Common Foundation Issues (and What to Report)

Foundation condition is a top concern for buyers. Here’s a concise guide to common issues and how to document them clearly.

Type of foundation. Note whether the home has a slab, crawl space, full basement, or a combination. Your findings and recommendations depend on the system.

Cracks. Document location, direction, width, and length. Hairline cracks in concrete are often cosmetic; horizontal or stair-step cracks in block or brick, or cracks that are wide or actively shifting, warrant a clear note and often a specialist referral.

Settling and unevenness. Look for sloping floors, gaps at trim, and doors or windows that stick. If you use a level or laser, note where and what you found. “Differential settlement” is a term many report software and templates use.

Moisture and water intrusion. Check for staining, efflorescence, or dampness on foundation walls and floors. Note the source if visible (e.g., downspout dumping at the wall, poor grading). Recommend grading and drainage fixes when appropriate.

Drainage and grading. Soil should slope away from the foundation. Downspouts should extend well away from the house. Document negative grading or missing gutters as factors that can affect the foundation over time.

Crawl space and basement. In crawl spaces, look at vapor barriers, ventilation, and signs of pests or rot. In basements, note any sump pumps, dehumidifiers, or past waterproofing and whether you see evidence of past or current water.

When in doubt, recommend evaluation by a licensed structural engineer or foundation specialist. Your report should state what you observed and recommend further assessment when the condition is beyond your scope. Clear, consistent foundation sections help clients make informed decisions and reduce callbacks.