A home’s foundation supports the entire structure and directly impacts its structural integrity. When shopping for homes in San Diego, a thorough assessment of the foundation by a professional home inspector is essential. Foundations in the area are susceptible to shifting and settling due to factors like earthquakes, expansive soils, hillsides, and drainage issues.
Here are key things home inspectors look at when evaluating the critical foundation system during a home inspection in San Diego:
Foundation Type
San Diego homes may have a slab, raised, crawlspace, or basement foundations. The inspector will identify the foundation type and note any associated pros and cons. Raised foundations need regular inspections beneath while slabs hide potential issues. Basements in the area require monitoring for water seepage. Knowing the style informs what flaws to look for.
Concrete Cracks
Minor cracks are common in concrete and don’t necessarily indicate a structural problem. Inspectors measure crack width and use probes to check depth and location. Cracks wider than 1⁄4 inch, visible shifting between sections, or branching may signal settling and warrant further evaluation. The crack location also matters – those near corners or windows often result from normal movement.
Stucco Condition
Many San Diego homes feature stucco siding. The inspector checks for large cracks in the stucco that could signal foundation movement below. Rust stains bleeding through stucco around nail heads can also indicate excessive foundation moisture. Detached stucco around framing or openings also sometimes points to foundation settling.
Exterior Grading
Inspectors examine how the ground slopes away from the home’s perimeter. Proper drainage should move water away from the foundation. Flat or negative grading will allow rainwater or irrigation to pool next to and infiltrate underneath the foundation increasing soil movement. Downspouts should also extend well away from the home.
Doors and Windows
Any doors and windows that fail to operate smoothly can hint at foundation problems. Inspectors check for out-of-square openings that won’t close properly and require shims. They also look for gaps between frames and walls or sloping floors under doors and windows that make them difficult to open. Diagonal cracks across window panes can also occur when foundations settle.
Floor Levelness
General horizontal unevenness and sloping along floors often result from shifting of the underlying foundation and are checked. Inspectors use a level tool and check for tripping hazards. While older homes naturally settle somewhat, excessive sloping or abrupt height differences along floors indicate potential foundation distress.
Wall Cracks
Inside, inspectors scan walls for drywall cracks, especially around doorways, corners, and windows. Vertical cracking in corners results from normal movement. But horizontal or stair-step cracking mid-wall requires further scrutiny as they correlate with foundation movement. Most wall cracks turn out benign, but inspectors must identify potential structural signs.
Attic Framing
In the attic, evidence of foundation shifting can present itself in roof rafters or floor joists that appear twisted or out of alignment. Separation of roofing from exterior walls and gaps between ceiling joints also possibly stem from subtle foundation disturbances. Anomalies in attic framing provide helpful clues to inspectors.
Plumbing Leaks
Inspectors check under sinks for deteriorated drain pipes that could leak over time and undermine the foundation. They confirm toilets, laundry, and water heater supply lines are not slowly leaking onto slab foundations. Even minor leaks can damage foundation integrity. Catching these issues early prevents extensive repairs later on.
Specialty Foundation Inspections
If the general home inspection reveals potential foundation defects, the inspector may recommend a detailed assessment by a structural engineer. They can diagnose issues using elevation surveys, soil tests, and structural calculations. Thermal imaging and probe tests also further check for moisture intrusion. The right specialized tests provide definitive answers when foundations raise concerns.
Inspection Overview
The home inspection provides an evaluation of the overall condition of the property. The inspector will assess all physical aspects of the home to identify any material defects, safety hazards, repairs needed, or maintenance considerations.
Areas Inspected
During the inspection, the home’s major systems, structures, and components will be examined. This includes the roof, attic, exterior, foundation, basement, electrical, plumbing, HVAC, appliances, floors, walls, windows, doors, and more.
Inspection Report
After visually inspecting the property and testing systems, the inspector will provide a detailed written report summarizing their findings. This will outline any recommended repairs, replacements, or further professional evaluations warranted.
Important to Attend
It’s highly advised that the buyer attend the home inspection to see the property first-hand. This allows buyers to ask questions and gain more information from the inspector’s expertise during the on-site assessment.
Informed Decision Making
The inspection report serves to inform the buyer of the home’s true condition. This allows the buyer to make a well-educated decision on whether to move forward with the purchase, request repairs, or walk away based on objective information.
In summary, San Diego home inspectors have numerous techniques and warning signs they check for when evaluating the critical foundation system. Their comprehensive assessment protects buyers from purchasing homes with inherent structural deficiencies that could prove financially devastating. If the inspector is unsure of the severity of any findings, they refer clients to foundation repair specialists for further evaluation.