When you hire a home inspector to inspect a home you are buying one of the things he will be inspecting is the homes foundation. Here is an overview of what the inspector will be looking for.
When the home inspector begins examining the foundation, the first thing will be to determine what kind of foundation is installed. There are 3 general types of foundations which include the basement, crawl space, and concrete slab.
If the home has a basement, there may be some limitations to the inspection based on if it has been finished. The inspector is trying to determine if the basement presently has or has had a moisture problem in the past. For an unfinished basement is there any water staining on the concrete? For a finished basement, is the carpet stained, is there a mildew smell, or is the hardwood flooring separating, curling or cupping at the seams?
While in the basement, the inspector will also look at the walls and trim for signs of moisture intrusion from the basement walls. The inspector will also examine any exposed framing, electrical switches, outlets, or panels, plumbing pipes, and any mechanical devices such as water heaters and HVAC systems. The inspector will also report on the existence and condition of a sump pump.
If the home has a crawl space, the inspector is not required to inspect it if the head space is less than 18 inches in height. If the inspector can not evaluate the crawl space due to height restrictions they are required to report it within the report.
Inside the crawl space the inspector will be examining the condition of the piers, foundation wall, the visible wood framing, and if there is any evidence of insect damage. In addition they should be reporting on any moisture present in the crawl space, type of ventilation, determine if a vapor barrier is installed, the condition of any visible plumbing, HVAC ductwork, and if there is insulation under the home.
If the home has a concrete slab the inspector will be limited in what can be inspected if the flooring has been installed. But there are still some signs that problems may exist. Much like the basement is staining visible on the concrete or carpeting or is the hardwood cupping or curling at the seams. On the outside, the inspector will look to see if the slab is cracked and is the ground graded away from the foundation.
Closing Comments
Every home is different. Some houses also have a combination of two or even all three types of foundations based on the terrain the home in built on. Fully discuss the foundation with the inspector before they visit the home so that they are fully prepared for the inspection.
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