Townhouse land elevation went down is it still worth buying

[steveb5]

Looking at a townhouse for sale interior and exterior are good but the front area went down quite a bit where you need to build new stairs in order to walk into the house. When the land goes down like this doesn't affect the structure of the house. And is this still a good value to buy or should avoid it

[2long]

Ah, you mean the land receded/sank? I thought you meant the value. Then I saw 'elevation' that isn't 'evaluation'. Time for some new glasses! ????????

The land at our house has sunk about 10cm in 10 years. We bought it new and it's very near a canal.

the land here does sink, but it depends on the construction quality. Have a look at the other houses and the types of people, cars etc in the village. From that, you'd get a good idea of what kind of developer built the houses and therefore to what standard. It's all dependent on the length and strength of the pile-driven supporting beams.

Good luck.

[Crossy]

Where is the townhouse?

 

Is it on piles or pad foundations?

 

If the structure is sound and hasn't moved then you just need to mitigate the land sinkage.

 

[steveb5]

The history that my wife found from a forum was that it used to be a swamp and then they used it as a garbage dump then filled it in with the garbage and landfills then built the houses directly on top of the landfill without letting it settle. 5 years later the land went down and many of the owners complain to the company to fix it but the company said it was the end of their contract. So they took no responsibility. It is around ramintra 2 area supali company

[steve187]

op run away and don't look back

[Halfaboy]

Everything is related to the price....

[tonray]

1 hour ago, steveb5 said:

The history that my wife found from a forum was that it used to be a swamp and then they used it as a garbage dump then filled it in with the garbage and landfills then built the houses directly on top of the landfill without letting it settle. 5 years later the land went down and many of the owners complain to the company to fix it but the company said it was the end of their contract. So they took no responsibility. It is around ramintra 2 area supali company

I'd be more concerned about it being a prior landfill than the sinking. Many new homes, especially where the fill used is primarily dredged river clay (very common around Bangkok) have portions (driveway/porch) that settle and sink a bit. But as long as on proper pilings it really means only at most you'll need to redo the driveway near the porch area once the settling ceases. The clay absorbs water in rainy season and then hardens like a brick in hot season. Takes a few years for it to settle in. But the landfill....potential for toxic leaching around your house....I wouldn't.

[chrisandsu]

Just being built on a landfill would be enough for me to absolutely say No! Even for free . 

[dlclark97]

15 hours ago, steveb5 said:

The history that my wife found from a forum was that it used to be a swamp and then they used it as a garbage dump then filled it in with the garbage and landfills then built the houses directly on top of the landfill without letting it settle. 5 years later the land went down and many of the owners complain to the company to fix it but the company said it was the end of their contract. So they took no responsibility. It is around ramintra 2 area supali company

On top of landfill?  Get it checked for RADON before considering.  Personally I would walk away now.

[chilly07]

Walk away! Landfilled swamp? You have no idea what's in the ground! Methane? Is the overall site vented? If the land has been raised by properly compacted material taking levels above the flood plane then it's a different matter!

[The Theory]

20 hours ago, steveb5 said:

When the land goes down like this doesn't affect the structure of the house.

1st need more info,, how many floors, attached or detached, near any swam, farms or river. 

What I understand is at least a 2 story town house (attached). 
IMO this is the case it must be built on piles. It is very common for yard/driveway to sink down since builders don't use any pile out side footprints. If you buy it then you need to use some piles to make a new front. 

[steveb5]

It's 3 floors and interior is very good but have many visible cracks that have been painted over

[DefaultName]

I'd walk away, too many risks there.

[khunPer]

I wouldn't buy a sinking house, but that's just how I think...????

[Halfaboy]

I think you could mitigate most of the risks related to the subsidence. However possible pollution of the landfilling would be a deal breaker.

[KhaoYai]

On 8/13/2021 at 11:09 AM, steveb5 said:

then they used it as a garbage dump then filled it in with the garbage and landfills then built the houses directly on top of the landfill without letting it settle.

I'd be concerned about methane as well as settlement/subsidence.  Why buy a potential load of hassle?  Surely there's plenty of other places on the market and if the economy keeps heading downhil, prices could drop.

[brianthainess]

In the UK it must/used to be 20yrs before building permission was granted on a rubbish dump i.e. land fill. But TIT. Forrest and run are two words that come to mind.