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.
When the home inspector begins examining the foundation, the first thing will be to determine what kind of foundation is installed. There are 3 general types of foundations which include the basement, crawl space, and concrete slab.
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 there is at least 18 inches of headroom, the inspector will evaluate the crawl space. If for some reason, such as height restrictions, the inspector can not access all or part of the crawl space it will be noted in the inspection 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.
If the home has a concrete slab the inspector will be limited in what can be inspected if the flooring has been installed. But there are still some signs that problems may exist. Much like the basement is staining visible on the concrete or carpeting or is the hardwood cupping or curling at the seams. On the outside, the inspector will look to see if the slab is cracked and is the ground graded away from the foundation.
Closing Comments
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.
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