What Certified Home Inspections Looks for During a Foundation Inspection
A foundation inspection is a critical process that assesses the stability and condition of your home’s foundation, aiming to catch problems early and prevent costly repairs down the line. Here’s a comprehensive look at what home inspectors examine during a foundation inspection.
Exterior Inspection
- Inspectors start by walking around the outside of your home, closely examining the foundation walls for cracks, shifts, or bulges—especially around corners, windows, and doors.
- They check for discoloration, changes in surface texture, and signs of water damage or soil erosion that might indicate drainage issues.
- The condition of the siding, stairs, and any visible settling or separation around the foundation is also assessed.
- The roof and gutters are inspected to ensure they are directing water away from the foundation, as poor drainage is a common cause of foundation problems.
Interior Inspection
- Inside the home, inspectors look for cracks in floors, walls, and ceilings, paying special attention to those that extend from door or window frames to the ceiling.
- Uneven or sloping floors are tested—sometimes with a simple ball test to check for slopes or warping, which can indicate shifting or settling of the foundation.
- Doors and windows are checked to ensure they open and close smoothly; sticking or jamming can signal foundation movement.
- Inspectors also look for bulging or bowing walls and subfloors, which may suggest structural stress or uneven load distribution.
Basement and Crawl Space Inspection
- The basement and any crawl spaces are thoroughly inspected for dampness, water stains, mold, mildew, or musty smells—all indicators of moisture problems that can damage the foundation.
- Inspectors look for cracks or discoloration on walls and floors, damaged support beams or subfloors, and evidence of pest infestations like termites or ants.
- Plumbing is checked for leaks, as water intrusion is a major risk factor for foundation issues.
Drainage and Site Evaluation
- The ground around the home is evaluated to ensure it slopes away from the foundation, helping to prevent water accumulation and erosion.
- Gutters and downspouts are checked to confirm they are clear and properly channeling water away from the house.
Foundation Type-Specific Checks
- Pier and Beam Foundations: Inspectors examine the concrete piers, wooden beams, floor joists, and check for moisture or pest problems.
- Crawl Space Foundations: Similar to pier and beam, but also includes assessment of the concrete slab and block walls.
- Basement Foundations: Focus on moisture intrusion, cracks, and structural integrity, with limited access if the basement is finished.
Common Red Flags
- Horizontal or wide cracks in foundation walls
- Bulging or bowing walls and floors
- Doors and windows that don’t operate properly
- Mold, mildew, or moisture stains
- Pest problems without another clear source
- Chimney cracks or separation
- Visible settling or separation around the foundation
Who Performs the Inspection?
A professional foundation inspection is usually conducted by a home inspector, structural, or foundation engineer, who will provide a detailed report outlining any issues and recommended repairs. General home inspectors may flag potential problems and recommend a specialist if needed.
Why Foundation Inspections Matter
Foundation inspections are essential for home buyers, sellers, and homeowners concerned about structural integrity. Catching issues early can save thousands in repairs and protect the safety and value of your home.
To Summarize
A thorough foundation inspection covers both the visible and hidden elements of your home’s structure, from exterior walls to interior floors, basements, and crawl spaces. By understanding what inspectors look for, homeowners can be proactive in maintaining their property and addressing issues before they escalate.