Why Can a Foundation Look Worse After an Inspection?

Some homeowners have a foundation inspection, hear that the movement is minor, and then notice months later that things seem worse. A crack may look wider, a door may stop closing, or a new crack may show up in the ceiling. This can be confusing when you were told there was little to worry about.

Changes like these usually have an explanation, and in many Austin homes that explanation is in the soil. This post covers why a house can change between visits, what may be worth pointing out, and what a second look usually covers. For an overview of the repairs themselves, see the page on foundation repair in Austin.

Why Can a Foundation Look Worse After an Inspection?

A foundation can look worse after an inspection because the soil under the house may have kept moving since the visit. An inspection describes the house on the day it was inspected. It cannot freeze the ground in place.

Minor movement at one visit can grow into more noticeable movement later. Sometimes movement that was small at the first visit stays small. Other times the soil keeps shrinking or swelling, and the cracks and doors respond to it. A finding of minor movement can be accurate for the day it was made and still change over the following months.

That is why many homeowners call back after seeing something new. A second visit compares what the house shows now with what it showed before.

How Does Austin’s Clay Soil Change Between Visits?

Much of the Austin area sits on expansive clay. Clay soils swell when they get wet and shrink as they dry, so slabs and foundations on clay can move up and down with the seasons.

The movement is often uneven. One side of a house may sit on soil that stays damp, while another side dries out faster. When one part of the foundation moves more than the rest, the walls, floors, and door frames above it can start to show strain. You can read more about how expansive clay behaves under a house.

Drainage and moisture are part of this picture. A downspout that empties next to the house, a low spot where water collects, or a plumbing leak can keep one area of soil wetter than the soil beside it. Very few Austin homes have basements, so most of this movement happens in the soil right under the slab or the piers.

Can the Season Change What a Foundation Inspection Shows?

The season can change what an inspection shows, because clay soil often holds more water in the cooler months and dries out during a long, hot summer. In Central Texas, the dry summer months are when clay shrinkage usually peaks.

A house inspected in the winter may show less movement than the same house shows in late summer. The cracks and gaps that were small in February can open further after months of dry weather. When rain returns after a drought, the soil can swell again, and some gaps may close a little.

Both visits can be accurate. Each one describes the house at a different point in the soil’s cycle. Knowing the season of each visit helps explain why the two findings may differ. If you water around your foundation during dry spells, the post on watering during a Central Texas drought covers what can help.

Which Changes Are Worth Mentioning at a Second Inspection?

Changes that are new since the last visit, or that seem to be growing, are worth mentioning. Noting what changed and roughly when can help the inspector, and the inspector can judge what each change means.

Some changes homeowners often notice include:

• A crack that looks wider or longer than it did before, or a new crack nearby.
• Cracks in brick or mortar on the outside of the house, especially stair step cracks in mortar.
• A door or window that changes, such as a door that stops latching or a window that starts to stick.
• New cracks in ceilings, corners, or floor tile, or gaps where walls meet the ceiling.
• Floors that feel more sloped than they used to.

Simon Wallace, the owner of Quality Foundation Repair Austin, puts it this way:

“It’s the diagonal cracks in the brick and the mortar stair steps that really say that there’s a serious foundation issue.”

Photos with dates can be useful, since they show how a crack looked at different times. Any one of these changes on its own may have another cause, such as a door that swells in humid weather. A second inspection is the way to find out what the changes mean for your house.

What Does a Second Foundation Inspection Look At?

A second foundation inspection looks at the same things as the first one: the foundation type, the soil, drainage, and moisture sources around the house. The difference is that it can also look at what has changed since the last visit.

If you have the findings from the first visit, they can help with the comparison. The inspector may look at whether cracks have grown, whether floors have moved further, and whether new signs have appeared in other parts of the house. Movement that has spread or grown can point to a different conclusion than movement that has stayed the same.

The inspection also considers whether something new is adding water to the soil. A change in drainage, a new garden bed, or a leak can affect how the soil behaves. If you want to know what a first visit usually covers, the post on what a first inspection covers goes through it step by step.

Quality Foundation Repair Austin works on two foundation types: slab and pier and beam. Each one tends to show movement in its own way, so the inspector reads the signs with the foundation type in mind.

What Happens If the Second Inspection Recommends Repair?

If the second inspection finds movement that needs repair, the plan depends on your foundation type. Slab homes and pier and beam homes are repaired with different systems.

Slab foundations are supported with steel push piers that Quality Foundation Repair Austin manufactures itself. The piers are driven down to load bearing soil, deep enough to carry the weight of the house. In Simon Wallace’s words: “We install steel piers down to resistance, which around here is usually bedrock. Average pier depth is 16 feet.” You can learn more about how steel push piers work.

Pier and beam homes are supported with Adjust-A-Piers. These piers can be adjusted again later if the ground shifts, which can matter in a place where clay keeps moving. The page on pier and beam foundation repair explains this in more detail.

For either type, the goal of lifting and leveling a house is the maximum practical level for that house and its soil. A return to the original grade is not promised. Cracks themselves may also need attention after the movement is addressed, and the page on repairing foundation cracks covers that work.

How Do You Ask for Another Foundation Inspection?

For homeowners, Quality Foundation Repair Austin offers free estimates for foundation repair. If something has changed since your last visit, you can ask for another look and mention what you have noticed.

Real estate agents are billed for inspections, and the free estimates for homeowners do not extend to agents.

When you call, it can help to share when the first inspection took place, what was found, and which changes you have seen since. Dates and photos can make the visit more useful. To set up a visit, you can request a free estimate from the team.

Frequently Asked Questions

Why Does My Foundation Look Worse Than It Did at the Inspection?

A foundation can look worse after an inspection because the soil under the house may have kept moving since the visit.

Can the Season Change What a Foundation Inspection Shows?

The season can change what an inspection shows, because clay soil often holds more water in the cooler months and dries out during a long, hot summer.

Is a Foundation Repair Estimate Free for Homeowners?

For homeowners, Quality Foundation Repair Austin offers free estimates for foundation repair.