What an inspection covers
Inspectors walk the exterior looking at the slab edge or skirting, brick and siding cracks, grading and gutters. Inside, they look at doors, windows, drywall and flooring, and take floor elevation readings. On pier and beam homes, they go into the crawl space to check piers, shims, beams and moisture.
The result should be a written report with an elevation map, photos and a description of likely causes. If a repair company provides the inspection, the report may come with their own repair proposal; that is normal, but it is worth knowing who prepared it.
Repair company versus structural engineer
A licensed professional engineer evaluation is independent of any repair sale and is often requested by buyers, sellers and lenders. Many Tyler-area foundation contractors can coordinate an engineer visit, or you can hire one directly. For complex homes, additions or past repairs, an engineer's design is worth the cost.
Texas home inspectors licensed through TREC also comment on foundations during a purchase inspection, but their job is to flag concerns, not to design a repair. If the home inspection notes 'evidence of movement', a foundation-specific evaluation is the next step.
Buying in Tyler
Ask the seller for any past repair paperwork and whether a transferable warranty exists. Look at how the lot drains, and whether large trees sit close to the house. For a broader checklist see our post on signs of foundation problems. If water is the likely cause, drainage solutions in Tyler may be part of the answer.
Frequently asked questions
How long does a foundation inspection take?
Typically one to two hours for a single-family home, a bit longer for pier and beam homes because of the crawl space.
Should I get an inspection before selling?
It can help. A recent report lets you address issues or disclose them clearly, which can reduce surprises during the buyer's inspection period.