Buying or selling a home with foundation problems
A cracked wall does not have to kill a sale. Buyers and sellers do best with measurements, a written plan and paperwork. This guide covers both sides.
This is general information, not legal or real estate advice. Ask your agent or a Texas attorney how it applies to your sale.
If you are buying
- Read the seller's disclosure notice and look at what it says about foundation problems and past repairs
- Have a general inspection done, and follow up on any foundation flag with a foundation specialist or a structural engineer
- Ask for the repair records, the quote, the pier map and a transferable warranty if work was done
- Ask for floor elevation readings and compare them with what you see
- Tell your lender and insurer early, because some appraisers and underwriters ask about foundation issues
In a typical Texas contract the buyer has an option period, a set number of days to inspect and negotiate. Ask your agent how yours works and schedule foundation inspections inside it.
If you are selling
Most Texas sellers of one-to-four family homes must give buyers a seller's disclosure notice, and it asks about foundation problems and previous repairs. Answer it truthfully, and ask your agent or an attorney if you are unsure how to describe a past repair.
Your options
| Option | Good when | Watch for |
|---|---|---|
| Repair before listing | You have time and the repair is clear | Cost up front, and buyers who still want their own inspection |
| Offer a credit or lower price | You need to move fast | Buyers often ask for more than the repair costs |
| Sell as is | The buyer expects to renovate, or time is short | A smaller pool of buyers and financing hurdles |
| Get an engineer's letter first | You are not sure how serious it is | The fee, and what the letter finds |
The paperwork buyers want to see
- The inspection report and floor readings
- The signed quote and a description of the work done
- A diagram of where piers or supports went
- Permits, if any were required
- The warranty, and proof that it transfers to a new owner
- Before and after photos, including the crawl space on pier and beam homes
Common mistakes
- Patching and painting cracks without finding the cause
- Doing repairs with no paperwork
- Assuming a warranty transfers when it does not
- Waiting until the buyer's inspection to learn about a problem
If you are on a short timeline, such as a military move, start the inspection first. A written plan and a few quotes let you decide quickly between repair, credit and selling as is.
Help in your town
Read what the ground is like and what homeowners ask in Converse, Live Oak and Universal City, San Marcos, Schertz and Selma, or see the full service area.
How the inspection works
- Send a request or callFill in the short form or call (726) 610-5892. Tell us your town and what you are seeing.
- A company contacts youA local foundation repair company calls to set a time that works for you.
- The visitThe inspector measures floor levels, looks at cracks, doors and drainage, and checks the crawl space if there is one.
- Written findingsYou should get the findings and any repair plan in writing, so you can compare it with other quotes.
Last updated October 2026.
Request an inspection
Tell us what you are seeing. A local foundation repair company will contact you to schedule a visit.
Prefer to talk? Call (726) 610-5892.
Most companies offer a free inspection. Confirm when you book.
Common questions
Do I have to disclose a repair done years ago?
The seller's disclosure notice asks about previous repairs, and a foundation repair generally counts. Ask your agent or an attorney how to answer for your situation.
Does a repaired foundation hurt the value?
It can lower offers, but a documented repair with a transferable warranty is easier for a buyer to accept than unexplained cracks. The effect varies with the market and the house.
Who pays for foundation repair in a sale?
It is negotiable. The seller may repair, offer a credit or sell as is, and the buyer may ask for any of those. Your agent can explain how it usually plays out in your market.
Ready to have someone look at it?
Tell us what you are seeing. It takes about a minute, and photos are optional.