When buying a home, the last thing you want to see on the inspection report are potential structural or foundation problems. Some buyers may decide to move out, but if you’re serious about a home, the next step is a structural inspection.
Structural engineers examine the foundation, frame, and other load-bearing elements that keep your home safe and stable. In most cases, an inspection will reassure the buyer and confirm whether the problem is just a normal resolution or requires further attention.
Whether you’re buying in an area prone to foundation problems like Philadelphia or Dallas, or a humid climate like Seattle, understanding if and when a structural inspection is required is the key to buying with confidence.
What is a structural inspection?
While a standard home inspection looks for wear and tear and concerns inside and outside the home, your home inspector may only point out if something seems wrong with the structure. A structural inspection by an engineer will answer the difficult questions of why it happens and is it serious?
Structural engineers often have years of experience and understanding of the safe construction of residential and commercial properties. When they inspect a home, they look at how the home is holding up, including the foundation, beams, joists, roof trusses, and load-bearing walls. A licensed structural engineer’s inspection typically includes the following checks:
Cracks in the foundation Sloped floors or curved walls Moisture damage that can affect the integrity of the home Drainage, soil movement, and frame connections to assess stability
When to undergo a structural inspection
Many people don’t think to call in an engineer for a structural inspection until the home inspector points out something of concern. Buyers are likely to hire a structural inspector if they want to learn more about the bones of the home after a general inspection, and sellers or current homeowners are likely to request a structural inspection if they notice telltale signs of structural problems.
Cracks in foundations or walls: Small hairline cracks are normal as the home settles, but wider, horizontal, or step-like cracks (especially along brick or concrete block walls) can indicate movement in the foundation or pressure from external soil.
If your floor feels sloping or uneven: If you drop your marble and it rolls into a corner, there may be a problem with the joists, joists, or subfloor framing, which could be caused by long-term settling or wood rot.
Doors and windows that stick or don’t latch properly: Movement in the foundation can cause the frame of your home to twist subtly, causing doors to become stuck or gaps to form around windows.
Warping or bulging walls: Whether your basement walls are pushing inward or your second-story drywall is waving outward, the curves could mean the walls are taking more load or moisture pressure than they should.
Sagging ceilings and roofs: A dip in the ceiling or a wavy roof ridge can indicate overloaded beams, damaged trusses, or weakened support columns due to leaks or age.
Persistent moisture or water intrusion: Damp basements, musty crawl spaces, or standing water near the foundation can erode the soil, compromise footing, and lead to structural instability over time.
Rot, Rust, and Termite Damage: Rot and pests eat away at the materials that support your home, eating away at beams and posts. Small rot holes can actually become a bigger problem inside the wood.
After natural events: Earthquakes, floods, major storms, frost and thaw cycles, and even renovations that add weight to your home can cause structural changes and should be evaluated by a professional if something seems amiss.
For buyers, a structural inspection can make or break a home sale. An “all clear” provides peace of mind, but if there are any concerning discoveries, the buyer can decide whether to negotiate repairs with the seller or decide to walk away from the home.
How much does a structural inspection cost?
The cost of a structural inspection varies widely depending on the local market, what the inspector is looking at, whether he is providing a professional opinion on the issue, and whether he is writing and stamping a report. The cost of a home structural inspection is often a flat fee ranging from $350 to $1500. However, the average price home buyers pay for a structural inspection is about $550.
The cost of a structural inspection typically includes an expert opinion on any structural warning signs listed in the home inspection report. A stamped and signed report is usually not required unless something major is found or the inspection is focused on renovations. This can increase costs due to additional time, paperwork, and engineer responsibilities.
Many buyers may be hesitant to hire a structural engineer, but fixing a home’s structural issues can cost tens of thousands of dollars, and it’s good to know before signing the final documents.
Common structural problems and how to deal with them
The most common problems that structural engineers find are foundation cracks, water damage, rotten beams and sagging floors. But what do these issues actually mean when it comes to repairs?
cracks in the foundation
Hairline cracks due to natural settlement are usually fine, but wide or horizontal cracks can mean soil movement or water pressure pushing against the foundation. Structural engineers can tell the difference and recommend foundation repair methods, such as epoxy injection or underpinning, if necessary.
flood damage
Persistent moisture weakens concrete, rusts metal supports, and rots wood frames. It’s important to correct the source before repairing the structure itself, such as poor drainage, leaky gutters, or groundwater seepage.
rotten beams and sagging floors
These may be symptoms of prolonged moisture exposure or overload. Depending on the damage, repairs may involve adding new joists to old ones, reinforcing beams with steel plates, or completely replacing damaged wood.
Structural inspection: key points
Structural issues won’t automatically close the deal, but they can change the conversation between buyers and sellers. Even minor structural issues can affect a home’s perceived value, as buyers often fear the worst for their future home’s bones.
That’s why it’s important to have your home structurally inspected by a qualified professional if you suspect a problem with your frame or foundation. At best, testing will alleviate your worries. And in the worst-case scenario, that report can become a powerful negotiating tool or a reason to walk away and find another home, potentially saving you thousands of dollars in future repairs.
