# Sell My House with Foundation Problems

Most financed buyers cannot close on a house with active structural movement: appraisers flag it, and lenders require the collateral to be sound and insurable. A cash sale skips the appraisal and the repair condition. Foundation work runs from the low thousands for crack repair to tens of thousands for underpinning.

InTym Properties buys houses with foundation problems nationwide, as-is: cracks, settlement, uneven floors, engineer reports and all. Written offer usually within 48 hours, every line of the math shown. Email hello@intymproperties.com or call/text (650) 540-1854.

## How it works

1. Tell InTym Properties what the report said: Two minutes. A crack you watched grow or a formal structural report, disclosed sinkhole activity or a failed four-point inspection: InTym Properties has priced all of it.
2. Read the offer: Within 48 hours, signed. The repair estimate is priced into the offer and shown line by line: no engineer's letter required before the number.
3. Close and hand over the problem: Licensed title company. The structural work becomes InTym Properties' responsibility at closing, not yours.

## Foundation / Structural in Broward County, Florida

A house with foundation problems has one real buyer pool: cash. The reason is the appraisal, not the crack. A financed buyer's lender sends an appraiser, and appraisers are required to flag condition issues that affect structural soundness: stepped cracks in block walls, differential settlement, sloping floors, doors that no longer close. Once flagged, the loan cannot fund until a licensed engineer certifies the structure, and many lenders require the repair completed, not just certified. Florida adds a second gate: insurability. Carriers routinely decline or non-renew on structural findings, and a buyer's lender will not fund without a bindable policy. Florida's sinkhole question makes it sharper still: under § 627.706 insurers must cover catastrophic ground cover collapse, but ordinary sinkhole activity, settlement that never opens a hole, needs optional coverage most owners do not carry. Meanwhile the repair math is real: published cost guides put crack injection and minor stabilization in the low thousands, and underpinning with piers anywhere from roughly $10,000 to $50,000 or more depending on method and extent. InTym Properties prices that range into the written offer instead of making you spend it first.

## Foundation problems in Idaho.

Same lender problem, different soil. Treasure Valley homes in Boise, Meridian, Nampa, and Caldwell sit on soils that include expansive clays in parts of the valley, and Idaho's freeze-thaw cycles work on footings every winter: frost heave, drainage failures, and settlement show up as the same cracks and sloping floors Florida sellers see. The financed-buyer gate is identical too: the appraiser flags the movement, the lender conditions the loan on an engineer's certification or completed repairs, and the deal dies waiting on a contractor bid the seller does not want to fund. Repair pricing follows the same hedged ranges, minor crack and drainage work in the low thousands, piering and underpinning running into the tens of thousands depending on extent. InTym Properties buys as-is through licensed Idaho title companies: the structural cost is priced into the written offer, line by line, instead of billed to you first.

Statutes cited above: [Idaho Legislature: Idaho Statutes](https://legislature.idaho.gov/statutesrules/idstat/)

## Foundation problems in Ohio.

Same lender problem, different soil. Ohio's freeze-thaw cycles work on footings every winter, and parts of the state sit on expansive clays and old fill, lakefront clay around Cleveland, glacial till across Columbus and Dayton, so settlement, heave, and stepped cracks in block walls are everyday findings. The financed-buyer gate is identical to Florida's: the appraiser flags the movement, the lender conditions the loan on an engineer's certification or completed repairs, and the deal dies waiting on a bid the seller does not want to fund. Repair math runs the same honest ranges: crack repair and drainage work in the low thousands, piering and underpinning into the tens of thousands depending on extent. Ohio has no sinkhole-coverage regime, but known structural findings belong on the Residential Property Disclosure Form under R.C. 5302.30. InTym Properties prices the engineer's number into the written offer and closes as-is through a licensed Ohio title company.

Statutes cited above: [Ohio Laws: Ohio Revised Code](https://codes.ohio.gov/ohio-revised-code)

## Foundation problems in Michigan.

Michigan foundations fight the same physics Ohio's do, only harder: frost depth, freeze-thaw cycling, and the clay and fill soils common around Detroit, Grand Rapids, and Lansing produce settlement, bowed block walls, and sloping floors for different reasons than Florida's. The lender gate is universal: the appraiser flags structural movement, the loan conditions on an engineer's certification or completed repairs, and the financed deal dies in the gap between the report and the repair bid. Basement water intrusion often rides along with the foundation problem, and both belong on the Seller's Disclosure Statement required by the Seller Disclosure Act, MCL 565.951 and following sections. Repair ranges are the honest range: crack and drainage work in the low thousands, underpinning into the tens of thousands. InTym Properties prices it into the written offer and buys as-is through a licensed Michigan title company.

Statutes cited above: [Michigan Legislature: Michigan Compiled Laws](https://www.legislature.mi.gov/Laws/MCL)

## A note from InTym Properties

> "Foundation problems kill the appraisal before they kill the house. InTym Properties prices the engineer's number, not the fear." - InTym Properties

## Frequently asked questions

### Can I sell a house with foundation problems without repairing it?

Yes. InTym Properties buys as-is: cracks, settlement, and disclosed structural findings included. No repair, no engineer's letter, and no contractor bids required before the written offer.

### Why can't a financed buyer just get a loan on my house?

The lender's appraiser flags structural movement as a condition issue. Most loan programs then require an engineer's certification, and many require the repair completed before funding. Add an insurer declining the risk and the financed path closes. Cash buyers have no appraisal and no lender conditions.

### Do I need an engineer's report before getting an offer?

No. If you already have one, InTym Properties prices from it. If you do not, InTym Properties prices the visible condition conservatively and shows the line item in writing. Either way the offer is a real number, not a guess dressed as one.

### What does foundation repair actually cost?

Published cost guides put crack injection and minor stabilization in the low thousands of dollars, and underpinning with helical or push piers anywhere from roughly $10,000 to $50,000 or more depending on how many piers and how deep. InTym Properties prices the repair into the offer rather than asking you to spend it first.

### Is a sinkhole the same thing as foundation settlement?

No, and the insurance treatment differs. Florida law (§ 627.706) requires carriers to cover catastrophic ground cover collapse, an actual collapse that makes the home uninhabitable. Ordinary sinkhole activity and settlement need optional coverage most owners do not have. Either way, disclosed activity is priced into the offer and disclosed in writing.

### How fast can you close on a house with foundation problems?

As little as 7 days if title is clear. There is no lender to satisfy and no repair condition to clear: the title work is the timeline.

### Do I have to disclose foundation problems when selling in Ohio?

Yes. Ohio's Residential Property Disclosure Form under R.C. 5302.30 asks about structural defects, water intrusion, and known problems with the foundation. As-is means no repair obligation, not no disclosure: honest answers on the form, with the condition priced into the offer anyway.

### Do I have to disclose foundation problems when selling in Michigan?

Yes. The Seller Disclosure Act, MCL 565.951 and following sections, requires a Seller's Disclosure Statement on most residential sales, and known foundation movement and basement water intrusion belong on it. As-is removes the repair obligation, not the disclosure duty.

## InTym Properties also handles

- [Sell My Uninsurable House](https://intymproperties.com/sell-uninsurable-house/)
- [Sell My Vacant House](https://intymproperties.com/sell-vacant-house/)

## Related reading

- [How to Sell a House with Foundation Problems in Florida](https://intymproperties.com/blog/sell-house-foundation-problems-florida/)

## Sell in your city

- [Sell your house fast in Fort Lauderdale](https://intymproperties.com/sell-my-house-fast/fort-lauderdale-fl/)
- [Sell your house fast in Boise](https://intymproperties.com/sell-my-house-fast/boise-id/)
- [Sell your house fast in Caldwell](https://intymproperties.com/sell-my-house-fast/caldwell-id/)

Last updated: 2026-10-15

Canonical: https://intymproperties.com/sell-house-foundation-problems/