Carrollton Foundation Experts connects homeowners and buyers who want a foundation inspection in Carrollton, TX with an independent local foundation company that measures the house and explains what it finds.
Every good foundation repair starts with an inspection that answers three questions: is the house moving, where, and why. For an older house that may have been repaired before, a fourth question matters too: what has already been done?
What an Inspection Covers
- Exterior: brick and trim, the slab edge, grading, gutters, downspouts, flower beds and trees near the house.
- Interior: doors, windows, wall and ceiling cracks, floor tile and any spots where floors feel uneven.
- Elevation readings: measurements across the floor that map high and low areas.
- Crawl space: piers, shims and framing on a pier and beam house.
- History: any past repairs, pier locations, warranties and permits.
- Findings: an explanation and, if repair is needed, a written plan and estimate.
Contractor Inspection vs Engineer Report
A foundation company's inspection diagnoses the problem and prices a repair. A structural engineer's report is an independent opinion from a licensed professional engineer. Angi's cost guide puts a structural report at about $300 to $1,000. Buyers, sellers and owners comparing very different quotes often find the engineer worth it.
What to Have Ready
- A list of what you have noticed and when it started
- Paperwork from any earlier foundation repair: drawing, readings, warranty, permit
- Notes on plumbing leaks, plumbing work or trees removed
- Access to side yards, the attic hatch and any crawl space
Why Paperwork Matters in Carrollton
Because the City of Carrollton states that all foundation repairs require a permit regardless of valuation, past repairs in the city may have permit records. If you are buying a house that was repaired before, those records, along with the contractor's warranty, help you understand what was done.
After the Inspection
You are not obligated to hire the inspecting company. Ask for the readings and plan in writing so you can get a second opinion if you want one.
Buying in Carrollton
For a buyer, an inspection is most useful early in the option period. If the general home inspector notes movement, a foundation company can take readings within days, and an engineer's evaluation can follow if needed. Ask the seller for any repair paperwork and warranty transfer details right away; the city's permit records for past foundation work can help fill in the history.
Ask About the Engineer Requirement
Because the city requires foundation repairs to be designed by a professional engineer, ask the inspector how the engineer fits into their process and who pays for that step.
Common questions
Is the inspection free?
Many local foundation companies advertise free inspections, but policies vary. Ask the company that calls you. Sending a request here is free.
How long does an inspection take?
Often about an hour for a typical house, longer for a large house or a crawl space.
Can I find out whether a house I am buying was repaired before?
Ask the seller for repair paperwork and warranty transfer terms. In Carrollton, past foundation repairs may also have city permit records.
What is an elevation reading?
A measurement of floor height at many points across the house, which shows where the foundation is high or low.
Do I have to hire the company that inspects?
No. Get the findings in writing so you can compare.
Can I get a foundation inspection during my option period?
Yes. Schedule it as early as possible so there is time for an engineer's report if needed.