For one Chicago condo buyer, concerns about duplex-down living became real almost immediately after closing, when water started getting into the basement.
They told the r/oldhouses subreddit that regret set in quickly, as the condo is part of a four-unit building, which could make responsibility for repairs harder to sort out.
Here's what to know
In a Reddit post, the poster explained that they and their husband had "just closed on a duplex down in Chicago."
After closing, they discovered the basement is a "nightmare of problems."
"I would do anything to be able to go back in time and not buy," the original poster wrote.
The finished lower level includes two bedrooms and sits under grade. The owner said the stone foundation had already been waterproofed, but they still did not know how the drain tile was laid out or whether it connected to the building's only sump. Tracing the source has been a challenge.
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"Impossible to tell where it's coming from when the entire stone foundation is caked into spray foam insulation," the OP wrote.
They later added that the shared-building setup could create another layer of trouble: "The added complication is that it's a four-unit building, so dealing with HOA problems and who's responsible for what is going to be fun as well."
More background
A commenter who also owns a home in Chicago said the first year brought "extremely bad anxiety" and argued that drainage and foundation issues are common in the city's older housing stock.
"Chicago is pretty much all old homes," they wrote.
Another Redditor voiced a similar discomfort with below-ground living: "Anything below grade here scares me, since grade is already like ten feet higher that it was a hundred years ago lol."
When the issue of repair responsibility came up, a poster pointed to the governing documents, writing, "The HOA's responsibilities should be clearly outlined in the articles of incorporation and bylaws."
The OP, who identified themselves as a lawyer, pushed back: "Vast majority of decs are boilerplate. And then let's talk enforcement."
HOAs across the country have been caught preventing homeowners from making money-saving updates such as adding rooftop solar panels or installing native plant lawns, so owners facing a dispute over drainage, exterior work, or approvals may want to brush up on how to work with HOAs.
What can be done?
Several commenters urged the buyer not to rely on DIY trial and error.
"Bite the bullet and spend the money on a pro who specifically deals with these kind of basements and foundations, you'll just dig deeper into resentment trying to diy your way out of that," one wrote.
Others said expertise with Chicago's older homes matters when choosing a contractor. One commenter urged the buyer to look for someone familiar with aging city housing rather than newer suburban builds.
"Don't let someone scare you into a state of panic thinking your home is doomed just because they aren't experienced enough to help you," they advised.
Some replies focused on understanding the drainage situation before assuming the worst. One commenter said they fixed a wet-basement issue with "an extension on the downspout after a single Home Depot trip."
"You can work through them and solve them," a user encouraged. "You are not the only one dealing with this."
Where can I learn more?
For condo owners, water intrusion, drainage problems, and HOA repair fights can snowball quickly.
• After a tropical storm, one condo owner faced thousands in damages while an HOA stalled.
• In Washington, a homeowner said the HOA's poor drainage system kept flooding the property.
• One resident claimed a negligent HOA dumps water onto their yard whenever it rains.
• One homeowner feuded with the HOA after acting swiftly to clean up a gasoline spill.
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