Whether you’re in the process of selling a home in Dallas or buying a house to rent out in Philadelphia, you’re likely no stranger to the importance of a home inspection. You might even be familiar with other specialty inspections for aspects of the home that affect everyday life, such as the roof or HVAC system. But the foundation is often overlooked until problems occur, which is why it’s so important to get a foundation inspection. This Redfin article will help you buy with confidence by breaking down all the basics of foundation inspections, from why they’re so important to what inspectors look for when checking out your home’s foundation.
What is a foundation inspection?
“A foundation inspection assesses structural integrity, identifying issues like cracks, settlement, or moisture intrusion,” says Ahmed Hassan from Alhumd Inspections. “Regular inspections help catch potential issues early, preventing costly repairs and ensuring the home’s long-term stability.”
Though easy to take for granted, the foundation plays a pivotal role in keeping your house upright and intact. “A solid foundation is the backbone of any home,” Shayna Bane of LaunchPad Home Group says. “Foundation inspections help protect potential homeowners from future headaches and costly repairs by identifying potential risks before they escalate.
Why is it important to get a foundation inspection?
“Foundation inspections are one of the most important parts of protecting a home,” Peter Kamel from E.M.I.L Home Inspection says. “If you’re seeing cracks in walls, sloping floors, or sticking doors, those could be signs of underlying foundation movement. Catching these issues early through a professional inspection can save homeowners thousands in future repairs and help preserve the structural integrity of the home.”
“Foundation inspections are crucial for home buyers because the foundation is the structural base of the home, and issues with the foundation can affect the entire property,” adds Isaiah from ID Home Inspections.
Why DIY isn’t enough:
While a novice might be able to spot some cracks and issues, it takes a professional to really pinpoint the cause and provide solutions.
Bob Baxendell, owner of All Yours Inspections, emphasizes the importance of having an expert check your foundation.
“Foundation inspections are critical: Step cracks, vertical cracks, cracks not along mortar lines, hydrostatic pressure causing bulges, and simple moisture intrusions – what do they all mean? Only a professional knows for sure. Don’t rely on your house-hunting walk-thru because you’re in love with that fancy kitchen.”
What are some signs that you should get your foundation inspected?
“Homeowners should schedule a foundation inspection if they notice cracks in walls, uneven or sloping floors, sticking doors or windows, or gaps between walls and ceilings,” says Seth Hawes, vice president of Target Home Inspections. “These signs can indicate foundation settlement, water damage, or structural shifts that, if left unchecked, may lead to serious structural issues.”
Here are some signs you should get your foundation inspected:
- Cracks in interior or exterior walls
- Uneven or sloping floors
- Doors or windows that stick or won’t close properly
- Gaps between walls and ceilings or floors
- Bowing or bulging foundation walls
- Countertops pulling away from walls
- Visible cracks in the foundation itself
- After severe weather events (e.g., heavy rain, drought, freezing/thawing)
- Before buying or selling a home
“As a foundation repair specialist in New England, regular foundation inspections are essential for spotting early signs of structural damage caused by shifting soils, frost heave, or water intrusion,” says Grant Garab from Boston Foundation Repair.”
According to Andrew from Lucky’s Concrete, foundation inspections can also be a smart investment after certain severe weather events or if you’re buying or selling a home.
“Foundation inspections are essential for spotting early warning signs like uneven floors, cracked walls, or doors that won’t close properly,” he says. “These issues can indicate underlying structural problems that, if left unaddressed, can lead to major repairs.
Not every crack is a crisis
However, as Coal Creek Home Inspections owner Anthony Kuchem points out, not every crack is a sign of structural issues.
“A single crack doesn’t always mean foundation trouble—instead, home inspectors try to look at the whole picture of a house,” he says. “We look for signs like sticking doors and windows, gaps between walls and floors, bowing foundation walls, countertops pulling away, and sloping or sagging floors that can all point to movement or settling. These issues are especially common in areas with expansive soils and drastic seasonal moisture changes.”
How much does a foundation inspection cost?
“A standard home inspection in my area costs around $750, but if problems with the foundation are found, I will recommend that an independent structural engineer be brought in to assess the situation,” Tyler Merson of Madison, NJ-based Merson Home Consulting. “This could add an additional $500 to $1500 to the total cost of the inspection.”
How often should you get your home’s foundation inspected?
“Ideally, homeowners should have their foundations professionally inspected every three to five years,” says Surfzone Engineering Consultants. “Additionally, it’s essential to schedule an inspection whenever you notice signs of foundation problems like cracking walls, uneven floors, and sticking doors and windows.”
Should you get a home’s foundation inspected before buying?
Buying a home is a massive investment. The last thing you want to do is close on a house that has all kinds of underlying issues. Foundation inspections go a long way in ensuring that the house you’re about to purchase is structurally sound and will be a good investment in the long run.
“Foundation inspections allow for the early detection of issues like cracks and settling, preventing costly future repairs and maintaining structural integrity,” Matt Duncan from PermaJack of Louisville says. “A thorough foundation inspection is crucial during the home buying process, providing valuable information about the property’s condition and protecting your investment.”
What can be done to prevent foundation damage?
In order to prevent damage to your foundation, it’s important to first understand what causes it. “The majority of foundation movement is primarily caused by either poor drainage or soil conditions and both can be corrected,” Billy Meyerdirk from Austin Inspection Services says.
“One way to minimize foundation movement and cracking is to ensure proper exterior drainage,” Chris Panzer from Sunrise Home Inspection says. “This includes maintaining proper grading, extending downspouts away from the foundation, and keeping gutters clean and correctly sloped.”
>> Read: Warning Signs Your Home Has Foundation Problems
When is the best time for a foundation inspection?
It should come as no surprise that one of the best times to schedule a foundation inspection is when you’re looking to buy a new home. The last thing you want to do is discover foundation issues after you’ve already moved in.
“A professional inspection provides peace of mind by identifying potential risks before you commit to the purchase,” says Stephen Stauss of Stauss Inspections. “Investing in a thorough evaluation can help you avoid surprises, and make a confident decision about your new home.”
While it may be intuitive for homebuyers and sellers to do their due diligence on a house before closing on a home, homeowners should also be mindful of how the seasons can affect their foundation.
“The optimal times are either during periods of seasonal change, especially after heavy rainfall, prolonged drought, freezing or thawing cycles, or before purchasing or selling a home,” says Surfzone Engineering Consultants.