Structural Issues in East TN

If you have been involved in a home inspection in East Tennessee, there’s a very likely chance that you have encountered some sort of discussion regarding a foundation issue. Our East Tennessee soil lends itself to a lot of expanding and contracting, especially when we go through long periods of excessive rain or drought. Add the fact that most builders have traditionally used cinder-block foundations (as opposed to poured concrete), we’ve set ourselves up to have an abundance of water intrusion and settlement issues.

This becomes a challenge when we start discussing these issues in relation to selling or purchasing a home. What needs to be repaired? What doesn’t? Who do you need to call? And who can you trust?

If you’re lucky, the answer is black and white:

“Yes, this needs to be repaired” or “No, you don’t need to do anything”.

But a percentage of problems that we see will fall somewhere in the middle - the beautiful world of “grey”. That’s when it’s important to call the right people for guidance.

The home Inspectors Role

Home inspectors are generalists. That’s a broad statement - but it is important to remember. We need to have working knowledge of foundations, how they are built, and what problems are prevalent in our respective areas of the country. That being said, we are not there to perform foundation work and we are not performing specialized engineering analysis. 

Here are a few important statements regarding the home inspection process from the Tennessee Home Inspector Standards of Practice:

Home inspectors shall inspect structural components including Foundations, Walls, Piers, Floor Structure, etc.

Home inspectors shall (3.) submit a written report to the client that shall at a minimum:

(iii) State any systems or components so inspected that do not function as intended, allowing for normal wear and tear, or adversely affect the habitability of the dwelling;

(iv) State whether the condition reported requires repair or subsequent observation, or warrants further investigation by a specialist; 

Based on these standards, home inspectors should mention structural defects in inspection reports. That’s the easy part. The challenge is understanding which issues are relatively inconsequential versus those that can be expensive to repair.

I personally believe that inspectors should have enough experience with structural issues to be able to answer those questions a large percentage of the time. PRO-TIP: most of the structural issues that we encounter revolve around lack of water control, in one form or another. When issues are a little more complex, we need to differ to a specialist for further evaluation.

Sometimes the recommendation may be for a repair, other times, it may be to have a specialist come in to give their opinion. So the big question is who do you call?

Foundation contractor/company

When there is a clear-cut problem that requires a repair, a foundation contractor will be the person (or company) that inevitably has to come in to execute the repair. These companies should have the training and equipment to correct issues with structural components (foundation walls, framing, piers, posts, etc.). But there could be some drawbacks with hiring a contractor to evaluate these issues. Let’s take a look at the pros and cons.

Pros to hiring a Foundation Contractor/Company:

Free inspection. Most companies will assess structural issues for free. Since you’ve already paid a few hundred dollars for the home inspection, it’s nice to have a specialist look at an issue without having to pay extra money.

Estimates are included. Because the company can perform the work, they can give estimates for the repairs that are needed. This can be extremely useful and convenient if the inspection is a part of a real estate transaction. 

Warranties. Most reputable companies will give warranties for their work. If a contractor or company evaluates an issue, they can also let you know what warranties they provide for their work.

Cons to hiring a Foundation Contractor/Company:

Potentially biased opinion. A foundation company looking at a structural issue and suggesting a repair could be perceived as a biased opinion to generate business for themselves.

Unspecified work. Some companies may suggest repairs without having a person knowledgeable to specify the correct methods that should be used. Structural repairs can be complex - and there are many different products available for those repairs. Having someone knowledgeable in both the problems and methodology for repair is crucial.