Foundations And The Home Inspection Process
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.
Initially, the inspector will need to find out what type of foundation the home has. There are three different types of foundations – basement, crawl space, and concrete slab. The foundations are different and each are inspected differently.
When inspecting the basement, the inspector is limited in what can be inspected depending on if the basement has been finished. One of the main things the inspector is looking for is moisture intrusion from the ground. Evidence of moisture would be visible in the form of staining on the concrete or carpet and cupping or curling of the hardwood flooring.
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.
When inspecting the under the home the inspector will be looking at the piers and the foundation walls for stability and any cracking. The inspector will look to see if there is any insect damage to the exposed wood framing. Also, the inspector will look to see if the dryer vents to the exterior, if there are enough wall vents, if the ground is wet from condensation or a plumbing leak, the condition of the HVAC ductwork, and if there is insulation present between the floor joists.
When inspecting a concrete slab, the inspector will be limited in what he can look at, especially if the flooring has already been installed. On the exterior the inspector will be looking for cracks in the slab and if the land is graded away from the home correctly.
In Closing
Many times the foundation installed is dependent on the grade of the land and soil type. It is not uncommon for a home to have two foundation types on a sloped lot. If the slope is steep enough the home may have all three foundations installed on a home.
