How much does a foundation inspection cost?
Updated
Short answer
Checking the foundation yourself costs $0 to $20, which is a tube of epoxy or polyurethane filler for a hairline crack, and takes 20 to 30 minutes. A structural engineer charges $300 to $600 to inspect the foundation and write a report. Most cracks are hairline shrinkage cracks and need nothing but a note of their length. The engineer's fee is for the cracks that are wide, growing, stepped or horizontal, and it's worth every dollar before paying a foundation repair company anything.
Cost breakdown
| Item | DIY | Pro |
|---|---|---|
| Materials | $0 to $20 | included |
| Tools you may need to buy | none | included |
| Labor | your time | $300 to $600 |
| Total | $0 to $20 | $300 to $600 |
The DIY column is the filler, if a hairline crack needs sealing against water. A flashlight, a tape measure and a pencil to mark the ends of each crack are already in the house. The pro column is a structural engineer's visit and a written report that says whether the crack matters and what, if anything, to do.
What drives the cost
- Who inspects. A foundation repair company often inspects free and then quotes a repair. A structural engineer charges the fee and has no repair to sell, which is the point.
- The house. A slab foundation with a few visible cracks is quick. A basement with many cracks, a crawl space, or signs of movement in the framing takes longer.
- The report. A verbal opinion is the low end. A stamped report with measurements, which a sale or an insurance claim needs, is the high end.
- Monitoring. An engineer may install crack monitors and return in a few months to read them, which is a second fee and the only way to know if a crack is moving.
- The repair. If the engineer calls for piers, underpinning or drainage work, that's a separate and large cost, and the report is what keeps the repair company honest about how much is needed.
DIY vs. pro
The check is yours, and most of the time it's the whole job: how often to check a foundation for cracks is twice a year, and every season on clay soil or in a drought. Walk the outside and the basement with a flashlight, mark the ends of each crack with a pencil and the date, and measure the wide ones. A hairline crack that doesn't grow is normal, and the $0 to $20 of filler keeps water out of it.
Call the engineer for the $300 to $600 visit when a crack is wider than a coin, when the pencil marks show it growing, when it runs horizontally or in a stair-step through block, or when doors and windows have started to stick. Get the engineer's opinion before a repair company's quote, because the quote will be for what the company sells, and the report will be for what the house needs.
FAQ
How much does a foundation inspection cost?
$300 to $600 from a structural engineer, including a written report. A foundation repair company often inspects free and then quotes a repair.
Should I hire an engineer or a foundation company?
The engineer first. They have no repair to sell, and their report tells you whether a repair is needed and how much. Take that to the repair company.
Are hairline foundation cracks a problem?
Usually not. Shrinkage cracks are normal in concrete. Mark their ends and the date, and worry only if they grow, widen, or run horizontally or in a stair-step.
How much does foundation repair cost?
Far more than the inspection, and it depends entirely on what the engineer finds. The report is what keeps the repair quote proportionate.