Homebuyers’ General Guide for Evaluating Slab Foundations in the Dallas / Ft. Worth Area

The following comments / questions are for general information only and does not replace the need to retain a competent engineer to evaluate the specific foundation in question. Be aware that there are exceptions to every “rule of thumb,” and comments made in this website may not apply to your specific foundation situation.  When considering a home purchase, retaining a professional engineer to inspect the structure can be one of the best investments you can make.

New Homes

• Ask for a copy of all documents and reports concerning the foundation. For a recently completed home, this might include foundation plans, site specific soil reports, evaluations of the foundation while under construction, as–built slab elevations taken soon after construction, etc.
• If you are considering building a new residence on expansive clays, note if trees will need to be cut down to construct the foundation. Also, note if the builder is getting ready to install the foundation and the soil appears dry (many times, this occurs during our normally dry summer months). If these issues exist, they can possibly cause future foundation problems; contact your foundation design engineer and/or the geotechnical engineer (that performed the soil study) for advice.
• If you are going to build a new home, talk with the builder about ensuring that the foundation is set high enough above the ground to ensure that excellent drainage conditions can be installed, including in the flower beds.
• If you are going to build a new home, ask the foundation design engineer if he is going to follow ASCE’s guideline for the “Recommended Practice for the Design of Residential Foundations”. These guidelines were developed by the Texas Section of the American Society of Civil Engineers. In other words, they were developed by Texas Engineers for Texas soil conditions.  

Existing Homes

• Are there cracks in the brick veneer or sheetrock? Many times, these cracks appear around a door or window opening.
• Are there areas in the house where it seems the floor slab is out of level? 
• Have there been any repairs made to sheetrock and/or the brick? If so, when was the last time repairs were made? How often are repairs needed?
• Are there any out of level doors, base cabinets or bath tubs? Do any of the doors drag when opening or closing? Do some of the doors swing open/close by themselves?
• Are there any cracks in the floor tile and/or tile grout? If so, this sometimes is an indication of a crack in the slab. Have any floor tiles been replaced because of cracked tiles? If so, was there a crack in the slab below?
• Are there cracks in the exterior grade beam (the visible portion of the foundation below the exterior walls)?
• Has the foundation ever been evaluated by an engineer or a foundation repair company (verbally or in writing)?
• Have there ever been any foundation repairs made? If so, what and by whom? Does the City Building Inspection Department have a record of a building permit being issued for foundation repairs?
• If the foundation has had repairs, is there a letter from an engineer stating that the work was done in compliance with his specifications?
• When buying a house, it is always recommended that a prospective buyer retain an experienced (licensed by the TREC) “general inspector” to evaluate the mechanical, electrical and structural systems. Even though these inspectors are not usually engineers, they are trained to evaluate the present overall condition of the home. I told my kids, when they purchased their homes, to find a general inspector who is experienced and has a reputation for thoroughness.

If some of the above questions can be answered with a “yes”, it is recommended that the foundation evaluated by a Professional Engineer.