My house has a faulty grade (the top of the foundation if at or below the ground level in many places). It's a very old house (1920 built). The foundation concrete is not steel-reinforced. The previous owner capped the foundation in some places, but before fixing the deterioration in the foundation (efflorescence etc.).
The house has a crawl space, and the pest inspection company found that there is extensive wood-destroying pest damage near the front corners of the house. The repairs for these would cost about $30,000. Part of the reason is that the stucco in many parts also needs to be fixed due to dry rot.
I am wondering if it is wise to spend $30,000 or more to fix this problem without making the foundation better. Isn't the pest problem likely to reappear soon if we don't fix the grade and the foundation? I would rather do everything right and do everything once.
Also, the house is in an earthquake zone, so I wanted to get seismic retrofitting done. Again, this to me means that I should change the foundation first.
What do you experts think? I realize that my question might be very vague, or might not have important details in it for you to answer it. This is the first time I am asking a question like this on this website, so please be gentle. If you comment on the question asking specific questions about the house, I will update the original question.