Just a little know-how can help you identify foundation issues yourself
You should inspect your foundation every 3–6 months for new issues.
Look for new or widening cracks, moisture issues, and uneven flooring.
Hire a professional if you find problems that need addressing.
The foundation of your home stands up to a lot of stress, not only from the structure above but also from the soil around it. Over time, these stressors can cause foundation damage, which, if left without a fast solution, can end up costing thousands in repairs and putting you and your family at risk. In this guide, we’ll explain how to carry out a DIY foundation inspection to identify issues early and how to hire a foundation inspector for more severe problems.
A foundation inspection is an inspection of the concrete and supportive framing under your home to check for and identify problems before they become serious. The process of a foundation inspection varies based on the kind of foundation you have.
Slab foundation: Usually involves an exterior look at the concrete slab and an assessment of foundation-related issues inside the home
Pier and beam foundation: Involves an inspection of the concrete piers under the home, as well as the wooden beams, floor beams, and floor joists above; usually includes an assessment for moisture and pest infestation, as well as an interior inspection
Crawl space foundation: Similar to a pier and beam foundation inspection, although it includes an assessment of the concrete slab and concrete block walls
Basement foundation: Similar to a crawl space foundation inspection, although the interior part of the inspection under the home might be limited if the basement is finished
A foundation inspection costs an average of $600 when you hire a professional, but prices start around $300 and can reach into the thousands when you tack on permits and repairs. The price also comes down to the type of foundation, its size, and who you hire to inspect your foundation. If you DIY your initial inspection, you will only pay for the price of protective equipment and basic tools, such as a level.
Home inspectors hired before selling or buying a home may charge a flat fee for the whole house, including the foundation. Foundation contractors, however, will charge for a more in-depth inspection of potential foundation problems, and the price will reflect this.
"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 are crucial because they help identify foundation issues before they cause severe structural damage to your home. Not only do foundation problems tend to get worse over time and end up costing you more money, but the longer an issue persists, the more damage it will do to your structure above.
For example, suppose your home is subject to differential settlement, and a corner of the foundation starts sinking into the ground. If you find the issue immediately and call in a concrete foundation company near you to fix the problem, you might pay for underpinning but only need one or two supportive piers beneath your home, whereas a larger section of the foundation might have sunk into the ground if you had waited, requiring additional expensive piers.
In that same example, the more your foundation damage progresses, the more likely it is to cause expensive damage inside your home as well, like warped or bowed framing, sloped floors, and indoor humidity issues, all of which add to your foundation repair costs. Unfortunately, foundation issues are rarely covered by homeowner’s insurance, which makes it even more important to avoid severe damage.
There are several times in life when foundation inspections are a no-brainer. Buying, selling, or appraising the value of a home will all require a foundation inspector. However, knowing the signs of common foundation problems and how they can affect each part of your house will allow you to catch issues before they become costly to fix. Here are some red flags to keep on your radar:
Horizontal or wide cracks on the outside or inside of your foundation walls
Bulging walls or bowing subfloors in your basement and crawl space
Pest problems in your home or around your foundation without another clear source
Mold, mildew, or moisture stains on your foundation walls.
Damaged support beams or subfloors
Bowing floors or cracked floor tiles
Doors and windows that do not open and close correctly
Long cracks that extend from door and window frames to the ceiling
Chimney issues, including cracks
Leaking or musty-smelling basements and crawl spaces
Visible settling or separation around the outside of your foundation
As a homeowner, you should routinely look for any sign of foundation problems and keep good notes on what you find. There are seven simple steps you can take to identify problems early and get a solution underway immediately.
Take a stroll around your property and look for the following on the concrete under your home:
Look for any signs of bulging or leaning that indicate an uneven load on the foundation. Both the foundation and home walls should be flush and level. You should also look for cracks in the foundation, particularly those that are 1/8 inch wide or more, those that span around corners of the concrete, stair-step-shaped cracks on the concrete block walls, or horizontal cracks on the walls. You can also look for crumbling concrete, which can be a sign of deterioration.
Check for pooling water around your foundation, particularly after rainfall. If you find any moisture or erosion on the exterior of your home, make a note of it. Pooling water can indicate broken pipes or expansive soil that can wreak havoc on your foundation over time and lead to leaks in your crawl space or basement area, as well as indoor humidity issues.
Next, head into your underhome area if your type of foundation allows, and check the insides of the walls and the slab if you have one. During your crawl space or basement inspection, look for stair-step cracks and horizontal cracks on the foundation walls, cracks that span around corners, and any cracks that are 1/8 inch wide or more.
You should also look for cracks on the slab that span out in a circular pattern, which is a sign of upward pressure from the soil below, as well as any signs of moisture. Your repair specialist will know how to fix foundation cracks, so you just need to be concerned with identifying fissures.
If your home has an underhome area, inspecting the space for water damage or other signs of moisture is crucial.
Check for wet areas around cracks, rotten wood elements, and musty odors. You might also notice efflorescence, which is a white powdery substance on foundation walls that’s left behind by intruding water. Insects and rodents are naturally drawn to moist areas, so if you notice you have a pest infestation, it could be a result of underhome moisture issues.
Be sure to check the structural elements of your foundation if you have access to an underhome area.
Check concrete slabs and piers for any noticeable damage.
Examine support beams and load-bearing elements.
Make sure that everything is level and nothing is buckling in the foundation.
Inspect metal or steel piers for rust, which can be a sign there is moisture in the basement or crawl space.
Look closely at the tops of concrete piers in a pier and beam foundation for any broken connections or movement.
Since your entire home relies on your foundation for support, you should next check inside your living area for signs of foundation movement. Inspect the floors and look for any cracks, buckling, bulging, sloping, or warping. A sloping floor or ceiling is a telltale sign of foundation issues; you can use a ball to test how level your floor is or a straight edge to test your ceiling for levelness.
You should also check your walls for signs of issues. Look for cracks in the drywall angling outward from the corners of wall openings and countertops and cabinets pulling away from the walls in your kitchen and bathroom.
Since foundation issues can let in moisture that works its way into your living area, you can also check your utility bills while you’re inside. Unusual spikes in electricity consumption could be a sign your family is compensating for the humidity by demanding more from your HVAC system.
Next, check your doors and windows. They should all open and close smoothly. If you notice that a few of your doors and windows are stuck or are difficult to close, the foundation may have moved, causing the framing around your wall openings to shift and put pressure on the sashes or doors.
Gaps between the wall and doors or windows could mean the foundation is shifting as well. These gaps can also allow water and insects into your home, causing additional damage in the long run.
Foundation issues can cause your framed roofing system to warp as well, so look for wavy or drooping portions of your roof while you’re outside.
If you notice that your chimney is tilted or cracked, this is another telltale sign of foundational damage. If your chimney shifts too much, it can collapse entirely, posing a serious threat to your family and your property. If you’re concerned, call a chimney repair prof near you immediately to get your chimney stabilized.
We recommend carrying out a DIY foundation inspection at least every six months. If you know you live in a particularly risky area, like one with expansive clay soil or a propensity for flooding, then inspecting once every three months is a good idea.
Additionally, if you notice new cracks forming on your foundation or the potential for other issues, like moisture intrusion, then we suggest inspecting more often to compare your inspection notes and identify changes that could indicate the problem is getting worse.
We suggest carrying out your own foundation inspection at least twice a year and contacting a professional if you find a few warning signs of foundation problems during your inspection. You can save money by doing the routine inspections yourself, but foundation issues without repair usually get worse with time and can lead to serious property damage and personal injury. When in doubt, contact a professional to corroborate your findings.
The goal of a professional foundation inspection is to determine if the underlying base of your home is structurally sound. A state-licensed structural engineer looks at these points:
If you need foundation repair or modification
If the foundation acts as intended
If the foundation follows building codes
A structural engineer will prepare an inspection report for your local foundation repair professional. The report should include the extent of the foundation damage (if any), the foundation repair methods that suit your issue, the approximate repair costs, and the turnaround times. Expect to pay around $450 to $1,200 to hire a structural engineer for home inspection and obtaining a report.
Foundation inspections often take between one and two hours, depending on the size of your home. Professionals will begin by inspecting the perimeter of your home and then investigate potential problems inside your crawl space or basement, as well as the areas affected by a potentially damaged foundation. They may inspect your landscape's drainage, your gutters, and your internal home structure for signs of over-settling.
You can use a level or straight-edge to test for plumb foundation walls and a level slab, a level or a ball to check for sloping floors inside your home, and a hygrometer to look for moisture in your underhome area. Aside from these DIY tests, it’s important to get a foundation repair specialist or structural engineer to test the foundation to see if it’s supporting your structure properly. They can determine if the loads on the concrete are uneven or need reinforcement.
The average home foundation lasts between 80 and 100 years, but some can last much longer with proper foundation maintenance and routine inspections to identify damage early. Your foundation life span will also depend on the foundation type, soil conditions, and climate in your area. Some foundations in expansive clay soil will last less time than the average, while those in properly compacted loamy soil in moderate climates not prone to flooding can last for beyond a century.
