What is the difference between buying a house on piers and a house with a concrete slab?
A house is only as good as the foundations it’s built on. Regardless of whether you’re purchasing a property in Newcastle to live in or as an investment property, the type of foundations the house is built on is a key feature of the property. While there are several types of foundations, in Newcastle there are two key foundation types that you should be aware of, piers and concrete slabs.
There are a host of factors that determine the suitability of these foundations that include; ground elevation, soil type and the structure which the foundation supports. When trying to decide between buying a property on piers or one on a concrete slab, it’s best to have at least a basic understanding of these two foundation types.
Houses On Piers
These are very common in older-style miner's cottages in Newcastle’s inner and mid-ring suburbs. Initially, piers set in the early 1900s were ‘pre-cast’ concrete columns and most properties will still have some or all of these piers today. These days, an unsound concrete pier can be replaced by brick, concrete, steel or wooden piers. When checking re-piered columns, ensure that the foundations of the replaced piers are sound.
A wider and deeper foundation under the pier ensures long-term stability. Longer piers and thus a home set higher off the ground are favourable as this enables easy access for maintenance and replacement. Hiring an expert building and pest inspector to review these footings is critical when doing your due diligence on a prospective property purchase.
House on Piers Pros
In flood-prone areas or those in which excessive moisture is an issue, raised foundations and houses on piers can provide necessary airflow which prevents moisture damage.
The elevation of the piers can keep the first level of the home from being reached by high water in a flood zone.
In areas where flooding is not a serious concern, pier and beam foundations allow access to the space beneath subfloors for ductwork, wiring and plumbing.
Future remodelling may be easier due to this ease of access, as can some foundation repair projects in the event of damage.
Properties with steep grades or other topographical traits which present a complication for new construction may not need extensive retaining wall work or levelling.
House on Piers Cons
Sagging and creaking floors are not uncommon in houses built on piers.
Piers that do not allow much access between the ground and underside of the house present additional accessibility problems when it comes to maintenance or replacement.
For residents or visitors with compromised mobility, climbing stairs to gain entry to your home may present a challenge.
Houses On Concrete Slabs
More commonly used today, concrete slabs indicate the home has been built under more modern construction techniques. Most often, a concrete slab will have been followed with brick external walls as opposed to weatherboard, so this is a great indicator of your property's foundations before inspecting.
Concrete Slab Pros
A concrete slab will reduce the movement of the structure above when compared to piered properties.
Provides a natural barrier to moisture and burrowing pests such as termites.
Concrete slab Cons
plumbing is installed within the floor, so it’s more difficult and more expensive to perform repairs.
Slab foundations can be prone to cracking
houses on slabs are more expensive to repair if the foundation should fail.
As always, when doing your due diligence on a prospective property purchase, it is important to get the right advice from a suitably qualified expert. When working with our clients this is part of our 67-point due-diligence checklist to ensure you know what you’re buying. If you’re looking to buy property in Newcastle get in touch to find out how a buyers agent in Newcastle can give you the edge.