Foundation Inspection Checklist: What Engineers Look For

Foundation Inspection Checklist

A professional foundation inspection by a licensed Professional Engineer (PE) provides an expert assessment of your foundation's condition, identifies causes of any problems, and recommends solutions.

Exterior Assessment

• Foundation Type: Identify slab, pier and beam, or other system
• Exterior Wall Cracks: Stair-step cracks in brick, horizontal or vertical cracks
• Fascia and Soffit: Gaps, separation, or misalignment
• Chimney: Leaning or separation from the house
• Garage: Floor cracking, wall separation, door alignment
• Drainage: Surface grading, standing water, downspout discharge
• Vegetation: Trees and large shrubs near the foundation

Interior Assessment

• Wall Cracks: Diagonal cracks from door/window corners
• Door and Window Operation: Sticking, gaps, out-of-square frames
• Floor Levelness: Sloping, bouncing, or unevenness
• Ceiling: Cracks, separation at wall joints
• Tile: Cracking in ceramic tile (indicates floor movement)
• Baseboards and Trim: Gaps, separation, or warping

Elevation Survey

Floor elevation measurements taken at multiple points throughout the home, with differential analysis to identify areas of heave or settlement, and movement classification (active vs. historical).

Crawl Space Assessment (if pier and beam)

• Pier condition: Cracking, leaning, or deterioration
• Beam condition: Sagging, rot, or separation
• Floor joists: Rot, damage, or inadequate support
• Ventilation: Adequate crawl space ventilation
• Moisture: Standing water, high humidity, vapor barrier condition

Drainage and Moisture Assessment

• Surface grading: Does the ground slope away from the foundation?
• Downspout discharge: Are downspouts directing water away?
• Standing water: Any ponding near the foundation
• Sprinkler systems: Over-spray near foundation
• Tree roots: Signs of root intrusion under the foundation

The Inspection Report

A PE-stamped foundation inspection report includes property information, observations with photographs, elevation survey data, engineering diagnosis of cause(s) of movement, prioritized recommendations, and the PE seal and signature.

Common Findings and Causes

• Diagonal wall cracks: Differential foundation settlement or heave
• Sticking doors: Foundation movement causing frame distortion
• Sloping floors: Settlement or heave in specific areas
• Exterior brick cracks: Soil movement, thermal expansion, or foundation distress
• Tile cracks: Floor movement (slab deflection or heave)

When to Schedule an Inspection

• Pre-Purchase: Before buying any home, especially in Texas
• Signs of Problems: Cracks, sticking doors, sloping floors
• After Major Weather: Drought, flooding, or storms
• Before Remodeling: Establish baseline condition
• Insurance Claims: Document damage for claims
• Annual Monitoring: For homes with known foundation history