A foundation inspection costs $600 on average. Most homeowners spend between $300 and $3,000.
When it comes to a home foundation inspection, most consumers pay anywhere from $300 to $3,000, though the average price is $600. Complex and bigger foundations cost between $230 and $3,800 to conduct an adequate inspection. A home’s foundation determines whether the building itself is structurally sound, and damaged foundations quickly lead to all kinds of nightmare scenarios. In other words, foundation inspections are extremely important, as they alert you to the scope of any problems and let professionals know what repairs are necessary. Keep reading to learn all the foundation inspection cost factors so you know what to expect.
A foundation inspection involves a structural engineer or a foundation specialist evaluating the structure beneath a home. To perform the inspection, the specialist examines multiple parts of the house, including the foundation, interior and exterior wall conditions, trimwork, attic, roof, and anything else that may offer clues to the foundation's condition. The inspection process differs based on the type of foundation, including slab, pier and beam, crawl space, or basement.
You should address foundation repairs quickly, and the same goes for inspections. With that in mind, here are the cost factors that inform the overall price of your professional foundation inspection.
The bigger the foundation, the more there is to inspect, thus increasing the cost. The same goes for complex designs that differ from standard residential foundations. This service cost boils down to time and labor costs.
| Home Size (sq. ft.) | Average Inspection Cost |
|---|---|
| 1000 | $300–$500 |
| 1500 | $400–$750 |
| 2000 | $500–$900 |
| 2500 | $600–$,1000 |
| 3000 | $750–$1,200 |
Location impacts the cost of your foundation inspection. First, some municipalities require permits and associated fees to conduct one of these inspections, so head to your local regulatory agency to address any potential hurdles.
Accessibility is a primary concern when considering the cost of a foundation inspection. The primary cost here is labor, as no materials are required, so any obstacle preventing your inspector from finishing the job increases the overall cost. Make sure your basement and its windows are fully accessible.
The type of foundation and its primary materials impact the price of an inspection.
Slab foundation: This type of foundation inspection requires inspecting the exterior of the concrete slab and the home’s interior.
Pier and beam foundation: If your home has a pier and beam foundation, the inspector will review the concrete piers under the home, plus all other beams and floor joists. This service often includes a moisture, pest, and general interior inspection.
Crawl space foundation: This kind of foundation inspection involves tasks similar to a pier and beam foundation inspection, plus an assessment of the concrete slab and concrete block walls.
Basement foundation: Foundation inspectors will examine the basement foundation in a similar manner as a crawl space inspection, but access may be limited in finished basements.
Any unique structure or element of the foundation also increases the inspection time and cost. For instance, chimneys and any associated components drive up the inspection price, as do an abundance of metal-supportive piers. Conducting a foundation inspection is serious work that requires a pro to take a look at every concrete slab for damage, any load-bearing element for structural issues, and any metal element for rust.
| Type of Foundation | Average Inspection Cost |
|---|---|
| Slab | $300–$600 |
| Pier and beam | $700–$1,000 |
| Crawl space | $400–$800 |
| Basement | $500–$1,000 |
A typical foundation inspection involving an average-sized home takes between one to two hours, but larger foundations double or even triple that timeframe. Talk to your foundation inspector and inquire if they think any outstanding issues could impact the timeframe for the inspection.
| Inspection Time | Average Inspection Cost Range |
|---|---|
| 1 hour | $200–$500 |
| 2 hours | $250–$1,000 |
| 3 hours | $400–$1,500 |
| 4 or more hours | $500–$3,000 |
Local structural engineers can handle foundation inspections, and labor accounts for nearly 100 percent of your overall cost. These inspections require no materials but plenty of common tools and elbow grease, totaling $100 to $200 per hour. Your pro must crawl around every inch of the foundation to root out any potential repair issues. That’s why the size of the foundation, its complexity, and its materials play such a large role in determining the price.
Structural engineers are highly specialized contractors, meaning their schedules get booked out months in advance. Market conditions add further complexity. In other words, if the housing market in your area is in the midst of accelerated growth, there will be a higher demand for foundation inspections, thus increasing your waiting time and, potentially, your overall cost. Save money by booking your inspection as soon as possible.
Many areas require foundation inspection permits, and acquiring one of these permits costs money. Count on paying anywhere from $100 to $400, and this price fluctuates depending on why you are conducting the inspection. For instance, a standard residential foundation inspection to assess damage falls on the lower end of this spectrum, but an inspection ahead of a new construction project falls on the higher end. Your pro should be able to pull any required permits before starting the job.
Keeping your foundation in good condition and staying ahead of repairs will keep your foundation strong and supportive for decades to come. In between inspections, you should regularly check your foundation for signs of damage and call a pro for a timely repair if anything looks amiss. Leaving problems for too long can shorten the life span of your foundation and lead to larger, more expensive repairs later.
Home foundations require ongoing maintenance to ensure structural stability. Your foundation inspection pro will recommend relevant maintenance tasks upon completing the inspection. Keep up with these tasks to ensure your next inspection goes smoothly.
Inspect tree roots to ensure they are not encroaching on the foundation.
Most of these tasks are DIY-friendly, so they should not impact your yearly maintenance costs too much. If you have a basement, however, your pro could instruct you to install a sump pump to further assist in removing excess water. Installing a sump pump costs $650 to $2,000.
The whole point of a foundation inspection is to prevent or catch any necessary foundation repairs, and these repairs cost much more than the inspection itself. Repairing a foundation costs anywhere from $2,200 to $7,800, depending on the issue, how the foundation settled, the materials used in the construction of the foundation, and the size of your home.
Structural engineers charge around $200 per hour, so the costs quickly add up in the case of outstanding and complex issues. Many foundation issues are relatively simple fixes, except for lifting a sunken foundation back to its original height. This massive undertaking costs anywhere from $20,000 to $30,000.
Here’s a look at common foundation repair costs:
| Type of Repair | Average Cost |
|---|---|
| Crack repair | $250–$800 |
| Mud jacking or slab jacking | $500–$1,300 |
| Leak repair | $2,000–$7,000 |
| Piering | $1,000–$3,000 |
| Foundation stabilization | $4,000–$12,000 |
| Foundation lift | $20,000–$30,000 |
Nobody knows your home better than you, and this includes the foundation. In other words, a standard and rudimentary foundation inspection is DIY-friendly, with some caveats. If this is your first, or even second, time, follow along with a pro who inspects foundations until you know all the parts of your foundation and understand the exact methodology behind the inspection. Also, DIY inspections are only useful as an occasional measure.
Structural engineers or a local foundation repair company have much more experience at identifying potential issues, so alternate DIY inspections with professional inspections so you don’t miss anything. Many commonly missed markers indicate foundational issues. Plus, foundation repair companies can identify, diagnose, and implement a repair plan for any foundation problems found during the inspection.
"Look for signs like cracks in the walls, floors, or foundation itself, doors and windows that stick or don’t close properly, and uneven floors. If you see any of these, it’s time for a professional inspection. While you can do a basic visual inspection yourself, significant findings should always be checked by a professional to assess the extent of any issues."
— Tim O'Shea - The Build Pros
Foundation inspections start on the budget-friendly side, but they quickly balloon to exorbitant prices in certain scenarios. Here are some tips to keep your costs down.
Move quickly: Schedule your foundation inspection at the first sign of trouble, be it nails protruding from drywall, cracks in the wall, high humidity levels, or anything else out of the ordinary. Waiting too long for an inspection will almost certainly increase any associated repair costs.
Make it a regular habit: Depending on where you live, experts recommend foundation inspections every year or every six months. Keep up with this schedule to reduce any ongoing maintenance and repair costs.
Do it yourself once in a while: Just because experts recommend twice-yearly foundation inspections, it does not mean you need a pro every single time. If you have had no outstanding issues in several inspections, consider alternating between hiring a pro and doing it yourself.
Ask the right questions: When hiring a pro for a foundation inspection, make sure you ask the right questions to ensure the process goes smoothly, thus reducing the cost. Make sure your pro is licensed and insured and ask how long the inspection should take. Also, ask what kind of access they need, to prepare ahead of time.
Clean and prepare: Remember, the primary cost factor with this service is labor. Clean up the basement and remove any debris so the inspector can immediately get to work without having to navigate obstacles.
A home foundation inspection takes between one and two hours, depending on the size of the house and if the inspector finds any issues that require further investigation. The foundation specialist or structural engineer will evaluate the foundation's condition by inspecting many parts of the home, including windows and doors, trimwork, attic and roof, and interior and exterior walls, as well as the foundation itself.
Many experts agree on a twice-yearly schedule for DIY foundation checks and professional inspections every one to three years, depending on the condition of your foundation. Visually checking your foundation twice a year will ensure that it is not damaged during severe summer or winter weather events. Extreme temperature changes impact the soil surrounding the foundation, as do lengthy rain storms. Both issues expose the foundation to excessive moisture, which is not good for its overall health and stability. Call a pro if you notice any damage or changes during your DIY check.
Foundation problems are costly to repair, but if you already own the home, you can either handle the issues or allow the property to (literally) sink into disrepair. The opposite is true when buying a home. Walk away if the seller refuses to lower the asking price once foundation issues are exposed or if they refuse to handle the problems before the completion of the sale.
