What a foundation inspection includes and how to prepare

What the inspector looks at

• Floor levels, measured at many points across the house with a level, a laser or a water manometer
• Outside walls and brick for stair-step cracks, gaps at windows and signs the slab edge has dropped
• Inside walls, ceilings, door frames and trim for cracks, gaps and doors that no longer square up
• The crawl space, on a pier and beam home: piers, shims, beams, joists, moisture and vapor barrier
• Drainage: gutters, downspouts, grading, low spots and trees close to the house
• Plumbing clues: damp spots, a high water bill or a meter that keeps moving

The plumbing test

A leak under the slab can cause movement or make it worse, so many companies test the drain lines before and after a lift, and some test supply lines too. Ask whether a test is part of the inspection or only part of the repair, and who pays for it if it is separate.

What you should get afterward

• A written report, not only a verbal opinion
• Photos of the problem areas
• Floor elevation readings, ideally on a simple sketch of the floor plan
• The suspected cause, such as drainage, a leak or trees
• A repair recommendation with the method, the number of piers and where they go
• A written quote, or a clear statement that no repair is needed

Inspections often take an hour or two for an average house. Larger homes and crawl space work take longer.

Company inspection or engineer

A company inspection is usually free, and the company hopes to sell you the repair. An independent structural engineer charges a fee and sells nothing, so the report is not tied to a job. For small problems a company visit may be enough. For a large quote, a dispute or an unusual lot, an engineer is worth considering. You can give the report to two or three companies and ask them to price the same scope. See how to choose a company.

How to prepare

1. Photograph and dateTake pictures of cracks with a coin or ruler beside them, and mark the ends with a pencil.
2. Write down what you noticeWhich doors stick, which rooms have cracks, when it started and whether it changes with the weather.
3. Clear accessMove items from closets or walls where cracks are, open the crawl space hatch and make sure the gates are open.
4. Gather the paperworkBuilder warranty, earlier repair records, past plumbing repairs and the home inspection from when you bought.
5. Mention what changedA leak, a flood, tree work, a new irrigation system or a long dry spell all help the inspector find the cause.

Questions to ask before they leave

• What do you think caused this, and how sure are you?
• What happens if I do nothing for a year?
• Is drainage part of the fix?
• When will I get the written report and quote?
• Does the quote include drywall, brick and paint?

Help in your town

Read what the ground is like and what homeowners ask in Kyle, Schertz and Selma, Wimberley, or see the full service area.

How the inspection works

1. Send a request or callFill in the short form or call (726) 610-5892. Tell us your town and what you are seeing.
2. A company contacts youA local foundation repair company calls to set a time that works for you.
3. The visitThe inspector measures floor levels, looks at cracks, doors and drainage, and checks the crawl space if there is one.
4. Written findingsYou should get the findings and any repair plan in writing, so you can compare it with other quotes.

Last updated October 2026.