Cracks, Settlement, and Structural Engineers
Foundations are literally the base of every home—but they’re also one of the most misunderstood components in a home inspection. Clients often ask, “Is this crack serious?” or “Do I need to hire a structural engineer?”
The answer? It depends. Most homes experience some degree of settlement or movement over time—but not all cracks are cause for alarm. That’s where the experience of a licensed home inspector comes in: to distinguish between cosmetic signs of age and red flags that require deeper investigation.
Common Foundation Issues We See:
Step cracks in masonry block or brick
Horizontal cracks along foundation walls
Inward bowing or bulging walls
Floor deflection or noticeable sloping
Moisture intrusion and efflorescence (white powdery deposits)
Exposed or deteriorated footings
Improper pier/post support in crawlspaces or basements
Many of these can be monitored or repaired with common contractor fixes—but when a problem appears to be active, progressive, or potentially structural, it’s time to involve a licensed structural engineer.
When We Recommend a Structural Engineer:
As home inspectors, we perform a visual, non-invasive assessment, which means we do not calculate loads, design reinforcement, or perform destructive testing. If we see something outside the norm, we recommend evaluation by a structural engineer in these scenarios:
Situation: Large diagonal cracks through foundation walls
Why It Warrants an Engineer: May indicate shear movement or active settlement
Situation: Horizontal cracking with bowing
Why It Warrants an Engineer: Could be a sign of hydrostatic pressure and wall failure
Situation: Cracks wider than 1/4” or changing over time
Why It Warrants an Engineer: Suggests active movement, not just age
Situation: Columns or piers are leaning, undersized, or deteriorated
Why It Warrants an Engineer: May affect load-bearing support
Situation: Historic or fieldstone foundations showing deflection
Why It Warrants an Engineer: Need careful evaluation due to age and material limitations
A structural engineer will not only assess the damage, but also design a repair plan that satisfies local building codes, future buyers, and—in many cases—lenders or insurance carriers.
What to Do If You’re Buying a Home With Foundation Issues
Don’t panic. Many foundation concerns are remediable—and in older homes, some imperfections are to be expected. Here’s a smart process:
Get the inspection first. A qualified inspector will flag concerns and help prioritize what’s serious.
If recommended, get an engineer. A stamped letter or report from a structural engineer carries legal and professional weight.
Negotiate or plan repairs. Use the information to negotiate with the seller or create a repair timeline post-purchase.
Final Thought: Not Every Crack Is a Crisis
Our goal as home inspectors is to educate and inform, not to alarm. We call in specialists like structural engineers only when the condition is beyond the scope of a general home inspection or when there’s a genuine concern for stability, safety, or structural integrity.
If you’re seeing signs of foundation movement—or just want peace of mind—schedule an inspection. Let us help you determine whether you’re dealing with a minor cosmetic blemish… or something more significant.