9 Signs You May Have Foundation Damage Issues
Chances are, if you’re buying a home with a bad foundation, more problems may be hiding under the surface for future repairs.
Unfortunately, foundation repair is among the most expensive home repairs and, in extreme cases, can even lead to the demolition of the home.
While some natural settling will occur over time, neglect from homeowners or extreme environmental conditions can damage a foundation and disrupt a home’s equilibrium.
In most cases, foundation issues can be caught early and fixed without significant repairs. This reiterates the importance of getting a qualified home inspection and periodically checking your foundation for issues.
Common Types of Foundations in Northeast Pennsylvania
The foundation type in your home often reflects the era in which it was built, local building codes, and environmental conditions.
In Northeast Pennsylvania, you can find a variety of different foundation types, from stone foundations built over a century ago to modern concrete slab foundations, with the most common being:
- Basement Foundations: Found in a majority of older and modern homes alike, basements provide additional storage or living space. Foundation walls can be composed of several materials, from concrete to stone. While most basement foundations are sturdy, they are prone to moisture issues due to Northeast Pennsylvania’s rainy seasons and heavy snowmelt.
- Crawl Space Foundations: Homes with elevated foundations–often found along the Susquehanna River—provide a buffer between the home and the ground, preventing flooding from excess water flow. These foundations are very sturdy but require more maintenance than other foundations.
- Slab-on-Grade Foundations: In newer homes, concrete slash foundations are poured directly into the ground, providing no basement or crawl space. While generally sturdy, these foundations are prone to greater shifting due to the natural settling of the surrounding soil and hydrostatic pressure.
- Stone Foundations: Older homes may have stone or rubble foundations, which add historic charm but can deteriorate without proper maintenance. If properly graded and maintained, these foundations can last long and may still hold up today.
Each foundation type has unique vulnerabilities. Recognizing yours can help you determine the appropriate preventive measures and solutions for potential issues.
What Causes Foundation Issues?
Foundation problems don’t occur overnight. They often result from environmental, structural, and homeowner neglect.
Foundation issues can take many forms, from deteriorated basement walls that allow water to seep through to shifting soil that causes uneven floors.
Generally, some factors in Northeast Pennsylvania that contribute to foundation damage include:
- Soil Movement: The region’s expansive clay soils absorb water and expand, pushing against the foundation. Conversely, dry periods cause the soil to shrink, creating voids.
- Water Damage: Improper drainage, clogged gutters, and leaking pipes can saturate the soil, leading to erosion or hydrostatic pressure against the foundation walls.
- Freeze-Thaw Cycles: During cold winters, water in the soil freezes and expands, exerting upward pressure on the foundation. When it thaws, the soil settles unevenly.
- Tree Roots: Trees planted too close to a home can cause damage. As roots grow, they can shift soil or directly impact foundation walls.
- Construction Errors: Poor design, inadequate materials, or rushed construction can result in a weak foundation from the start. We’ll often find that many older homes lack the proper foundation support needed to support their home.
9 Signs You May Have Foundation Damage
Unfortunately, many homeowners are not trained to spot foundation problems until they start to impact daily life and result in noticeable cracks and shifts in the home’s interior. Some signs that homeowners should be aware of over time include:
1. Cracks in Walls or Floors
As your home settles, it’s natural to spot cracks on your walls, ceiling, and floors. However, not all cracks are created equal.
For example, vertical cracks are considered innocuous and a natural part of foundation settling. However, vertical cracks that extend from the wall to the ceiling or floor could be worrisome and indicate issues with the foundation.
Horizontal cracks are equally concerning as they could indicate rapid shifting in one area of the foundation compared to another.
Finally, stairstep cracks, especially along masonry objects, will indicate uneven settling and a more extensive problem that warrants investigation.
2. Uneven or Sloping Floors
Uneven settling in different areas of the home will cause the house to shift on different axis points, causing floors to slope. It’s essential to look for other signs of foundation damage, as sloping or buckling floors could also be a problem with the floor joist or subfloor underneath.
3. Sticking Doors and Windows
One of the most common signs of foundation damage that homeowners tend to ignore is sticking windows and doors.
Doors and windows that no longer fit their frames or are difficult to open and close may signal a structural shift. If you notice doors that don’t open properly or even have slightly shifted frames that don’t allow the striker to hit the latch plate, it could indicate the sinking or settling of the foundation.
Another sign to look for is foggy windows, which could result from a damaged seal due to the foundation settling.
4. Bowed Walls
If you have a basement foundation, look at your walls to see if they are bowing, cracking, or bulging in different spots. This could indicate hydrostatic pressure from outside soil that has saturated, shifted, and expanded.
5. Gaps Around Doors or Window
Look for gaps between walls and door and window frames, which indicate uneven settling. This is common in older homes and easily visible during the day when light can pierce through these openings.
6. Water Intrusion
While moisture in basements or crawl spaces is very common in areas prone to flooding by the river or even up on a hill, like Clarks Summit and Pittston, it could eventually eat away at your foundation. Look for signs of water damage, such as cracks in the wall, deterioration, or staining of the floors.
7. Chimney Movement
A leaning or cracking chimney often indicates foundation instability. Chimneys are heavy and rely on a solid base. Have a chimney expert examine the top and interior of your chimney for signs of damage.
8. Foundation Cracks
Visible cracks on the exterior foundation walls, particularly horizontal ones, clearly indicate trouble. These will be visible on the floor or walls of your foundation.
9. Persistent Musty Odor
Finally, dampness from foundation leaks can lead to mold and mildew growth, creating an unpleasant smell in the home. Regularly check moisture in your basement or crawl space and look for water intrusion after rain or snow events.
The Importance of a Foundation Inspection
A home’s foundation provides support for the rest of the house. Unfortunately, once your foundation starts to experience problems, you will most likely notice problems in other areas of your home.
For this reason, getting a foundation inspection at the first sign of a problem is important to identify the cause and fix any lingering issues.
A professional foundation inspection is an investment in your home’s longevity and value. Whether you are buying or selling a home or are concerned about your existing foundation, a home foundation inspection is essential for your safety and peace of mind. A home inspection will check for foundation issues and any issues pertaining to the foundation, such as poor drainage or broken window seals.
FAQs
Does homeowners’ insurance cover foundation repairs?
It depends on the cause. Insurance often covers sudden damage from earthquakes or floods but typically excludes gradual damage from soil movement or water intrusion. Review your policy for specifics.
What can I do to prevent foundation problems?
Ensure proper drainage around your home, maintain a consistent moisture level in the soil, and avoid planting trees too close to the foundation. Regularly clean gutters and downspouts to direct water away from your foundation.
How often should I inspect my foundation?
Visually inspect your foundation twice a year—once in the spring and once in the fall. Professional inspections should be scheduled every few years or whenever you notice potential warning signs.
Should You Get a Pre-Listing Inspection in Northeast PA?
According to the National Association of Realtors, 76% of residential real estate sales in 2023 contained contingencies. Most of these contingencies were placed by sellers who required the sale of their existing home to purchase another one.
It’s a step that most property owners will make in the course of their lives, and it’s also a little more difficult than buying your first home.
Not only are sellers worried about purchasing a home in good condition, but they must also ensure that the home is in good condition to attract the offer they want.
It may seem costly to purchase a pre-listing inspection in addition to an inspection for a new home, but it can also protect many sellers from unknowns and avoid expensive delays that could impact the purchase of their new home.
If you plan to sell your home in Northeast PA, here is why you need a pre-listing inspection.
What Is a Pre-Listing Inspection?
A pre-listing inspection is a home inspection conducted by sellers to ensure that their home is in good condition and that all required repairs are made before it hits the market.
The inspection process is the same as the buyer’s inspection and is designed to help sellers expedite the sale of their home.
Benefits of a Pre-Listing Inspection
Getting a pre-listing inspection is a good way to address repairs proactively and gain peace of mind. Here are some benefits of a pre-listing inspection for sellers.
1. Proactively Address Issues
While you will have some basic knowledge of little odds and ends that need repair in your home, most homeowners are not equipped to diagnose major structural repairs that require immediate attention.
A professional inspector will be able to view areas you might not have access to, such as the roof or foundation, where the most expensive repairs in your home may be.
A pre-listing inspection will also give you an idea of what issues will appear on the buyer’s inspection. You will need to address them regardless to get ahead of the game.
2. Expedite the Sale of Your Home
If timing is a major incentive for you, then a pre-listing inspection can be a great way to address time-consuming repairs that may delay the negotiation process.
Sometimes, a buyer may be satisfied with a pre-listing inspection and forgo their own inspection, greatly speeding up the closing process.
3. Build Transparency and Trust
Pre-listing inspections market the condition of your home and build trust by establishing that you care about it. Making necessary repairs as they arise and showing potential buyers that could earn you more trust.
4. Gain a Competitive Advantage
While the market is still considered a seller’s market, a pre-listing inspection does give you an edge over other comparable properties in your area, especially if a buyer is picky. Again, if time is an essential factor in selling your home, then a pre-listing inspection can greatly expedite the process.
5. Get More Accurate Pricing
Finally, a pre-listing inspection can greatly help assess your property’s value and allow you to set a more realistic asking price. While not a deal-breaker, having your property sitting on the market for a long time and constantly lowering the price does not look good.
Additional Considerations of a Pre-Listing Inspection
While pre-listing inspections offer numerous advantages, there are some potential drawbacks that you should be aware of.
- Additional Costs: Inspections in the area typically cost around $400-$500, which can be costly for some budget-conscious homeowners.
- Disclosure Obligations: The seller’s disclosure must include any known issues. Of course, these issues would be found during the inspection anyway, but it could make it difficult to market your home.
- Repairing Your Home vs. Selling As-Is: Another consideration in a pre-listing inspection is whether you have the budget to make the necessary repairs or will sell your home as-is. Both approaches have implications for your budget and selling strategy, and deciding can be challenging.
- Buyers May Still Request Their Own Inspection: Most brokers encourage their clients to get their own inspection, even with a pre-listing inspection. This means negotiations arising from the buyer’s findings are still possible, though these are often less contentious when the seller has already been proactive.
When Should You Get a Pre-Listing Inspection?
While we recommend a pre-listing inspection for virtually every seller, there are some scenarios where it may be more beneficial:
- Older Homes: If your home is older or hasn’t been updated in years, an inspection can help uncover potential red flags that might deter buyers.
- Competitive Markets: In a hot market, providing a pre-listing inspection can make your home stand out.
- As-Is Sales: If you plan to sell your home as-is, the inspection report can set buyer expectations and reduce negotiation conflicts.
- Peace of Mind: For sellers who want to minimize stress and uncertainty, a pre-listing inspection provides a clear roadmap for preparing the home for sale.
How to Prepare for a Pre-Listing Inspection
There are many things that sellers can do to prepare for a pre-listing inspection to make their property look better on the report.
- Choose a Certified Inspector: Research and hire a reputable home inspector with experience in your area. Look for an inspector with positive reviews and relevant certifications.
- Declutter and Clean: Make areas like the attic, basement, and utility rooms accessible for the inspector.
- Document Maintenance Records: Provide records of repairs or upgrades to help the inspector understand the home’s history.
- Address Minor Repairs: Fix small, common issues like leaky faucets or missing shingles before the inspection.
What to Do After the Inspection
Once you have the inspection report, you’ll need to decide how to proceed. First, you must decide whether to make the repairs or sell the home as-is.
Based on your findings, you’ll need to talk to your agent to negotiate pricing and research your best course of action.
Don’t get caught by expensive repairs that can delay your purchase of a new home. Get a pre-listing inspection in Northeast Pennsylvania today from the experts at Mountain to Valley Home Inspections for the most thorough and transparent inspection available.
Our inspections cover every inch of your home, from the crawl space to the roof, so you can get the most accurate assessment of its condition possible.
FAQs
Can a pre-listing inspection increase my home’s value?
While the inspection itself doesn’t directly increase value, addressing issues identified in the report can make your home more appealing to buyers and justify a higher asking price.
Will buyers still need their own inspection?
Yes, most buyers will still want their own inspection to verify the home’s condition. However, a pre-listing inspection can reduce surprises and increase trust during negotiations.
Do I have to fix all the issues found in the pre-listing inspection?
No, you don’t have to fix everything. You can address major issues, offer buyers credit, or sell the home as-is. The inspection report helps you make informed decisions about your selling strategy.