Settlement in 80s house?

[rubus arcticus]

Bought our villa (1.5 stories) about 9 years ago. The house is a timber-framed house built in the early 80s, located on an old forest plot/wetland/"marshland." A completely new residential area in the town center was developed with about 20-25 villas. The construction of the villas was somewhat haphazard. The area was developed fairly quickly, from what I've heard, and the construction of the villas was not optimal. However, they are nice and functional villas, albeit with some questions about certain construction steps.

Since we moved in, it was noted that one of the rooms had an uneven floor. The room is located in a corner, and when you enter the room, you immediately feel a bit dizzy. There is a slight "uphill" when you enter the room. You can clearly see that the floor is sloping. My perception is that the floor is sloping more and more. The highest point is by the exterior wall. In the past week, I've noticed that the entire downstairs of the house is both going up and down. In some places around the house, you see small "ridges" and valleys. I haven't measured exactly how many centimeters it differs with a level, but I'll try to find a long level over the weekend to measure. Unfortunately, I don't have access to a laser level, which would be good for examining how the slopes look in the rest of the house.

I am worried about settlement in the house... The house is built on a concrete slab (slab on grade). We have a small root cellar about 1.5x1.5 m with a hatch in the garage. We've never used the root cellar.

Our plot is about 800 square meters, and the lawn is also very uneven, with smaller "hills" and depressed areas here and there. This hasn't bothered us significantly.

We live in Norrbotten, and this winter has been very cold, with several periods of days/weeks below -30 degrees. Plenty of snow.

I am getting both tired of the status of the floor in that corner room and also the fact that the floor is starting to be uneven in other parts of the house. On the upper floor, the unevenness is not as noticeable.

We hired Anticimex before purchasing the house. They noted that the floor creaked, which it does of course. But other than that, I don't remember any mention of settlements. It's not a floating laminate floor or the like that is uneven; in several rooms, there is vinyl flooring, and it feels like it's a solid floor that's sloping and buckling.

Could it be settlement, I wonder? How worried should we be? Some days, I feel like leveling the house with the ground or moving away. Other days, I think about how good the children have it here in the house and in the residential area, which is conveniently located near school and other amenities. It's calm yet close to everything.

We are connected to Folksam, Villaförsäkring Stor, but from what I understand, no insurance company covers settlement damages to houses.

Thoughts and ideas on what to do?

Addition:
If it can affect anything, we hired a tree-felling company in the summer of 2022 to fell a large pine and two birches that stood on the property. Maybe that could have affected the soil/water composition in some way?

 

[Drburr]

Is it possible to see any crack in the base?

 

[rubus arcticus]

Is it possible to see any cracks in the base?

Well. You can't see anything now because there's a lot of snow.
In the corners, some erosion occurred, but that was because the previous owner just let the rainwater run straight down from the rain gutters. There was no proper diversion/drainage.
I don't know if I've seen any cracks in the base. I probably haven't thought about it...

 

[klaskarlsson]

In such an old house, one would have thought or assumed that all settling should have been resolved, but as you mentioned, water, trees, and other factors may have affected the ground conditions.

Either you measure it yourself or bring someone in, I think you'll want to measure how big the problems are to start with. Then you can start a dialogue with an expert about how to address it. If the ground is moving, the question is whether it will continue or has stopped. Could it be some underground sinkhole? Do you have a stream nearby that might divert water a new way, etc.? Do any neighbors have the same problem?

Because if the ground issues have not stopped, it's probably not worth fixing the foundation until those problems are addressed, right?

 

[Drburr]

Well. Now you can't see anything due to a lot of snow.
In the corners, it has crumbled a bit, but that's because the previous owner just let the rainwater run straight down from the drainpipes. There was no proper drainage.
I don't know if I've seen any cracks in the plinth. I probably haven't thought about it..

Is the plinth externally insulated? Otherwise, a subsidence should show there, resulting in large cracks. Otherwise, it's about doing as klaskarlsson writes above, bringing in an expert. If not, then to sleep better at night.

 

[rubus arcticus]

Then you can start having a dialogue with an expert about how to remedy it.
If the ground is moving, there's also the question of whether it will continue or has stopped.
Could it be an underground sinkhole? Do you have any river nearby that can send water in a new direction, etc.? Do any neighbors have the same problem?

With such an old house, one would have thought that all the settlements should have been completed, but as you suggest, water, trees, and other things could have affected the ground conditions.

Either measure it yourself or have someone come out, I think you'd want to measure how big the problems are to begin with.
Then you can start having a dialogue with an expert about how to remedy it.
If the ground is moving, there's also the question of whether it will continue or has stopped.
Could it be an underground sinkhole? Do you have any river nearby that can send water in a new direction, etc.? Do any neighbors have the same problem?

If there are ground problems that have not stopped, it's probably not worth fixing the foundation until you've sorted out those problems, right?

Have been on the lookout for the long level, but haven't managed to find it. Have gone through the house and felt/looked for where the floor is uneven and in what ways it slopes.

No nearby river or other watercourse. However, this land was originally very wet, old wetland/marshland before the area became a residential area in the early '80s. Regarding an underground sinkhole, I can't say, but given that the ground is wet, there might be sinkholes in the ground. I imagine the groundwork wasn't 100% before the houses were built in this area.

I don't know the situation with our neighbors. In recent years, we've had some problems with partial clogs and poor drainage in one bathroom. The neighbor living in the house next to us has also had problems, theirs have been going on longer than ours. Regarding uneven floors in the house, I don't know, I haven't asked.

Is the plinth externally insulated? Otherwise, a settling should show there, leading to large cracks. Otherwise, it's probably best to do as klaskarlsson suggests above, get an expert. If not, then at least to sleep better at night.

What do you mean by externally insulated plinth? I don't know if I've seen any cracks in the plinth. It has eroded slightly at the foundation/plinth at all corners. But that was due to the previous owner not having any drainage pipes from the downspouts. All the water collected at the house foundation, leading to erosion at the plinth where the downspouts were placed.

Now, with lots of snow on the ground, the plinth probably won't be visible until the end of April (living in Norrbotten).

In our utility section (housing garage, boiler room, laundry room, and storage), there are some cracks in the painted concrete slab. The cracks have been there since we bought the house.

 

[Drburr]

Is there any element mounted with a board? Like finjas l-stöd. You'll notice it in the spring if you tap on the base. If it sounds hollow, there's an insulation board inside. What I mean by that is you won't be able to see a settlement crack from the outside.

 

[klaskarlsson]

I've been on the hunt for the long spirit level but haven't managed to find it. I've gone through the house feeling/looking for where the floor is uneven and in what ways it slopes.

No nearby stream or other watercourse. However, this land was originally very wet, old wetland/bogland before the area became a residential area in the early 80s. Regarding underground sinkholes, I can't answer, but given that the land is wet, there might be sinkholes in the ground. I can imagine the groundwork wasn't 100% before the houses were built in this area.

I don't know the situation for our neighbors. In recent years, we've had some problems with semi-blockages and poor drainage in one of the bathrooms. The neighbor who lives in the house next to us has also had problems; their issues have been going on longer than ours. Regarding uneven floors in the house, I don't know; I haven't asked.

What is meant by an externally insulated plinth? I don't know if I've seen any cracks in the plinth. It has weathered a bit at the base/plinth at all corners. But that was because the previous owner didn't have any drainage pipes from the guttering. All the water gathered at the house's foundation, which caused weathering/erosion on the plinth precisely where the downspouts were placed.

Now there's a lot of snow on the ground, so the plinth probably won't be visible until the end of April (I live in Norrbotten).

In our utility part (including the garage, boiler room, laundry room, and storeroom), there are some cracks in the painted concrete slab. The cracks have been there since we bought the house.

Sounds like maybe you might need to look at how the drainage from the ground around the house(s) is. It's a wet year this year, so it's not impossible that the ground is rising/lowering a bit more than usual.
But since it's a group of houses, it sounds like something you neighbors might want to check together once the frost has thawed?

 

[rubus arcticus]

Sounds like you might need to look at how the runoff and drainage from the ground around the house(s) is. It's a wet year this year, so it's not impossible for the ground to rise/sink a bit more. But since it's a group of villas, it sounds like something you neighbors might want to look into once the frost is out?

Yes, that's an idea.

My partner and I have been brainstorming ideas, and at this point, it feels like we want to give up this dream of owning the house... There's no doubt about it; after measuring and going through the house, it can only be a settlement issue. The house clearly leans/sinks to one side. Not surprising given the surrounding terrain. I've read about the alternatives and possibilities to repair the settlement. Sure, it's not impossible to fix, but there's a big risk that the house and the land will move more in the coming years (if not decades). During the almost 10 years we've lived here, many oddities have appeared with the house. At the purchase, we were "young and naive." At the purchase, we were happy to have found a nice house for our family consisting of two adults and a one-year-old. Today, two adults and two children in lower school age. Here we live, there's currently high demand for housing. There's a possibility to sell the house and buy something better.. Repairing the damage is an incredibly extensive job. It's not just about drainage and soil reinforcement; it's likely that the sewage lines need to be replaced. A project we didn't expect to have to undertake already.

I really like the house and had plans for how both our children would grow up here. Feels like giving up the dream, but at the same time, you have to think realistically. Walking around the house, and the more I do, the more I feel how everything is just crooked and skewed in every direction.

At the next house purchase, we will definitely know what signs to watch out for.

I don't know what others would do, but I just get a bad gut feeling, even though I'd like to stay.

 

[klaskarlsson]

Yes, that's an idea.

My partner and I have brainstormed ideas and, at this point, it feels like we want to give up this house dream... There's no doubt about it, after measuring and going through the house, it can't be anything other than a foundation issue. The house clearly tilts/sinks to one side. Not surprising considering the condition of the surrounding land.
I've read about the alternatives and possibilities for repairing the foundation. Sure, it's not impossible to fix, but the risk is high that the house and land will shift more in the coming years (even decades). During the nearly 10 years we've lived here, many odd issues have surfaced with the house. When we bought it, we were "young and naive." At the time, we were happy to have found a nice house for our family of two adults and a one-year-old. Today, two adults and two children in early school age.
Where we live, there's currently a high demand for housing. There's a possibility to sell the house and buy something better. Repairing the damages is an incredibly extensive job. It's not just about drainage and ground reinforcement; the sewer pipes likely need to be replaced. A project we hadn't expected to take on already.

I really like the house and had plans for how our two children would grow up here.
It feels like giving up on the dream, but at the same time, we have to think realistically. As I walk around the house, the more I do, the more I feel how everything is just crooked and skewed in every direction.

With our next house purchase, we definitely know what signs to look for...

I don't know what others would do, but I just have a bad gut feeling, even though I would love to stay.

The third house is usually the best, they say, right?
Although that probably refers to new constructions, I guess...

 

[rubus arcticus]

The third house is usually the best, they say?
Although that's generally about new builds, I suppose...

Yes, you learn from your mistakes!

 

[mrsnhp]

Yes, that's an idea.

My partner and I have brainstormed some ideas, and at present, it feels like we want to give up this house dream... There's no doubt about it, after measuring and going through the house, it can only be a subsidence. The house is visibly leaning/sinking to one side. Not surprising considering how the surrounding land looks.
I've read about the options and possibilities for repairing the subsidence. Sure, it's not impossible to fix, but there's a high risk that the house and land will move more in the coming years (even decades). In the nearly 10 years we've lived here, many oddities have emerged with the house. At the purchase, we were "young and naive." We were happy to have found a nice house for our family of two adults and a one-year-old. Today, two adults and two children in lower school age.
Here where we live, there's currently a high demand for homes. There's an opportunity to sell the house and buy something better. Repairing the damages is an incredibly extensive job. It's not just about drainage and land strengthening; the sewage pipes likely need to be replaced. A project we hadn't planned to undertake just yet.

I really like the house and had plans for how both our children would grow up here.
It feels like giving up the dream, but at the same time, one has to think realistically. Walking around the house, the more I do, the more I feel how everything is just tilted and crooked in every direction.

At the next house purchase, we will definitely know what signs to look out for.

I don't know what others would do, but I just have a bad gut feeling, even though I'd love to stay.

If you don't feel like taking on extensive renovations, it's perhaps best to start looking for a new place right away (if the finances allow). That way, you won't have to go around feeling uneasy in a potentially sinking house longer than necessary and can enjoy a nice stable new house longer 🙂 Take your time so that it turns out well. You get used to the new house very quickly once you've found the right one 😊

 

[rubus arcticus]

If you're not keen on extensive renovations, it might be best to start looking for a new place right away (if your finances allow it). That way, you won't have to walk around feeling uneasy in a potentially sinking house longer than necessary and can enjoy a nice, stable new house for longer 🙂 Let it take the time it needs so that it turns out well. You quickly get used to the new house once you've found the right one 😊

The more you look, the more flaws you find. Despite a significant lump in the stomach, we're both set on selling. We had expected renovations since the house is over 40 years old and major renovations haven't been done by the previous owner, but I really couldn't imagine facing renovations of this magnitude. Kitchen and bathroom renovations are one thing. Living in a sinking house that stands on swampy and unstable ground is a whole different matter. I definitely want to sell the house as soon as possible, the bigger the problems get, the lower the value of the house. Personally, I have, from one day to the next, adjusted to be able to sell the house within the next year (preferably faster than that). When we bought the house, perhaps we didn't understand what an "old" house entailed. And we didn't really know what to think about. But, you learn as long as you live.

We'll probably rent accommodation at first. I myself would love to build new already tomorrow, but it feels safer to sell the house and then move to a place you rent. During the rental period, you can plan long-term regarding the future. It wasn't my plan 5 or 10 years ago, but maybe it will be good in the end. Considering that you want a stable and safe house that will last for many years, it feels better to sell now and rent while planning for the future's construction (or purchase of a fresher house than we have now, and that isn't built on a wet sponge).

I really want to live in this house and let the children grow up here, but it really doesn't feel right. And when I think about it, we've had some issues over the years. I try to think positively. Where we live, there is high demand for housing and house prices have increased significantly despite the economic situation. Selling will hopefully not be an issue.

I think of a coworker who bought a really old house. The family encountered setback after setback during the renovation process, which almost resulted in divorce. After many years, the house and renovations were completed. So, it's possible to overcome problems and fix them, but at what price? I don't want the family or finances to hit rock bottom. After all, it's "just a house." What's more important, a sinking house or a happy family? A friend of mine also had a house dream of refurbishing an old timber frame from the 1800s, which ended with them having to tear down the house and build new. They rented an apartment for two to three years during the planning and construction phase.

This too shall pass. In every bad situation, something good comes of it. Trying to think positively.

 

[klaskarlsson]

The more you look, the more mistakes you find.
Despite a substantial knot in my stomach, we are both set on selling. We had expected to make renovations as the house is over 40 years old and major renovations hadn't been done by the previous owner, but we really couldn't have imagined facing renovations of this magnitude. Kitchen and bathroom renovations are one thing. Living in a sinking house standing on spongy and unstable ground is quite another. I definitely want to sell the house as soon as possible, the bigger the problems become, the lower the value of the house. Personally, I have suddenly switched to being able to sell the house within the next year (preferably sooner). When we bought the house, we perhaps didn't understand what an "old" house entailed. And we weren't quite sure what we should be looking out for. But, you learn as long as you live.

We'll probably rent a home initially. I would personally like to build new already tomorrow, but it feels safer to sell the house and then move to a rented home. During the rental period, we can plan long-term concerning the future. That wasn't my plan 5 or 10 years ago, but it might turn out alright in the end. Considering that we want a stable and safe house that lasts for many years, it feels better to sell now and rent while planning for the future build (or purchase a fresher house than what we have now, and one that is not built on a wet sponge).

I really want to live in this house and let the kids grow up here, but it really doesn't feel good. And when I think about it, we've had quite a few issues over the years. Trying to think positively. Where we live, there is high demand for housing and house prices have risen significantly despite the economic situation. Hopefully, selling won't be a problem.

I think of a work colleague who bought a really old house. The family encountered setback after setback during the renovation process, which almost resulted in divorce. After many years, the house and renovations were completed. So sure, it's possible to overcome and address problems, but at what cost? I don't want the family or finances to be driven into the ground. It's still "just a house." What's more important, a sinking house or a happy family? A friend of mine also had a dream of restoring an old log house from the 1800s, but it ended with them having to demolish the house and build new. They rented an apartment for two to three years during the planning and construction phase.

This too shall pass. Every cloud has a silver lining. Trying to stay positive.

It can absolutely be right to rent if you've lost the desire to "tinker at home" and are also considering completely building new.
But just remember to account for the tax effect of the sale in the budget, because if you don't buy new within a year, you can't defer any potential capital gains tax...

 

[rubus arcticus]

It might absolutely be right to rent if you've lost the interest in "fixing things at home" and are also considering building entirely new.
But remember to account for the tax effect of the sale in the budget, because if you don't buy new within a year, you can't defer any potential capital gains tax...

Thanks for the reminder about the tax!