Hi everyone - I hope someone can help me out with this question.
We bought a house in 2006 (Colorado Springs, CO) and had a home inspection done - the inspector said the foundation was perfect, no problems,etc. Shortly after we moved in I noticed a bulge in the kitchen floor - called the inspector back - he said there was a jack below it (in teh crawl space) and it was overjacked and needed to be lowered but no big deal. We didn’t do anything about it but a couple months ago we noticed our front door and side door (directly off the kitchen and the “suspect” floor) were no longer closing properly - the deadlock on the front didn’t fit - but everything else seemed fine. No sticking but I did notice a small horizontal crack (about 4 inches long) at the top of hte door frame.
Decided to have a company come out and look the floor to determine if it was causing the door issues. The first structural company (Foundation specialist) came out, did an extremely thorough investigation, and told us our house had settled 3 inches in the rear and we needed $16k - $24k worth of work. The strange thing, though, is the house shows no physical signs of shifting. There are no cracks in the foundation, none in the walls other than two small cracks by hte front door (less than 4 inches long) and our brick fireplace (which is in the room with the most settling) is completely in tact with no shifting.
I then got a second opinion from another local firm that also specializes in foundation work. This guy was NOT thorough and told me we had no foundation issue and the problem was the over jacked floor. I even tried to direct him to the concerns the first estimate provided - and he said with no cracking or issues with the doors in that room - we did not have a foundation problem.
SO - my real question - is it possible for a house to settle that much (3 inches) and for there to be so little physical evidence? I don’t want to be naive but also don’t want to shell out $24k to fix a problem that may have occured when teh house was built 27 years ago in 1980.
We’re having a structural engineer come out this week but would love some of your feedback - either to ease my mind or brace if for potentially bad news.