A home’s foundation is its literal and figurative bedrock, providing support and stability. Over time, soil movement and weather can compromise even the sturdiest foundation. Recognizing the red flags and knowing when to call in the professionals for an inspection can save you significant time, money, and stress. This guide explores the benefits of foundation inspections, warning signs, preventative measures, and more.
Why Do Foundations Need To Be Inspected?
Home foundations are out of sight, out of mind. Foundation inspections help catch issues before they worsen. Without one, you might not even be aware there’s a problem.
Over time, the ground under the house can shift due to seismic activity, adverse weather conditions, heavy precipitation, and soil composition changes. Scheduling a foundation inspection every few years can save you thousands of dollars and prevent your home from being condemned.
When Should You Schedule a Foundation Inspection?
There are a few situations and red flags where you should hire a foundation inspector right away, including:
- You’re buying or selling a home. For buyers, a foundation inspection helps you determine whether the house is worth the price or avoid buying a faulty structure. For sellers, you can rectify any issues and sell the home faster.
- The neighborhood has foundation problems. Often, multiple houses in a neighborhood will face foundation concerns simultaneously.
- Your area is recovering from a natural disaster. Earthquakes, floods, mudslides, and large storms can impact a home’s structural integrity.
- There’s visible damage. Homeowners might notice cracks in the walls or brickwork, uneven floors, damp crawl spaces, and uneven windows and doors.
How Can Weather Affect a Home’s Foundation?
Heavy rains, large storms, and floods can cause water to seep through gaps and cracks under the house. Over time, poorly irrigated lawns, saturated soil, and nearby water sources weaken the foundation. Trees’ roots can extend under homes. If these trees fall, during a storm or otherwise, the roots destabilize the soil and could push into or through your foundation.
Freezing water in the winter causes soil to expand, which causes or worsens foundation cracks. When a “frost heave” occurs, the water-saturated soil pushes into the concrete, damaging the home.
In the summer, rising temperatures cause water to evaporate from the foundation and soil. Low moisture leads to excess settling, cracks, leaks, and instability.
What Are the Signs of Foundation Problems?
Recognizing the early signs of foundation issues can save you from costly repairs. Red flags can pop up anywhere in the home:
- Exterior: Look for large zig-zagging cracks, brick cracks, and out-of-place bricks.
- Walls: Zig-zagging cracks inside that run the height of the wall are often a sign of serious issues. Interior or exterior walls pulling away from the home require an immediate call to an inspector. Sometimes, the inspector will advise you to vacate the home, as it can point to an incoming collapse.
- Floors: Although it’s common for floors to warp in older homes, extremely warped floors could mean foundation problems. If the floor gradient is more than 1 to 2 inches for every 15 feet, it may indicate major damage.
- Door and window frames: As with floors, frames warp over time, but look for excessively slanted door and window frames.
- Wood: Rotting wood in homes with pier and beam foundations can point to foundation issues. In crawlspaces, excess humidity causes mold and rot and attracts termites, weakening the structure. Professional pest control and DIY solutions help you target the pests, but you’ll need an inspector to check the condition of the wood and foundation.
- Drywall: While it doesn’t always indicate a foundation issue, keep an eye out for nails protruding from the drywall.
- Expansion joints: Expansion joints compensate for earthquakes and weather changes. Failing foundations cause the expansion joints to separate. In time, the joint can fall, and the foundation can crack or collapse.
Foundation Considerations When Buying or Selling a Home
Buyers should never purchase a house without knowing its condition, including the foundation. Failing to be aware of the issues can threaten your health, safety, and investment. A simple inspection before you sign contracts can save you thousands of dollars in the long run. Ask about the home’s irrigation system to identify problems beyond the foundation, such as flooded basements or mold.
Sellers can also benefit from an inspection. Although you can sell a house with a faulty foundation, its value significantly drops, and it can take longer to attract a buyer.
How Much Does a Foundation Inspection Cost?
The cost of a foundation inspection can vary depending on the property’s size and complexity. According to Angi, the average foundation inspection costs about $600. For larger or more complex properties, it’s even more expensive. Check with local contractors for your specific price tag.
Who Should You Hire for a Foundation Inspection?
Choose an unbiased foundation inspector. Inspectors who also work as contractors can be biased and recommend repairs that aren’t needed. You can select a contractor who doubles as an inspector, but to avoid conflict, they shouldn’t be the ones completing the repairs.
You’ll also want an expert. Some home inspectors aren’t qualified to look at foundations. Request secure repair documentation rather than blanket repair quotes, which often include unnecessary repairs and extra fees.
Asking the right questions can help you find the best professional for the job:
- How long have you been in business?
- Does your company have knowledge of the local soil types, seismic activity, and waterways?
- Do you have proper licensing and insurance?
- Will I need a permit for any potential foundation repairs?
- Is an engineer’s report necessary before beginning repairs?
- How well do you know your crew? (if applicable)
- What is the estimated timeline for the inspection?
What Do Inspectors Look for in a Foundation?
Foundation inspectors typically follow a standard process. They’ll first ask about your concerns and address any questions you have. Outside, they’ll look for cracks in the cement, bricks, or fascia boards.
Next, they’ll head to the crawlspace, inspecting the piers, beams, and joists and checking for moisture. Inside the home, the inspector looks for visible cracks on the floors, walls, and ceiling while taking measurements to determine the foundation’s level.
Once the inspection is complete, the inspector will provide a report and recommend next steps.
How To Prevent Foundation Problems
Proactive measures help you avoid many common foundation issues:
- Improve grading: A sloped yard with poor irrigation can increase the water around the foundation.
- Waterproof the home: Waterproofing the exterior, basement, and crawl space helps to prevent flooding and water damage.
- Install gutter systems: Gutters and downspouts direct water away from your home.
- Address any cracks or leaks right away: Not all cracks and leaks point to foundation damage, but ones near the base of your home or along the height of an interior wall can point to serious issues that need immediate attention.
- Keep plants away from the home: Keep trees and bushes far from the house, as their roots could damage the foundation.
