When shopping around for a foundation inspection, it may be tempting to hire a home inspector, general contractor, or repair company to do the job at a discount price. In actuality, a strutural engineer is the most qualified choice.

They’re licensed professionals with extensive training, and despite their upfront cost of about $600, they may save you money in the long run. We’ll explain why that is and how to find and hire a qualified engineer in our guide below.

*Unless otherwise noted, cost figures in this article are sourced from contractor estimates used by Angi, as updated in October 2024.

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What Is a Foundation Inspection?

A foundation inspection involves carefully examining a home’s foundation for signs of structural issues that may not be obvious to the untrained eye. 

What Does a Structural Engineer Look For?

The process differs depending on the type of foundation you have. For example, a structural engineer will inspect a concrete slab foundation for notable cracks, signs of water damage, and indications of compromised structural integrity. They’ll also inspect crawl spaces and pier foundations for these issues, plus look for wood rot and pest infestations.

The engineer will document their findings and provide the homeowner or potential homebuyer with a detailed inspection report. The report should explain any structural damage or foundation issues the engineer identified and what, if any, foundation repairs, they recommend. Most will also provide local estimates for how much the foundation fixes will cost.

How Is This Different From a Home Inspection?

A foundation inspection differs from a home inspection because it only involves the foundation and load-bearing structures. The engineer will not check plumbing, electrical wiring, or home appliances. They will only inspect chimneys and roofs for damage that relates to foundation issues, not other types of problems.

Like other types of home inspections, foundation inspections typically happen during a home sale, after a natural disaster, or for a real estate appraisal. However, you might also invest in a foundation inspection after noticing cracks, bowed walls, or other signs of a bad foundation.

Why Hire a Structural Engineer?

First, a structural engineer has the most extensive training and best qualifications to spot signs of foundation problems that even other contractors might miss. They’ll be able to pinpoint the problem’s root cause and offer detailed analysis and repair recommendations. They provide extensive reports that are useful and even necessary for insurance claims or real estate transactions.

Second, structural engineers are independent professionals. Yes, some foundation repair companies offer free or low-cost inspections, but how much can you trust their assessment if they tell you to hire their company for expensive repairs? Alternatively, a structural engineer has no financial stake in finding problems. They get paid the same no matter the assessment, so you won’t receive recommendations for repairs you don’t need.

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How Do I Know If I Need a Foundation Inspection?

When you go to sell your home, you may need a foundation inspection. However, you can also benefit from an inspection if you begin to see signs that your foundation is sinking, cracking, or otherwise failing. Identifying and remedying the problem early can often help keep repair costs down. 

Signs of Foundation Damage

Foundation damage may be caused by settling, soil changes, poor drainage, tree roots, and other factors. Look for these signs around the house.

• Bowing or leaning walls
• Cabinets or countertops separated from walls
• Cracked or warped siding
• Cracks (especially horizontal cracks greater than ¼-inch) on the foundation itself
• Doors and windows that don’t open or close easily
• Drainage problems
• Interior or exterior wall cracks
• Gaps between exterior windows and walls
• Leaning or cracked chimney
• Nails coming out of your drywall
• Persistent moisture or standing water in the basement
• Sagging, squeaking, or cracked floors
• Separation between walls and ceiling or floor
• Uneven or sloping floors
• Unexplained mold or mildew smell
• Water pooling around your foundation

A single symptom, such as hairline cracks, may not be cause for concern. However, if you see multiple signs or the problem seems to be getting worse, you should contact a structural engineer for an assessment.

For Homeowners

Even if you haven’t seen these signs, you might consider scheduling an inspection if any of the following apply:

• Your home is more than 20 years old and hasn’t been inspected recently.
• You’re planning major renovations or additions.
• You’ve recently experienced severe weather events or natural disasters.

A timely inspection can prevent small issues from growing larger, ensuring your home remains safe and sound.

For Potential Buyers

If you’re in the market for a new home, always include a foundation inspection as part of your due diligence. Schedule the inspection before finalizing the purchase, and use the inspection results to negotiate repairs or price adjustments. Doing so safeguards your investment and ensures you have the right information about the property’s condition before final purchase decisions.

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What Should I Expect from the Foundation Inspection Process?

Understanding what to expect during a foundation inspection can help you prepare and make the most of the assessment. 

Pre-Inspection Preparation

Before the inspection, take a little bit of time to prepare. This will make the engineer’s job easier and may even reduce time and labor costs.

• Clear access to all areas of your foundation, including crawl spaces.
• Remove items stored against exterior walls.
• Trim bushes or vegetation around the foundation.
• Prepare a list of any concerns or observations.
• Gather any previous inspection reports or repair documentation.

Having a clean and accessible area enables a more precise inspection, allowing the engineer to efficiently assess problem areas and provide accurate recommendations.

During the Inspection

You will need to be present during the inspection to ensure the inspector has access to all the relevant areas. Over the course of about 90 minutes, the structural engineer will:

• Examine the exterior for signs of settling or cracking
• Inspect interior walls, floors, and ceilings
• Check crawl spaces or basements for moisture issues
• Assess the foundation’s overall structural integrity

Each stage of this inspection ensures that the engineer is thoroughly analyzing your foundation for any potential risks, providing valuable insights into your home’s structural status.

Post-Inspection Report

After the inspection, you’ll receive a detailed report including:

• Photographic evidence of findings
• Explanation of identified issues
• Recommendations for repairs or further testing
• Estimated costs for suggested repairs

This report is an essential tool in making informed decisions about necessary repairs or reinforcements. If you have any questions about the report, be sure to ask.

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How Much Does a Structural Engineer Foundation Inspection Cost?

As mentioned above, the typical cost of a structural engineer foundation inspection is around $600, but this will vary. 

Average Pricing

Most homeowners pay anywhere from $300–$3,000 for a structural engineer foundation inspection. Structural engineers may charge between $100 and $200 per hour, or they may have a set price for foundation inspections. 

Factors Affecting Cost

Foundation size and complexity are the most relevant price factors, but here are some other determinants:

• Accessibility of the inspected areas
• Engineer’s experience and qualifications
• Foundation type (slab, crawl space, basement)
• Home size and layout 
• Housing market conditions
• Location and local market rates

Depending on your location, you may also need a city permit, which typically runs between $100 and $400. Inspection permits for existing homes are typically less expensive than those for new construction.

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How Do I Find and Choose a Good Structural Engineer?

Selecting the right structural engineer is crucial for a thorough and reliable foundation inspection. 

Where Do I Find a Structural Engineer?

Structural engineers must be licensed by the state, so start by looking for your state licensing agency. Most states and regions also have professional organizations with a member look-up page, like the Structural Engineers Association of Southern California. Note that these organizations don’t necessarily vet all members—you’ll still need to check credentials and licensing.

Of course, you can always find structural engineers the same way you’d find other contractors. Ask friends and family for recommendations, and see if a trusted realtor has anyone they work with regularly. And you can always search Google, Yelp, or other review sites for well-reviewed local engineers.

What Credentials Should I Look For?

Once you have a list of names, verify their qualifications to help gauge their expertise and reliability.

• Professional engineering license in your state (most important)
• Membership in professional organizations like the American Society of Civil Engineers
• Specific experience with residential foundation inspections
• Positive reviews and references from previous clients
• Rating and accreditation from the Better Business Bureau (BBB)

What Should I Ask Potential Candidates?

When you’ve whittled down the list to two or three names, start making calls to assess their capability and experience.

• How many years of experience do you have with foundation inspections?
• Can you provide sample reports from previous inspections?
• What is your process for assessing different foundation types?
• Are you familiar with local building codes and soil conditions?
• How long will the inspection take, and when can I expect the report?
• How do you set your pricing for foundation inspections?

We always recommend speaking with and getting quotes from at least three local engineers before making your selection.

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Our Conclusion

Your home’s integrity rests on the quality of your foundation. If you notice any signs of foundation damage in a home you own or plan to buy, hiring a licensed structural engineer to perform a foundation inspection is the first step. The engineer’s report will explain the cause and severity of the problem, as well as what steps you can take to fix it. An independent engineer won’t recommend expensive repairs you don’t need.

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FAQ About Structural Engineer Foundation Inspections

What’s the difference between a foundation repair company and a structural engineer?

Both structural engineers and foundation companies deal with foundations, but they do different things. Structural engineers have the expertise to diagnose foundation problems and prescribe solutions. Foundation companies can help you implement those solutions and complete any necessary repairs.

Why is a structural engineer recommended for foundation inspection?

We recommend a structural engineer for a foundation inspection because they’ll be unbiased in diagnosing any potential problems. Unlike a foundation repair company or general contractor, they don’t have a vested financial interest in you repairing your foundation. They specialize in assessing the structural integrity of homes, so they’ll be well-qualified to identify foundation issues.

How can you tell if a structural engineer is a good one?

Check their license with the state, and consult local third-party reviews for structural engineers as you would for any other contractor. A good structural engineer will be able to provide proof of certification in professional engineering and will ask you questions about the specifics of your home. They’ll also be knowledgeable about local building codes and able to apply their expertise to your specific problem.

Do home inspectors check foundations?

Yes, home inspectors do look for foundation cracks, settlement, and other signs of damage as part of a general home inspection. However, we recommend consulting a licensed structural engineer for complex issues or major concerns. A structural engineer can provide a more in-depth analysis, recommend a solution, and likely refer you to a reputable contractor who can complete the repairs.

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