Quick answer
Get a structural engineer, not just a home inspector, when you see foundation cracks wider than a hairline, sloping or bouncy floors, doors that stick, bowing basement walls, a sagging roof line, or damage after a storm, flood or fire. The engineer determines the cause, whether it is still moving, and what repair is needed, and puts it in a signed report.
A home inspector looks at the whole house and flags concerns. A structural engineer goes deeper on the structure itself and is qualified to say what is wrong and design the fix. Lenders, insurers, buyers and building departments often want the engineer’s opinion in writing.
Signs you should call a structural engineer
- Cracks in the foundation or slab, especially stair-step cracks in block walls or cracks wider than about a quarter inch
- Floors that slope, bounce or have separated from walls
- Doors and windows that stick, or gaps that open above them
- Basement or retaining walls that lean or bow inward
- A sagging ridge or roof line, or cracked rafters
- Rot, termite or water damage to framing
- Any damage after a hurricane, flood, fire, earthquake or vehicle impact
What the engineer checks
The engineer looks at the foundation, framing, roof structure and load path, measures where it matters, and identifies the likely cause: soil movement, poor drainage, overloaded framing, past renovations that removed support, or deterioration. Just as important, the engineer judges whether the problem is old and stable or still active.
What you get
A signed report or letter describing what was observed, the likely cause, whether the structure is safe for its current use, and recommended repairs. If repairs are needed, the next step is repair drawings that a contractor can price and the building department can permit.
Buying a house with structural concerns
An engineer’s opinion during your inspection period lets you negotiate on real repair scope instead of guesses. Ask the engineer to separate cosmetic cracking from structural issues, so you know which items matter.
After the inspection: repair design
Residential PE prepares repair drawings and calculations for foundation repairs, beam and joist reinforcement, wall bracing and storm damage, sealed for your state and ready for permit. Where an on-site inspection is needed, we tell you up front and coordinate it as part of the quote. See our structural engineering services.
What to send us
- Photos of the problem, wide and close-up, with a tape measure in frame for cracks
- Where in the house it is and when you first noticed it
- Any previous inspection or engineering reports
- The property address and your deadline, such as a closing date
Common questions
Is a structural engineer inspection worth it?
When there are signs of structural movement, yes. It tells you whether the issue is serious and what it will take to fix, which is worth far more than the fee when you are buying or repairing a home.
What is the difference between a home inspector and a structural engineer?
A home inspector gives a general condition report and flags concerns. A licensed structural engineer diagnoses the cause, judges safety and designs the repair.
Are foundation cracks normal?
Thin vertical shrinkage cracks in concrete are common and usually harmless. Wide, horizontal, stair-step or growing cracks are the ones an engineer should look at.
Do I need a permit for foundation repair?
Usually yes, and many departments require engineered repair drawings with the application.