Foundation inspections defined and explained

You might not think very much about your home’s foundation. Even though it’s one of the most important parts of a house, it’s not very visible aboveground, and you don’t think about how you use it every day. Out of sight, out of mind, and it’s easy to forget that just like the roof and the plumbing, it sometimes needs repairs.

It’s always better to be proactive when it comes to home repairs. Foundation issues can quickly get out of control, so you want to catch them as early as possible. A foundation inspection will tell you what structural issues you have, or might have soon, which will help you solve the problem early.

What is a foundation inspection?

A foundation inspection is not the same as a home inspection. It’s instead carried out by a structural or foundation engineer who is better trained to catch minor concerns. Instead of looking at the whole house, they will only focus on the foundation. They will look for cracks, leaks, and major issues. They will also make sure the building’s foundation is up to building code and can point out areas that might become a problem later.

It’s always a good idea to ask questions. While the inspector is there, take advantage of the opportunity to address your concerns or get advice. Some homes come with foundation issues right away, so you might have to make repairs sooner than you expect. It’s best to know exactly what you’re dealing with.

Where can I find a foundation inspector?

You can ask your home inspector or those around you if they know anyone, or you can search for a foundation inspector online. Be sure to shop around for quotes. You’ll also want to make sure anyone you choose has the proper qualifications and certification. Different states might have slightly different certifications, so look for someone who knows the regulations of your particular state.                                                                                                                                                                                   

How much does a foundation inspection cost?

Foundation inspection prices, just like home prices, vary widely. It will depend on the size and age of the home, as well as the type of foundation. An old house with a pier-and-beam foundation might require a more in-depth inspection than a smaller, modern home on a concrete slab. They can range anywhere from $300 to $3,000, though the average is about $600.

This cost includes the labor and expertise as well as a report for the homeowner. This will detail the results of the inspection and often offer suggestions for the next steps.

When should I get a foundation inspection?

While you can get a foundation inspection anytime, and some suggest you get one every year, it’s especially important to get them when buying or selling a home.

If you live in an area prone to earthquakes or floods, you might want to have a foundation inspection done regularly. Maybe your home was in good shape when you bought it a decade ago, but it’s worth it to get the foundation inspected now and then.

When selling a home

When selling a house, especially in a buyer’s market, you want your house to really stand out. Offering potential buyers a recent foundation inspection report is an extra step that can make your property more appealing. As foundation repairs can be extremely expensive and require a special inspection, buyers can worry about how good a shape the house is really in.

When buying a house

If a home seller doesn’t offer a foundation inspection, it might be worth it to get one anyway. You might be lucky and have a home inspector who is a foundation expert. But it’s more likely you’ll have to get another specialist. This is especially important if you suspect the house has already had foundation repairs.

While the inspection might be costly, it will tell you if the house is worth pursuing or if it will involve significant repairs.

When you notice issues

You might have had a home for some time, and you’re only noticing some issues now.

If you notice certain things in your home, you might want to get a foundation inspection. These issues might be:

• Cracks or bowing in the foundation
• Uneven floors
• Windows and doors that are no longer opening and closing the way they used to
• Increased shaking in the wind
• Wood rot
• Signs of a pest infestation, especially termites or carpenter ants
• Water pooling around the foundation

There might not be an actual problem, but being proactive is wise.

Foundation inspections for manufactured homes

A manufactured home is a bit different when it comes to foundation inspections. They are made in factories before being transported to a permanent or temporary foundation. Because these homes must follow building codes set by the U.S. Department of Housing and Urban Development (HUD), there needs to be proof that the foundation is up to code.

The buyer’s lender or bank will probably want proof that the home meets these requirements both before and after the home is placed on its final foundation. Federal Housing Administration (FHA) and Department of Veterans Affairs (VA) loans in particular will require one. They also might require a permanent foundation.

If you’re purchasing a manufactured home that’s already in its permanent place, be sure to request a foundation inspection report from the seller. If much time has passed since then, you might need a new one.

How long does a foundation inspection take?

A foundation inspection is likely to take a few hours, though it depends on the size of the home and the complexity of any potential issues. You might need to spend some time beforehand giving them details about the house’s history.

What do foundation inspectors look for?

A structural engineer will examine the foundation both inside and out. They will walk around the edge of your home with their eyes to the ground for any drainage concerns or visible cracks or damage. On the inside of the home, they will inspect floors, walls, windows, and doorways, as hints of foundation damage can be found in any of these.

If you have a basement or crawl space, they will spend quite a bit of time down there as well.

FAQ

What should I do to prepare for a foundation inspection?

You don’t have to do too much to prepare for a foundation inspection. Write down any concerns you have and provide documentation of any repairs or renovations done on the home that might affect the foundation. Be prepared to ask questions, too.

How often should I have my foundation inspected?

Ideally, you would get your foundation inspected on a yearly basis, though some suggest that every 3 – 5 years is acceptable. Of course, if you notice cracks or have concerns, you might want to get it checked several times a year to ensure nothing gets worse.

What happens if my foundation inspection reveals problems?

If a foundation inspection reveals problems, the inspector will likely provide you with advice for next steps in your report. They might even be able to suggest specific contractors who can do the necessary work.

Can I live in my house during foundation repairs?

Most of the time, you can live in your home during foundation repairs if you don’t mind the noise and comings and goings of workers. If the foundation is in such bad shape that the house might collapse, then you should relocate for a time while the work is being done.

How long does the average home foundation last?

The average life span of a foundation depends on material and region among other factors. A concrete foundation, for example, can last 80 – 100 years, though it might last a bit less if you live in a region with frequent flooding or earthquakes. Meanwhile a pier and beam foundation can last about 75 years.

The bottom line: Foundation inspections can save your home from serious damage

A foundation inspection not only helps you feel safe in your own home, but it can prevent repairs from getting prohibitively expensive. An inspector will catch any cracks, bows, and other damage before it gets too far. These inspections are especially important for prospective homebuyers to ensure they’re getting what they’re paying for.

If you’re ready to take the next step in homeownership, you can start the mortgage process today.