When you’re buying a home, the last thing you want in an inspection report is a potential structural or foundation problem. Some buyers may decide to walk away, but if you’re serious about the home, a structural inspection is the next step.
A structural engineer will look at the foundation, framing, and other load-bearing elements that keep a house safe and stable. Most of the time, the inspection can put buyers at ease and verify whether the issue is just normal settling or if further attention is needed.
Whether you’re buying in areas prone to foundation problems, like Philadelphia or Dallas, or in wetter climates like Seattle, understanding if and when you need a structural inspection is key to making a confident purchase.
What is a structural inspection?
While a standard home inspection looks at the interior and outside of a home for wear and tear or items of concern, a home inspector may only note if something seems off with the structure. A structural inspection by an engineer answers the harder questions: Why is it happening, and is it serious?
A structural engineer often has years of experience and understanding when it comes to the safe construction of homes and commercial properties. When they inspect a home, they’re looking to see how the house is holding up: the foundation, beams, joists, roof trusses, and load bearing walls. A licensed structural engineer’s inspection typically includes checking for:
Cracks in the foundation
Sloping floors or bowing walls
Moisture damage that could affect the integrity of the house
Drainage, soil movement, and framing connections to assess stability
When you should get a structural inspection
Until a home inspector notes something concerning, many people don’t think about calling in an engineer for a structural inspection. Buyers are likely to hire a structural inspector if they want to know more about the bones of the home after the general inspection, and sellers or current homeowners might reach out for a structural inspection if they notice distinct signs of structural issues:
Cracks in the foundation or walls: Small hairline cracks are normal as a home settles, but wide, horizontal, or stair-step cracks (especially along brick or concrete block walls) can point to foundation movement or pressure from the soil outside.
Floors that slope or feel uneven: If you drop a marble and it rolls to one corner, it can signal issues with joists, beams, or subfloor framing that might be from long-term settling or wood rot.
Doors and windows that stick or won’t latch properly: As the foundation moves, the frame of the house might subtly twist, and it can cause doors to jam or gaps to appear around windows.
Bowing or bulging walls: Whether it’s a basement wall pushing inward or drywall upstairs rippling outward, that curve can mean the wall is taking on more load or moisture pressure than it should.
Sagging ceilings or rooflines: A dip in the ceiling or a wavy roof ridge can hint at overloaded beams, truss damage, or weakened supports from leaks or age.
Persistent moisture or water intrusion: Damp basements, musty crawl spaces, or standing water near the foundation can erode soil, compromise footings, and lead to structural instability over time.
Rot, rust, or termite damage: Decay and pests feed off the materials that hold your home together, eating away at beams and supports. Small rot holes could actually be a much bigger problem inside the wood.
After natural events: Earthquakes, floods, big storms, frost and thaw cycles, or even renovations that add more weight to the home can cause structural shifts that should be evaluated by a professional if something seems off.
For buyers, structural inspections can make or break a home sale. An “all clear” brings peace of mind, while any concerning findings give buyers leverage to negotiate repairs with the seller or decide to walk away from the house.
How much does a structural inspection cost?
The cost of a structural inspection can vary widely depending on your local market, what the inspector is looking at, and if they are giving a professional opinion of an issue or writing and stamping a report. The cost of a residential structural inspection is often a flat fee ranging between $350 – $1500; but the average price homebuyers will pay for a structural inspection is about $550.
Usually, the cost of a structural inspection includes a professional opinion on a structural red flag that was noted on the home inspection report. A stamped and signed report isn’t usually required unless they find something seriously wrong or the inspection is renovation-focused. Then, the cost will likely go up for the extra time, paperwork, and liability for the engineer.
While many buyers might baulk at the price of hiring a structural engineer, structural issues in the home can be tens of thousands of dollars to fix—and it’s better to know before signing the final papers.
Common structural problems and what to do about them
The most common problems structural engineers find are foundation cracks, water damage, and rotted beams or sagging floors—but what do those issues actually mean when it comes to repairs?
Foundation cracks
Hairline cracks from natural settling are usually fine, but wide or horizontal ones may mean shifting soil or water pressure pushing against the foundation. A structural engineer can tell the difference, and if needed, recommend foundation repair methods like epoxy injection or underpinning.
Water damage
Persistent moisture weakens concrete, rusts metal supports, and causes wood framing to rot. Fixing the source, whether that’s poor drainage, leaky gutters, or groundwater seepage, is key before repairing the structure itself.
Rotted beams or sagging floors
These can be symptoms of long-term moisture exposure or overloading. Depending on the damage, repairs might involve sistering new joists to old ones, reinforcing beams with steel plates, or replacing damaged lumber altogether.
Structural inspections: bottom line
Structural issues don’t automatically make a deal fall through, but they can change the conversation between a buyer and seller. Even minor structural problems can affect the perceived value of a house since buyers often fear the worst for the bones of their future home.
That’s why a residential structural inspection by a licensed professional is crucial if any frame or foundation issues are suspected. At best, the inspection can put any worries at ease; and worst case, the report can be a strong negotiation tool or a reason to walk away and find a different home, saving you thousands of dollars in future repairs.
