Irving Foundation Repair Pros connects homeowners who want a foundation inspection in Irving, TX with an independent local foundation company that can measure the house and explain what it finds.
A foundation inspection is where every repair should start. It answers three questions: is the foundation actually moving, which part of the house is moving, and what is making it move.
What Happens During an Inspection
- Walk-around: the inspector looks at brick, siding, the slab edge, grading, gutters, downspouts and nearby trees.
- Inside: doors, windows, drywall cracks, floor tile and any spots where floors feel uneven.
- Elevation readings: a level or laser tool measures high and low points across the floor to map the movement.
- Crawl space: on a pier and beam house, the inspector goes underneath to check piers, shims and wood.
- Findings: you should get an explanation of what was found and, if repair is needed, a written plan and estimate.
Contractor Inspection or Engineer Report?
A foundation repair company's inspection is meant to diagnose the problem and price a repair. A structural engineer's report is an independent evaluation by a licensed professional engineer who does not sell the repair. Many local companies advertise free inspections; an engineer's report usually costs money, and Angi's cost guide puts a structural report at about $300 to $1,000. If you are buying or selling a house, or if two contractors disagree, an engineer's report is often worth it.
How to Get the Most Out of It
- Note when you first saw each crack and whether it has grown
- Have any past repair paperwork, warranties or engineer reports ready
- Tell the inspector about leaks, plumbing work or big trees removed
- Ask for the elevation readings, not just a summary
Irving Houses: What Inspectors Look For
Irving's houses range from older homes near the original downtown to newer ones in master-planned areas like Las Colinas and Valley Ranch. Whatever the age, the clay soil is the common thread. Inspectors in the area pay close attention to drainage around the slab, trees within reach of the foundation and signs of under-slab leaks, because those are the usual reasons one part of a house moves more than another.
After the Inspection
You do not have to hire the company that inspected the house. Ask for the readings and plan in writing so you can compare them with a second opinion if you want one.
Common questions
Is a foundation inspection free?
Inspection fees vary; plenty of companies inspect for free, and some charge. Ask when the company calls you. Sending a request through this site is free either way.
How long does a foundation inspection take?
A typical house takes about an hour, sometimes more for a large house or a crawl space. Ask when you schedule.
What is the difference between a home inspection and a foundation inspection?
A general home inspector looks at the whole house and may flag signs of movement. A foundation inspection focuses on the structure, usually with elevation readings, and leads to a repair plan if one is needed.
What should I do before the inspector arrives?
Clear access to the walls where cracks are, move furniture away from rooms with sloping floors if you can, and unlock the crawl space or side gates. Have a list of the problems you have noticed and when they started.
Do I need to be home for the inspection?
It helps. You can show the inspector what you have noticed and hear the findings directly. If you cannot be there, ask for the readings, photos and plan in writing.