How Much Does a Foundation Inspection Cost?

A foundation inspection costs $306 on average but can range from $271 to $342, based on our analysis of 462 quotes from licensed inspectors.

A home’s structural integrity depends on a solid foundation. If your foundation becomes damaged, your home could be at risk of shifting, cracking, or even collapsing.

If your general home inspector suspects that your foundation might be damaged, they’ll likely suggest that you have a structural engineer come in to conduct a more specialized foundation inspection.

What is a foundation inspection?

A foundation inspection looks at the foundation itself for signs of current damage and at the rest of your home for warning signs of early-stage foundation problems. Most foundation inspectors will also look into the drainage around your home to make sure it’s not compromising the foundation.

A bad foundation can hurt your home in many ways. Casey Callais, a residential inspector with Constructiva Inspections in Austin, Texas, says, “Considering everything is built on the foundation, for most issues, there are a plethora of symptoms.” Cracks in the foundation can let in moisture that leads to mold, mildew, or other water damage, and a warped or unstable foundation will lead to cracked, uneven walls, sloped floors, and stuck windows and doors.

Finding foundation problems early allows you to fix them before they start literally tearing your home apart. If you’re a prospective buyer inspecting a home you want to purchase, a good foundation inspection can help you avoid buying a home that might be sinking and crumbling into the ground.

How much do foundation inspections cost?

A foundation inspection costs $306 on average. 

Foundation inspection costs by state

Factors impacting foundation inspection costs

While the average cost of a foundation inspection is around $306, that cost can go up quite a bit based on factors like:

• Size. The average cost per square foot ranges $0.50–2.00,[1] so a larger home will cost a lot more to inspect than a smaller home.
• Condition. A home that has a lot of damage to evaluate will take longer to inspect than a home that’s in pristine condition.
• Accessibility. If the inspector has to remove flooring or drywall to see the foundation, this extra time and effort will result in a more expensive inspection.
• Extra tests and analyses. If the inspector finds cause for concern, they may recommend extra in-depth testing, such as a soil or moisture analysis.

Foundation inspection costs vs. other inspections

Among specialized home inspections, a foundation inspection is toward the high end of the price spectrum.

Signs you might need a foundation inspection

A foundation inspection can make sense if you’re buying or selling a home — even if there are no obvious signs of foundation issues. In either situation, you’ll want to gather as much information as possible about the house to reduce your potential risk.

Unless the home you’re looking at has serious and obvious signs of structural issues, you’ll probably only get a foundation inspection after your basic home inspector recommends it. A basic home inspection includes a casual foundation examination, but a general home inspector can’t diagnose serious foundation issues.

“As an inspector, if I see signs of concern regarding [the foundation], I’ll recommend consulting a specialist,” says Ralph Hassard of Criterion Home Inspections in New York City.

• Cracks: Visible horizontal cracks can be a sign of very serious damage, though vertical cracks are also a concern.
• Sloped floors: A settling or collapsing foundation can have a lot of secondary effects, such as bulging, uneven, or sloping floors. As the foundation sinks, it pulls the walls outward, which causes the floors to tilt. If you place a marble on the floor and it rolls toward the wall, you likely have foundation issues.
• Stuck windows and doors: As a shifting foundation pulls walls and floors out of alignment, door- and windowframes also become warped. This can result in windows that are difficult to open and close, and doors that won’t latch or stay closed. If you’ve noticed these problems around your house, you could have foundation problems.
• Water damage: If you have persistent moisture or water damage in your basement, water could be infiltrating your home through cracks in the foundation. Water damage in the upper floors could also be a symptom of foundation damage, since warping could damage your gutters and result in seepage into your home.

However, not all foundation issues are obvious, especially if the issues are linked to planar settlement.

Callais, who specializes in structural issues, says, “[Planar settlement] is when the entire structure settles on one side with the foundation intact. I performed an inspection a few years ago where this happened, and the sellers were completely oblivious to the fact that the house had dropped 5 inches from the left to the right sides. The buyer called in a structural engineer who confirmed my foundation measurements and promptly canceled their offer. Last I heard, the sellers pulled the house from the market and sent a demand letter to the builder for repairs.”

What happens during a foundation inspection?

During a foundation inspection, the inspector will examine various parts of the home to see if they show signs of foundation damage. A foundation inspection typically takes an hour or two. If you have a larger-than-average home, the inspection could take longer.

Exterior

Any cracks, bulges, fissures, or warping on the home's exterior could be signs of foundation problems. The first thing the inspector usually does is to walk around the exterior of the home and carefully examine the structure for any of these signs. They may also examine the soil or drainage around your home for signs of sinking or water seepage.

Interior

The inside of the home can also show signs of foundation damage. Inspectors will look for sloped or warped floors, cracks in the walls or ceilings, or excess moisture. They’ll also check that your windows and doors are level and if they open and close smoothly.

Crawl space

Inspectors will look for signs of decay or rot and check the substructure and supports of your home.

Pipes

A lot of foundation damage starts with water infiltration, so the inspector will probably also look for any leaky pipes that could be causing water damage in the substructure.

You may see the inspector using special tools:

• Level to check for flatness and evenness across surfaces
• Thermal camera to look inside various materials to detect insulation gaps or water infiltration
• Soil probe to make sure the soil under your foundation is stable and dry enough to support the home
• Moisture meter to detect moisture infiltration, mold, or internal rot
• Crack gauge to measure any cracks on the home

The inspector will usually return a completed inspection report within a few days; the report typically lists the inspector’s detailed findings and recommendations, but won’t include remediation or repair quotes. If you need a price quote for your real estate negotiation, you’ll need to contact a foundation repair specialist.

Post–foundation inspection steps

If you’re a home buyer who’s gotten a foundation inspection report that finds your prospective home has a damaged foundation, you generally have two options: ask the seller to repair it, or negotiate a credit.

Remediate 

The average foundation repair costs between $271 and $342, though the cost largely depends on what kind of repair you opt for. Sealing a few foundation cracks will likely only cost a few hundred dollars, but lifting a sunken foundation can cost up to $30,000.[2]

Fortunately, your inspection report will advise on which repair you need. As Daniel Cabrera, Owner of Roof Direct San Antonio in Texas, says, after the inspection, “a report is generated showing exactly where the foundation has shifted. This report provides a recommendation on which repair technique to use, such as steel pier underpinning or slab leveling.”

If you’re a homeowner with a damaged foundation, you’ll want to contact a foundation contractor to perform the repairs. These contractors specialize in working on foundations and will have the necessary tools and expertise for the job.

Depending on how advanced the foundation’s deterioration is, the foundation contractor may use any of the following fixes:

• Foundation crack filling
• Application of patches or stabilizing foam
• Foundation jacking
• Foundation sealing
• Foundation wall stabilization
• Basement underpinning or piering
• Repair or replacement of bowing or sagging walls
• Total replacement of the foundation

If you’re considering asking the seller to repair the foundation, keep in mind that this is one of the most expensive home repairs.

Negotiate

Once you get the foundation inspection report back, you can get a price quote for repairs from a foundation contractor. You can then use this quote to negotiate for a repair credit with the seller.

Many sellers prefer to give a repair credit instead of doing repairs themselves, since it keeps the deal moving. Buyers often prefer repair credits too, since they’ll be able to oversee the quality of the repairs themselves.

If the seller refuses to do repairs or offer a repair credit, you still have plenty of options.

Preventing future issues

Once you’ve got your foundation repaired and back in pristine condition, there are some simple steps you can take to prevent future damage.

• Frequent inspections: Check your foundation for small cracks or bulges regularly. If you do find damage, repair it before it gets out of control. Also get regular pest inspections, as termite infiltration can seriously weaken a foundation.
• Keep deep-rooted plants away from the home: Deep-rooted plants and trees can easily damage your foundation as they grow into the concrete. Plant shrubs at least two feet from your home, and trees at least 15 feet away.
• Keep moisture out of your home: Water can be incredibly destructive to your foundation. Invest in a good drainage system to direct rainwater away from your foundation, and make sure your gutters and downspouts are always clear. Get regular plumbing inspections to make sure leaky pipes are not introducing water into your home’s interior.

How to find a foundation inspector

The best way to find a good foundation inspector is to ask for personal referrals from friends and family, your real estate agent, or your general home inspector. However, if you can’t get a personal referral, you can find high-quality inspectors online.

Foundation inspections are performed by structural engineers — not basic home inspectors. Structural engineers typically have degrees in civil or structural engineering, and they are licensed by the state they work in.[3]

Once you settle on a few potential foundation inspectors, check their online reviews to get a sense of how good their services are. And always get multiple price quotes to make sure you’re getting the best deal.

Key questions to ask your foundation inspector

• What are your licenses and certifications? 
• How long have you been working as a foundation inspector?
• How should I prepare the home for the inspection?
• Can I accompany you during the inspection?
• What’s included (and not included) in the foundation inspection?
• What is the base fee for the foundation inspection?
• How much are add-ons like soil analyses, etc.?
• Will you make repair recommendations? If so, can you recommend a foundation contractor?

The bottom line

A bad foundation can hurt your home in many ways. Cracks in the foundation can let in moisture that leads to mold, mildew, or other water damage, and a warped or unstable foundation will lead to cracked, uneven walls, sloped floors, and stuck windows and doors.

A foundation inspection costs around $306 on average, and it takes only a couple of hours. Considering how important a healthy foundation is, and the relatively low time and financial cost, no one — homeowner or home buyer — should ever skip the foundation inspection.

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