Not knowing is usually the worst part. You've looked at that crack a hundred times, you've read too much online and you still can't tell if it's a big deal. A foundation repair inspection gets you an answer you can trust, with real numbers behind it.
Here's what's free and why. The visit, the measurements, the photos and the written estimate all cost you nothing, and there's no fine print. It's how we work, because we can't price a job we haven't measured.
The short answer
A foundation repair inspection is a 45–90 minute visit where we measure floor levels, map cracks, check drainage and look at the structure below your floors. Ours is free and comes with photos and a written estimate. If nothing needs fixing, we'll tell you that and leave.
What happens during your free foundation inspection
Your free foundation inspection usually takes 45–90 minutes, and you can follow along the whole way. Here's the order most visits go in:
- We arrive and talk. You tell us what you've noticed and when it started. That story matters more than people think.
- We walk the outside. We check downspouts, how the soil slopes and any cracks in the brick.
- We walk the inside. We test doors and look at wall cracks and floors, room by room.
- We take elevation readings. A digital level records the floor height in each room to about 1/10 inch.
- We check the crawl space or basement. We take moisture readings and look at the structure holding everything up.
- We sit down at the kitchen table. We go over what we found in plain English and answer your questions.
What you get afterwards
Afterwards you get everything in writing, whether you hire us or not. That includes:
- A report with photos of what we found
- A map of your floor elevations
- The likely cause, explained simply
- Options from the smallest fix to the complete one
- A foundation repair free estimate you can compare with anyone's
The written estimate lists each item and why it's there. If someone else quotes you later, you'll be able to line them up and see what's different. A free foundation repair estimate should do that much for you at the very least.
- A digital level reads the height of every room.
- The map shows which way the house has dropped.
- After the repair, the same readings show the change.
Foundation inspection checklist you can do today
This foundation inspection checklist takes about 15 minutes and costs nothing. It's also a fair answer to how to inspect a house foundation without any training or tools beyond a marble and a flashlight. Check off what you've noticed:
Check off what you've noticed
Worth a professional look
Book a Free InspectionOne item on its own often means very little, since old houses have quirks. A few of them together are worth having measured. Take dated photos of anything you find, because they help us see what's changed.
If you'd like to learn more first, we've got a guide on how to read a crack and another on normal settling vs. a real problem.
Structural engineer vs. foundation repair company
The structural engineer vs foundation repair company question has a simple answer: a structural engineer gives you an independent report, while a foundation repair company diagnoses and also does the work. Both are useful. An engineer's report helps with home sales, large damage or a permit that requires stamped plans, and it usually comes with a fee.
We diagnose and repair, so we do have a stake in the outcome, and you should keep that in mind. If you already have an engineer's report, we're happy to work from it. And if your situation really calls for an engineer, we'll tell you so.
Buying or selling a house?
Do home inspectors check foundation problems? They flag what they can see, but they don't usually diagnose them in depth. A note saying "possible settlement" can leave you stuck, with no idea whether it's a small fix or a major one.
We can do a quick foundation inspection and repair estimate that gives you a real number to negotiate with. If you're on a Texas option period or an inspection contingency, tell us your deadline when you book, and we'll do everything we can to get there in time.
Sellers can use this too. A written report and readings can head off a nasty surprise from the buyer's inspector. And if you've already got repair numbers in mind, see what most repairs actually run.
Foundation inspection questions
Is the inspection really free?
Yes, it's free, and there's no fee buried in the estimate later. It's how we get to know your house before anyone talks about price. If you decide not to do the work, you still keep the photos and readings, and you don't owe us anything.
How long does it take?
Most visits take 45–90 minutes. A small slab home with one issue sits at the short end. A large home with a crawl space, several complaints and photos to go over can take longer. We'll tell you the expected time when we book the visit.
Do I need to be home?
Yes, we'd like an adult there. We need to get inside every room, and the best part of the visit is walking you through what we found. If you're buying and the house is vacant, your realtor can let us in and we'll call you afterward.
Will you push me to buy something?
No. You'll get the findings, the options and a written estimate, and then we leave. There's no price good today only and no pressure to sign at the table. Take a few weeks and get a second opinion if you'd like. We'd do the same.
What if you find nothing wrong?
Then we tell you that and you've got nothing to pay. It happens often. Plenty of cracks are cosmetic and plenty of old floors have a slope that isn't moving. You'll know what to watch for, and you'll have readings to compare against if things ever change.
What should an inspector look for when checking a foundation?
An inspector should measure, not just look. That means floor elevations in every room, crack widths and direction, wall plumb, door and window fit, drainage outside and moisture below. They should check the framing in a crawl space too. If nobody takes readings, you're just getting an opinion.
Does a home inspection check the foundation?
Yes, but only at a basic level. A home inspector looks at what's visible and notes anything suspicious, then usually recommends a specialist. They don't normally take full elevation readings or find the cause. Think of it as a flag, not a diagnosis.
How do home inspectors check a foundation?
Mostly by looking and by checking for symptoms. They walk the outside, look for cracks, test doors, feel for slopes and go into the crawl space or basement if they can get to it. Some carry a small level. Their report points out concerns for someone else to confirm.
Run into a term you don't know? This may help: what all these terms mean.