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Unexpected structural issue during my latest flip

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Hristo_Plovdiv
Joined:
30.12.2019
Posts: 1635
Topic Starter
07.01.2025 07:19
I'm currently working on my third house flip and ran into a bit of a nightmare during the kitchen renovation. We pulled back the drywall to open up the floor plan and discovered significant water damage on the main support beam that wasn't caught in the initial inspection. I'm trying to decide if I should patch it with steel plates or replace the beam entirely to avoid any future liability. Has anyone here dealt with structural rot on a flip and managed to keep the budget under control? I'm worried this is going to eat up my entire profit margin for the project.
14 replies in this topic
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Yulia_M
Joined:
17.11.2021
Posts: 1280
21.01.2025 12:40
In reply to a previous post
Ouch, that sounds like a nightmare. Honestly, if it's a main support beam, don't mess around with steel plates. Just replace it and sleep better at night.
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Lori_N
Joined:
13.05.2024
Posts: 898
10.03.2025 19:29
In reply to a previous post
I've been there. My first flip had a sagging joist we didn't catch until we started tiling. It definitely hurts the bottom line, but you can't sell a house with a compromised structure.
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Ameli_Z
Joined:
29.08.2023
Posts: 1427
19.04.2025 08:07
In reply to a previous post
Have you consulted a structural engineer yet? They might be able to sign off on a sistering job that's cheaper than a full replacement.
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Leon_M
Joined:
11.10.2022
Posts: 973
29.04.2025 16:46
Structural issues are the silent killer of profit margins. This is exactly why I always keep a 15% contingency fund specifically for 'unknowns' behind the walls.
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Toni_M
Joined:
04.04.2023
Posts: 814
09.05.2025 13:26
In reply to a previous post
If you plan on holding the property for a while, replace it. If you're flipping, you might get away with sistering, but definitely disclose it to the buyer.
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SamoPitam
Joined:
07.05.2024
Posts: 1718
31.07.2025 19:53
In reply to a previous post
I once sistered a beam with LVL and got an engineer to stamp the plans. It was way cheaper than ripping out the entire ceiling structure.
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Zhivko_D
Joined:
10.06.2025
Posts: 1861
18.10.2025 15:53
In reply to a previous post
Is this your first time dealing with a major structural issue? It's a rite of passage for flippers, unfortunately.
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ekspert_forum
Joined:
19.06.2024
Posts: 2249
06.12.2025 12:16
Just factor it into your taxes as a loss, it sucks but it's part of the business.
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vuprositel
Joined:
06.06.2021
Posts: 1311
29.12.2025 15:40
In reply to a previous post
Don't try to cut corners on the structure. If the house settles later, you're going to be liable regardless of what the inspection report said.
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Oskar_Z
Joined:
27.04.2022
Posts: 878
14.01.2026 18:59
In reply to a previous post
I'd suggest getting three quotes from local contractors. Sometimes the 'nightmare' price is just a contractor who doesn't actually want the job.
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ekspert_forum
Joined:
30.07.2025
Posts: 1032
28.02.2026 04:39
This is why I stopped doing flips. The risk-to-reward ratio gets smaller every single year.
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ObiknovenChovek
Joined:
22.11.2024
Posts: 645
02.03.2026 21:36
In reply to a previous post
I'm curious, how old is the house? If it's pre-1950s, rot is almost expected in these projects.
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Poli_H
Joined:
11.04.2023
Posts: 1709
27.03.2026 12:21
In reply to a previous post
If you replace the beam, make sure you document the process with photos. Future buyers love seeing that kind of transparency and it helps with the appraisal.
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Maya_L
Joined:
16.02.2023
Posts: 1465
13.04.2026 17:53
In reply to a previous post
Good luck man, keep your head up. You'll make it back on the next one.

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