including above cost), depending on complexity and level of interior design detail, and if construction inspection services are included.
Structural Engineering reviews in Old Bridge
My report stated, " cracks that have appeared in the wood trim and the plaster are likely due to typical house wear." I showed him the recently repaired box gutters. I found out after the engineer's inspection that the box gutters were fixed improperly and that drip should not be nailed to the gutters in that manner. The cracks on the interior of the house are from water damage and shifting.
In my report,"the concrete walkway in the front seems to be sliding along a slight slope on the left side of the home, which seems to be due to poor construction." My sidewalk is shifting to the left because my large retaining wall has bowed and is pulling everything to the left, including my house. Also, I showed the engineer that one of the fence post directly in front of the retaining wall had sunk approximately 6 inches very abruptly. The engineer never examined my large retaining wall that my house sits on top of and very close too. I had wall companies out to look at my retaining wall to find out the retaining wall is bowing and causing the house to shift to the left. No mention in my report to have a wall specialist inspect the wall.
I showed the engineer how my interior steps from the basement to the first floor are separating, he told me "that it was probably like that and I just noticed the separation because I am looking for things". The stairs have separated enough that I have to have the stairs rebuilt.
In my report it did not mention having a plumber out to look at my main sewer drains to make sure there were no issues with the main lines. After I received this report, I started googling what causes basements to shift and this is a common problem broken main sewer lines. My main sewer lines from the back of my house to the front needed replaced because they are 100 years old cracked and leaking.
Since this report was compiled, I have spent $17,000 on my basement, because I did not believe my house was just settling. I have to replace my $40,000 retaining wall, so that, my house does not slide over the hill. I am getting an interior french drain installed in order to relieve the hydrostatic pressure under my house and dry up my very wet basement whenever it rains.
In my report,' client could apply sealant to the existing foundation walls to prevent seeping water." I have a limestone foundation so waterproofing cannot be applied to the interior walls to prevent seeping.
After all of the dust had settled, I originally contacted the company on October 21, the individual answering the phone said the owner would give me a call back on Friday October 23. I did not hear from the owner, so I called again on Monday October 26 and talked with Holly. She said to send her an email with my concerns. I never received a reply that she received my email. I had to call again Friday November 6 and when Holly answered she said, " Oh it's you is handling this."
was pleasant on the phone and we set up a phone meeting time which worked for , the engineer, and myself.
During the call, I expressed my concerns (with more agitation than I expected) that the report I received did not give me any suggestions to follow up with plumber, foundation company, or wall expert. My report was very superficial with recommendations that included only the following: continue to monitor wood trim and plaster cracks; foundation walls seem to be in excellent condition; repoint exterior masonry in the rear of the property; concrete walk should be demoed and reconstructed, if owner seems fit. General recommendation: The structure seems to be in good structural standing and requires only some minor repairs to ensure future damage. I don't think that $17,000 in the basement and $40,000 for a retaining wall are minor repairs. said that they only provide visual reports and don't have time to go into great detail. (I guess the engineer should have spent more time looking at my failing wall and drainage system and not looking at my city view).
said the report stated to continue to monitor the property, but in reality it states to monitor wood trim and plaster cracks. My report mentions nothing of monitoring my foundation. The report gives no suggestions on what to consider if I am still experiencing shifting or cracking.
During the phone call the engineer said that he did not want to alarm me with suggestions and potential problems. Why do they think I requested a structural engineer? I wanted suggestions and possible causes. Why do you think I paid for a structural engineer report?
The phone conversation went nowhere and I was not a happy camper during this call. Nothing was settled and only kept asking why I waited 7 months to contact his company. The reason because my structural engineer report said, " the structure seems to be in good structural standing and requires on some minor repairs to ensure future damage." In that seven months, I had my box gutter relined for the second time, my basement sewer pipes replaced, I am getting ready to install an internal french drain, and plans for a new retaining wall. I work one job and have my own small business which requires me to travel, so unfortunately seven months flies by. I don't have weekdays and weekends for business to inspect my house. I actually have to wait for my vacation to have these companies give me their suggestions and quotes. I had a private inspector look over my house and give me his suggestions on what needs done and what he recommends. (Hmmmm.....sort of sounds like what I wanted from the structural engineer report.)
I ended up hanging up on , because our conversation was going nowhere. I had enough of him telling that his structural engineer report suggested that I continue to monitor when the structural engineer who inspected my property told me not to focus on the cracks, because I would drive myself crazy. Good thing that I did not listen to his suggestion or my house without these expensive fixes could be over the hill in a year.
So, for $550 I followed their only advice and had masonry work on some of the cracks. The total for that work $500 and those cracks were so obvious that I did not need two pieces of useless paper and a $550 charge to realize this work needed completed.
One funny note, whenever my new retaining wall is designed and reconstructed it is a structural engineer who is spearheading the project and providing the specs.....hopefully, not from this company.
There was an unusual concrete support in the basement of the house, so unusual that my home inspector, a seasoned ...MoreRead more of this review professional, said he had never seen anything like it. He recommended I get a structural engineer to look at it. looked at the structure, figured out its purpose, and then did a thorough inspection of the entire house. He gave me detailed suggestions on how to deal with some issues and how to prevent others from starting.
was very professional, obviously extremely knowledgeable, and I would recommend him to anyone needing a structural engineer.
Ioncon also designs and builds homes and other buildings using green techniques, including shipping container houses. If I ever decide to build a home, based on my experience with , I'd call them first.
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