The foundation provides structural integrity for the rest of the home, yet many homeowners tend to neglect it, especially when it comes to easy fixes.
Whether it’s reinforcing a mortar wall or fixing your downspouts to drain further away from your home, you’d be surprised how such little fixes can add decades to your foundation.
Finding foundation issues can be uncomfortable for homeowners as repairs can be among some of the most expensive homeowners will make.
Foundation issues not only point to other issues within the home but could threaten to lead to additional issues, such as cracked walls, separated frame members, and sloping floors.
Foundation inspections are often included in home inspection reports when buying or selling a home. Still, getting a separate foundation inspection may be ideal if you suspect issues in your current home.
If you are concerned about potential foundation issues, read more to learn about the importance of a foundation inspection and whether you need one.
What Is a Foundation Inspection?
A foundation inspection assesses the stability and condition of a home’s foundation, identifying common issues based on the construction of the foundation and local environmental concerns.
Due to the rapid freeze-thaw cycles throughout the winter in the Northeast and the general amount of rain in the Scranton area, foundation issues are very common. From shifting soil to water intrusion, it’s not uncommon for residents to experience heavy volumes of water in their basement or crawl space during extreme weather events.
Consider that many older homes weren’t built to the standards we expect today and often don’t provide enough room for drainage for downspouts, leading to water buildup around the foundation.
A foundation inspection identifies common issues associated with foundations, as well as causes and fixes that can improve the longevity of the foundation. Keep in mind that foundation inspections aren’t just limited to the actual foundation but encompass the exterior foundation walls, basement, crawl space, and even the walls inside your home.
Common Types of Foundations in Northeast Pennsylvania
Considering the foundation type and some exterior factors, your foundation inspector can better determine what to look for in an inspection. In Northeast Pennsylvania, there are generally five common foundation types, which vary based on when and where the home was built.
- Basement Foundations: The most common foundation structure found locally. This foundation typically features poured-on concrete or stone walls (pre-1930s) that may be subject to cracks or water intrusion due to hydrostatic pressure or gaps in the exterior walls.
- Crawl Space Foundation: Also known as a stem-walled foundation, this foundation is made of the same materials and is slightly elevated off of the ground to prevent contact with moisture. However, crawl spaces are often subject to mold and the foundation floors can sink if the soil is not properly compacted.
- Slab On Grade Foundation: Often found in mobile homes, this type of foundation offers no additional living space and is cheap to build. These foundations can often crack due to direct contact with the ground and any surrounding water.
- Pier and Beam: Found in flood-prone areas, such as near the Susquehanna River, this type of foundation is similar to a stem-walled foundation and can suffer from the same issues.
7 Things Experts Look For During a Foundation Inspection
Foundation issues are common in both older and newer homes in the area, but they are not automatically causes for concern. In our experience, the most common foundation issues we find are:
1. Foundation Cracks and Gaps
Foundation cracks can be a sign of water intrusion, increased hydrostatic pressure, or the wearing away of foundation materials. However, not all cracks are created equal, and understanding which type of crack you have will determine how serious the issue is.
- Vertical Cracks: Often caused by natural settling, these cracks are fairly common and not typically cause for concern.
- Horizontal Cracks: A sign of serious pressure against the foundation, these cracks indicate separation of the foundation materials and often result from soil expansion or poor compaction.
- Stair-Step Cracks: Common in brick or block foundations, these cracks can indicate movement or shifting and should be considered fairly worrisome.
Your inspector will also check for widening cracks, which may suggest ongoing movement requiring immediate attention.
2. Uneven or Sloping Floors
An uneven floor indicates foundation movement and can be observed all throughout the house. Inspectors use leveling tools to measure slope variations on different floors to determine if the foundation is shifting or sinking. Freeze-thaw cycles often contribute to this movement by allowing the surrounding soil to expand and contract, thus shifting the foundation.
3. Sticking Doors and Windows
Another key sign of foundation issues can be observed elsewhere in your home around the window and door frames. In extreme cases, visible gaps in the door or window frame will prevent these parts from latching or moving correctly.
4. Bowing or Leaning Walls
An extreme and obvious sign of a foundation issue is bowing or bulging foundation walls, which can indicate extreme soil pressure or water buildup around the foundation.
Hydrostatic pressure from excessive moisture can push walls inward, leading to cracks or tilted walls.
5. Water Intrusion and Drainage Issues
While some water intrusion may be common for residents in flood-prone areas, it’s a major source of concern. A foundation inspection will take into consideration past water intrusion to determine if any cracks or issues exist.
Some signs of water intrusion in a basement or crawl space include water stains, mold, and excess humidity.
6. Exterior Foundation Exposure and Soil Conditions
When inspecting the outside, an inspector will note any obvious issues, such as visible cracks or gaps in the foundation. They might also inspect the soil surrounding the foundation, taking into consideration any tree roots that may impact it or downspouts that drain directly into it.
7. Chimney and Brickwork Condition
Finally, another major sign of foundation settling and poor stability could be a leaning chimney or cracked brickwork. Your inspector will evaluate whether chimney shifts are related to general foundation issues or independent settling.
When Should You Get a Foundation Inspection?
A foundation inspection is an important part of home ownership. It should be done every five to ten years or at the first sign of an issue, such as visible cracks or settling elsewhere in the house.
A foundation inspection is also necessary when buying or selling a house. It can help avoid expensive repairs and reassure others that the home is in good condition.
Costs of Foundation Inspections in Northeast Pennsylvania
According to This Old House, foundation inspections cost between $300 and $1000. However, the cost will depend on the size of the home, its location, and the type of foundation. Basement and crawl space foundations cost slightly more than slab foundations.
If you’re looking for the best foundation inspection service for your money, contact the pros at Mountain to Valley Home Inspections for a free quote!
FAQs
What Are Common Causes of Foundation Issues in Northeast Pennsylvania?
Foundation issues can result from several environmental factors and homeowner neglect. These include:
- Freeze-thaw cycles causing soil expansion and contraction
- Poor drainage leading to water damage
- Tree roots disturbing the foundation
- Natural settling over time
Can I Perform a DIY Foundation Inspection?
While homeowners can spot visible cracks or moisture issues, a professional inspection is essential for detecting deeper structural problems.
What Are Signs that I Need Foundation Repair?
- Large or widening foundation cracks
- Bowing basement walls
- Doors and windows that no longer close properly
- Persistent water damage in the basement or crawl space