Foundation inspections

What an inspection usually includes

• An elevation survey. The inspector measures floor heights across the house with a digital level to map high and low spots.
• Crack mapping inside and out: brick, drywall, slab edges, doors and windows.
• Drainage check: gutters, downspouts, grading and where water goes after rain.
• Crawlspace check for pier and beam homes: piers, shims, beams, moisture and rot.
• Questions about history: when you noticed problems, past repairs, plumbing leaks and big trees.

Engineer vs. contractor

A repair contractor's inspection is usually free and comes with an estimate. A structural engineer's evaluation is paid, but the engineer isn't selling the repair, so you get an independent diagnosis and often a repair plan contractors can bid on. If the stakes are high or the quotes disagree, the engineer's report is often worth it.

Questions to ask

• Is this settlement or heave, and how do you know?
• How many piers, of what type, and how deep?
• Will you test the plumbing before and after?
• What happens if the house needs adjusting later?
• Can I get the elevation readings in writing?