Guide
Foundation inspections: who does them and what they measure
An inspection turns worry into measurements. There are two kinds of people who do it, and they stand in different relations to the repair that may follow.
Two kinds of inspector
The repair company
An evaluator who also prices the work
A foundation repair company sends someone to measure the house, form a view of the cause and write a repair proposal. This is the visit you arrange by calling the number on this site. It is the quickest route to a price. Bear in mind that the same firm benefits if work is needed.
A structural engineer
A licensed professional you pay for an opinion
An engineer is hired by you, charges a fee and sells no repairs. You get a report on what is happening and, if needed, a repair design that any company can price. Engineers in Texas are licensed by the Texas Board of Professional Engineers and Land Surveyors, and you can confirm a licence on its PE roster search or look up a firm on the engineering firm roster.
Many people start with a company's evaluation and bring in an engineer if the proposed work is large, if two companies disagree, or if the house is being bought or sold.
What a proper inspection includes
- Floor elevations
- Height readings in every room relative to one reference point, drawn on a floor plan.
- Crack survey
- Where the cracks are inside and out, how wide, and which way they taper.
- Doors and windows
- Which are out of square and in what direction.
- The outside
- Slope of the ground, gutters and downspouts, trees, flatwork, retaining walls, signs of erosion, the exposed slab edge.
- Under the floor
- On pier and beam houses: piers, shims, timber condition, moisture and clearance.
- History
- Age of the house, earlier repairs, plumbing leaks, additions, when each sign first appeared.
If a leak is suspected, a plumber tests the drain and supply lines. That is a separate visit by a separate trade.
Ask for these in writing
- The elevation map, with the reference point marked and the date.
- The inspector's opinion of the cause, stated plainly.
- A drawing showing where each pier or support would go.
- What the proposal leaves out.
- The warranty document itself, not a summary of it.
- The name and licence number of any engineer involved.
Where the engineer meets the permit
The City of New Braunfels asks for a foundation plan when repair is part of a permitted remodel, and for a plan sealed by a Texas-licensed engineer in the cases its checklists name. So on many jobs an engineer is involved whether or not you hire one yourself. The details are in permits in New Braunfels.
If the company supplies the engineer, ask for that person's name and look them up. You are entitled to know who is taking responsibility for the design.
Questions about inspections
How should I prepare for the visit?
Clear access to closets and the garage along outside walls, unlock the crawl space hatch if there is one, and have your notes and dated photos to hand. If you have papers from an earlier repair or the original builder, put them on the table.
Is a home inspector's report enough?
A general home inspection during a sale notes visible signs and often recommends further evaluation. It is a prompt to get the foundation measured by a specialist, not a replacement for that.
What if the inspection finds nothing serious?
Then you have a dated elevation map to compare against in future, which is worth having. Fix any drainage points raised and look again in a year.
When you are ready
Pages can narrow it down. A level and a floor plan settle it.
Whichever side of the escarpment your house stands on, the answer comes from numbers taken on the spot. The firm that makes the visit then sets down on paper what it measured and what a repair would run to.
Sudden shifting, the smell of gas, or a wall that seems about to come down is a different matter: clear the house first, then dial 911 or your gas provider.
Have your New Braunfels house measured
Ring the number and describe the crack, door or floor that worries you. Whoever answers works for a foundation repair firm near New Braunfels, a separate and independent business, and can book a day to inspect.
Call (830) 879-9995Your call may be recorded. The referral disclosure explains who is paid.