Foundation & Structure.
The foundation and frame hold everything else up, so structural concerns are among the most consequential we report. Here’s what we check, the warning signs we look for, and what you can monitor between inspections.
What we check during an inspection
We evaluate the visible, accessible structure and the conditions that most affect it.
✓ Foundation walls & floor
We look for cracks, movement, moisture, and signs of prior repair in the visible foundation.
✓ Framing & supports
Where visible (basement/crawlspace), we check posts, beams, and joists for sagging, damage, or modification.
✓ Floors & walls
Out-of-level floors, sticking doors, and drywall cracks can all point to movement.
✓ Settlement signs
We watch for differential settlement — one part of the home moving relative to another.
✓ Grading & drainage
Because soil moisture drives movement, we check how water is managed around the foundation.
✓ Prior repairs
We note piers, carbon-fiber straps, sealed cracks, and other evidence of past structural work.
Common problems we find
✓ Foundation cracks
We distinguish cosmetic hairline cracks from wider, stair-step, or displaced cracks that suggest movement.
✓ Differential settlement
Common with the Front Range’s expansive clay soils, which swell and shrink with moisture.
✓ Bowing basement walls
Lateral soil pressure pushing walls inward over time.
✓ Sagging floors
Undersized, damaged, or modified framing letting floors deflect.
✓ Moisture undermining footings
Poor drainage washing out or softening soil that supports the foundation.
✓ DIY structural changes
Cut or removed framing from past projects done without engineering.
What you can monitor yourself
✓ Manage water first
Grading, gutters, and downspouts that move water away are the best foundation insurance.
✓ Keep soil moisture steady
In drought, consistent foundation watering helps prevent expansive-soil shrinkage.
✓ Watch for changes
New or widening cracks, sticking doors, and sloping floors are worth noting and dating.
✓ Don’t cut framing
Never notch or remove structural members without a professional.
✓ Address moisture below
Keep basements and crawlspaces dry to protect the structure.
✓ Call an engineer for movement
Active or accelerating movement warrants a structural engineer’s evaluation.
This guide is for general education. It reflects what we look for during a home inspection, not a substitute for a licensed professional. If you have a specific concern, please contact a structural engineer — and of course, we’re always happy to take a look during an inspection.
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Read →Electrical
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Read →Concerned about your foundation & structure?
We’ll give your home a thorough, plain-English inspection and flag anything worth a closer look.