Garland, TX · Foundation Inspection
Foundation Inspection in Garland
A foundation inspection turns "I think the house is moving" into numbers: elevation readings across the floor, a map of the cracks and a look at the things that cause movement — drainage, trees and plumbing. The inspection with a local repair company is free.
01 — What this covers
The work itself
- Floor elevation survey with a digital level or water level
- Crack mapping inside and out: drywall, brick, slab, flatwork
- Door, window and frame checks for racking
- Drainage, gutters and grading review around the house
- Tree and root assessment near the foundation
- Crawl space inspection on pier and beam homes
- Written findings and a recommendation — including when no repair is needed
02 — Detail
What actually happens during the visit
The core of the inspection is the elevation survey. The inspector takes readings at points across the floor of every room and plots them. Because no slab is perfectly flat even when new, the question isn't whether there are differences but how large they are, how they're distributed and whether they match the cracks and sticking doors you've noticed.
Then comes the detective work: walking the outside to see where water goes when it rains, checking gutters and downspouts, looking at trees close to the house, and reading the cracks themselves — their direction, width and whether one side is offset. On pier and beam homes the inspector goes into the crawl space to look at piers, shims and wood.
03 — Detail
Free repair-company inspection vs. engineer's report
There are two different things people call a foundation inspection. The free inspection from a repair company is the practical one: it tells you whether the house needs work, what kind and roughly how much, and ends with a written estimate. It's what most homeowners need first.
A structural engineer's report is an independent, paid evaluation with a stamped opinion. It's useful when you're buying or selling, when an insurer or lender asks for it, when two repair estimates disagree, or when the problem looks structural. Many engineers also come back after a repair to confirm it was done as designed.
04 — Detail
Buying or selling a house in Garland
Foundation questions come up in a lot of North Texas home sales, often after the general home inspector notes "evidence of movement." If you're buying, a foundation-specific inspection during the option period tells you what you'd be taking on, and a written estimate gives you something concrete to negotiate with. If you're selling, knowing your numbers before you list avoids surprises — and if the house was repaired before, have the paperwork and the transferable warranty ready.
05 — Detail
How to read the results
Ask the inspector to explain the elevation map in plain terms: where the high and low points are, how many inches of difference there are across the house, and whether the pattern looks like settlement at the edges or heave in the middle. Ask what they'd do if it were their house and what happens if you wait a season. A good inspection report is as willing to say "monitor this" as "repair this."
06 — Detail
What to have ready
A few things make the visit more useful: any previous repair paperwork and warranty, the home inspection report if you're buying, photos of cracks from when you first noticed them, and a note of which doors stick and when. If you know of past plumbing leaks or drainage work, mention them. Clear access to the edges of the slab and, on pier and beam homes, to the crawl space entry helps the inspector work quickly.
07 — Detail
When to get an inspection
Get one when several signs show up together, when cracks keep growing, before you buy a house with noted movement, and after a major plumbing leak under the slab. It's also worth a baseline inspection a year or two after any repair, so you know the work is holding.
How we work
Step by step
- 01
You request the inspection and tell us what you've noticed and whether a sale is involved.
- 02
We arrange a visit with a local foundation repair company — usually within a few days.
- 03
On site: elevation survey, crack mapping, drainage, trees, and the crawl space if there is one.
- 04
Results explained in person, with a written estimate if repair is recommended.
- 05
If you need an engineer's report for a sale or a second opinion, we tell you how to get one.
What it costs
The inspection and estimate from the repair company are free. An independent structural engineer's report is a separate, paid service — optional, and worth it for sales or disputed cases.
Questions
Foundation Inspection — asked and answered
How long does a foundation inspection take?
Typically about an hour for an average home, longer for large houses or when there's a crawl space to inspect.
Do I need to be home for the inspection?
Yes, ideally. The inspector needs access to every room, and it's the best moment to ask questions about what they find.
What is a normal amount of slope in a slab?
Every slab has some variation. What matters is the amount over distance and the pattern; the inspector should explain how your readings compare to what's considered acceptable.
Will the inspection tell me if I don't need a repair?
It should. A trustworthy inspection is just as useful when the answer is "this is normal movement — watch it and fix the drainage."
Also
Other services
Slab Foundation Repair
Most Garland homes sit on a concrete slab poured straight onto expansive clay. When part of that slab drops…
Pier & Beam Foundation Repair
Older Garland homes on pier and beam have a crawl space and a wood floor system resting on piers. When floors…
Structural Foundation Repair
When movement goes beyond cosmetic cracks — a wall bowing out, a beam cracked through, a slab that keeps…
Drainage & French Drains
Water is the reason most foundations in Garland move. Getting rain away from the house — with gutters…