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Foundation Inspection

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Your Inspector Found Something. We Tell You What It Really Means.

A foundation concern can affect more than the appearance of a property. Cracks, uneven floors, sticking doors and other changes may be connected to settlement, soil conditions, drainage, moisture variation or construction factors.

Our foundation inspections help buyers and property owners understand the visible condition of the foundation, the potential causes of observed damage and the significance of the findings.

What triggers an inspection

Your foundation is what everything else in your home rests on. When something seems off, whether it is a crack, a sloping floor, or a door that no longer closes right, it is worth getting a professional opinion before it becomes a bigger problem. Our licensed structural engineers evaluate your foundation, explain what they find in plain language, and give you a written report you can actually use.

Signs You Need a Foundation Inspection

Most foundation inspections start with one of three things: a home inspector flags a concern during escrow, a buyer or owner notices something that does not look right, or escrow requires a clearance before closing. If any of these apply, getting a licensed structural engineer involved early can save you from costly surprises down the road.

Settlement, Soil, Drainage and Moisture

Foundation problems are not always caused by the foundation itself. Soil movement, poor drainage, and moisture buildup around a home can all put stress on the foundation over time. We identify whether these conditions are present and assess the impact they may be having on the structure.

Sticking Doors and Windows

When doors or windows start sticking, jamming, or no longer close the way they used to, it is often one of the first visible signs of foundation movement. We evaluate whether what you are seeing is cosmetic or connected to something happening at the foundation level.

Uneven Floors and Floor Irregularities

Sloping or uneven floors are a common indicator that something may be shifting beneath the surface. We assess the severity of the irregularity and determine whether it is related to foundation movement, framing issues, or normal settling.

How We Inspect Your Foundation

Our foundation inspections are visual and non-destructive, meaning we do not dig or break anything to do our job. We examine all accessible foundation elements, review the surrounding site conditions, and evaluate everything in the context of how the building is performing overall.

What the Report Covers and Delivers

After the inspection, you receive a written report prepared by a licensed structural engineer. It includes our objective observations, a professional opinion on any issues found, and an explanation of likely causes. This is a document you can use in negotiations, share with your contractor, or submit to your escrow officer.

Pre-Closing Buyer Focus and Escrow Tips

If you are buying a home and foundation concerns came up in the inspection report, time matters. We understand escrow timelines and work to turn reports around quickly. Our findings give you the information you need to negotiate repairs, request a price adjustment, or move forward with confidence.
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Frequently Asked Questions

How is a foundation inspection different from a general home inspection?

A general home inspector evaluates many systems throughout the property and may identify visible signs of possible foundation movement. A foundation inspection focuses on the specific concern and provides a professional engineering opinion regarding its potential cause and significance.

You should consider an inspection if a general home inspector flags a foundation concern or if you notice cracks, uneven floors, settlement, sticking doors, difficult-to-operate windows or other changes that may be connected to foundation movement.

No. Some cracks may result from material shrinkage, temperature changes, minor movement or aging. Other cracks may be associated with settlement or structural movement.

The location, width, direction, pattern and relationship to other conditions help determine the potential significance of a crack.

Possible signs include:

  • Foundation cracks
  • Cracks in stucco or drywall
  • Uneven or sloping floors
  • Sticking doors and windows
  • Gaps around openings
  • Separation between walls and ceilings
  • Displaced interior or exterior finishes
  • Visible changes that worsen over time

These conditions can have causes unrelated to the foundation, so they should be evaluated together.

Doors and windows may stick because of humidity, installation problems, material expansion, framing movement or foundation movement. We evaluate their condition in relation to cracks, floor irregularities and other visible signs throughout the property.

No. Uneven floors may result from foundation movement, framing conditions, construction tolerances, material changes or previous alterations. The inspection evaluates visible floor irregularities and their relationship to the rest of the building.

Poor drainage can create inconsistent moisture conditions around a foundation. This may contribute to soil expansion, contraction, erosion or movement. We observe accessible grading, drainage and moisture conditions that may be relevant to the foundation concern.

No. The standard inspection is visual and non-destructive. We do not open walls, remove finishes or excavate around the foundation as part of the initial inspection.

The inspection is limited to foundation elements and surrounding areas that are visible and accessible. Concealed, covered or inaccessible components cannot be directly evaluated through a standard visual inspection.

What to Expect

1

Request an Estimate or Call Us

Complete the proposal request form or call us directly. Tell us what your general inspector found or describe the warning signs you have noticed.

2

Schedule the Foundation Inspection

We will review the information, discuss your project, confirm the inspection scope, provide a proposal and schedule the inspection.

3

Receive Detailed Report

After the inspection, you will receive a written report documenting the relevant observations, professional engineering opinions, potential causes and contributing factors, and any applicable recommendations.

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