What is an structure inspection?

A home inspector's structural and foundation inspection is a crucial visual and non-invasive examination of a home's key load-bearing components. The inspector will walk the exterior and interior perimeter, looking for signs of potential issues such as cracks in the foundation, bowing walls, or sloping floors. They will also inspect the framing in accessible areas like basements, crawl spaces, and attics, looking for compromised beams, joists, or trusses. The goal is to identify evidence of structural distress, water intrusion, or other problems that could impact the home's safety and long-term integrity. While the inspection is not an engineering analysis, it provides a vital first look at the home's most important systems.

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Common structural defects found by home inspectors often include foundation cracks, especially those that are horizontal or wider than a quarter-inch, which can indicate significant movement. They also frequently find signs of water intrusion in basements or crawl spaces, which can lead to structural rot, mold, and pest infestations. Inspectors look for sloping or sagging floors and ceilings, which may point to compromised framing or foundation issues. Other defects include improper framing, damaged support beams, and evidence of past repairs that may not have been done correctly, all of which can affect the home's stability.

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A home inspector's structural and foundation inspection has significant limitations. The inspector performs a visual, non-invasive assessment and cannot see what is behind finished walls or under flooring. They are not able to move personal belongings or furniture to gain a better view of a specific area. Furthermore, a home inspector is not a licensed structural engineer and their report is not a guarantee that the home is free of structural defects. Their role is to report on the visible and accessible areas at the time of the inspection and recommend further evaluation by a qualified specialist, such as a structural engineer, if they find anything of concern.

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It is critically important for a homebuyer to follow their home inspector's recommendations before removing contingencies. The recommendations, particularly those for further evaluation by a specialist, are a direct result of the inspector finding something that warrants a deeper look. For example, if the inspector sees signs of structural movement, they will recommend a licensed structural engineer perform a more thorough inspection. Failing to do so before removing the inspection contingency means the buyer is accepting the risk and potential cost of whatever that specialist might find. This is the last and best opportunity for a buyer to gain a complete understanding of the home's condition and renegotiate the sale if a major issue is discovered.