New Braunfels Foundation Experts puts homeowners and buyers who want a foundation inspection in New Braunfels, TX in touch with an independent local foundation company that measures the house and explains what it finds.
An inspection answers the questions that decide everything else: is the house moving, where, how much and why. In New Braunfels, it also answers a question many cities do not have to ask: what kind of ground is this house on?
What the Inspector Checks
- The lot: slope, grading, how water runs across it, any retaining walls and whether the house sits on cut, fill or natural ground.
- Outside: brick or stone, the slab edge, gutters, downspouts and nearby trees.
- Inside: doors, windows, drywall and ceiling cracks, floor tile.
- Elevation readings: measurements across the floor to map high and low areas.
- Crawl space: piers, shims and framing on raised houses.
- Findings: an explanation, and if needed a written plan and estimate.
Why Ground Type Matters Here
New Braunfels sits on the Balcones Fault, where the Texas Hill Country meets rolling prairie land. West of the fault, many lots have shallow soil over limestone; to the east, houses sit on the deep, dark clay of the Blackland Prairie, which swells when wet and shrinks when dry. A clay lot and a rocky hillside lot can show the same cracks for very different reasons, and they are often repaired differently.
Contractor Inspection or Engineer's Report?
A foundation company's inspection diagnoses and prices a repair. A structural engineer's report comes from a licensed engineer who is not doing the repair. Angi's cost guide puts a structural report at about $300 to $1,000. For hillside lots, larger repairs, sales and second opinions, an engineer is often worth it.
What to Have Ready
- A list of what you have seen and when it started
- Any past repair paperwork, warranty or engineer report
- Your survey or plat, if you have it, especially for sloped lots
- Notes on plumbing leaks, drainage problems or recent flooding
After the Inspection
You are not obligated to hire the company that inspects. Ask for the readings and plan in writing so you can compare.
Reading the Elevation Survey
The inspector measures the floor at many points against one reference spot and records how much higher or lower each point is. Ask for those numbers on a sketch of the house, with the highest and lowest areas marked, so you can see the pattern of movement for yourself.
Questions for the End of the Visit
Before the inspector leaves, ask what is causing the movement, whether repair is needed now, and what happens if you wait a season.
Common questions
Is the inspection free?
Some companies charge for inspections and some do not, so ask. Ask the company that calls you.
How long does an inspection take?
Often about an hour, longer for large houses, crawl spaces or complicated lots.
Should I get an inspection after a flood?
If water reached the foundation or soaked the yard for days, an inspection after the soil dries is a good idea, especially if you notice new cracks.
What is an elevation reading?
A measurement of floor height at many points across the house, showing where it is high or low.
Do I need to be home?
It helps, so you can point out what you have noticed and hear the findings directly.
Can an inspection tell if my lot has fill?
Inspectors look for clues, and your survey or builder documents may say more. An engineer can investigate further if needed.