Without a sturdy foundation, your dream home is at risk of collapse. Whether it's a gust of wind or a shift of the earth—an event common to Southern California—if you don't have a firm foundation, you're in trouble.

If you're considering putting an offer on a home, you're also likely thinking about everything you'll need to do before you get the keys. For example, you'll want to make sure you schedule a home foundation inspection.

During the last quarter of 2021, 19% of buyers in the last quarter of 2021 waived the home inspection. While not every person who chooses not to order an inspection meets with disaster, why put your investment at risk?

We've put together helpful information on foundations and foundation inspections. If you're curious and want to explore this critical component of home ownership, you won't want to miss reading this article.

Home Foundations Have a Purpose

Most people assume the roof is essential to a home's structure. The roof protects the frame, ceilings, walls, and, of course, the people living in the home. While the roof is essential, the house doesn't rest on the roof.

It rests on the foundation.

Essentially, the foundation is the floor for the rest of the house. It keeps the house level, even when the ground underneath moves.

Ground movement isn't only caused by earthquakes. It's a natural occurrence and happens often. The fact that you don't notice normal ground movement is partly thanks to a solid home foundation.

The foundation helps keep the house level. It helps ensure the house stays where it is, regardless of ground movement. It also insulates the home, keeping moisture out and warmth in.

Not all foundations are created equal, so it's a good idea to understand the most common foundations found in homes here in San Diego.

A Brief Overview of Foundation Types

If you're building a home, the ground largely determines the type of foundation you choose. Each home is unique, and your neighbor may have a different foundation than you. Here are the most common types of foundations:

Concrete Slab

Concrete slab foundations are usually set to 4-8 inches thick. Slab foundations consist of poured concrete reinforced with steel. They also have drainage pipes inside.

A concrete slab house foundation is one of the most used house foundation types.

Crawl Space Foundation

This type of foundation is made from 3-4-foot-high reinforced concrete pillars. While not used for living space, crawl space foundations can be used for storage. You'll often find plumbing and HVAC equipment in a crawl space.

Basement Foundation

Basement foundations consist of a perimeter of concrete pillars. The pillars provide above-ground support for the home's structure. Many homebuyers find basement foundations attractive because they provide a way for a homeowner to expand living space.

Each of these types of foundations comes with predispositions to specific kinds of foundation damage. Knowing what type of foundation the home you're considering uses will help you understand the signs of damage. It will also help you determine whether you might need foundation repair services.

While many people in the San Diego area have basement foundations, concrete slab and crawl space foundations are more common.

Common Crawl Space Foundation Problems

If you have a crawl space foundation, it's built in a small space dug out below the home. The builder may have created room for the installation of plumbing and heating, and cooling equipment. While it's a great way to maximize a small space, it makes the foundation more susceptible to problems.

With the right conditions, crawl spaces attract termites and other pests. Humidity in a crawl space puts the home at risk of water damage. Due to its coastal location, it's not uncommon to find water damage in a crawl space foundation.

Older generation homes are more likely to have crawl space foundations—age results in more signs of wear and tear than in newer built homes.

Potential Slab Foundation Issues

Newer homes in San Diego typically have slab foundations. The foundation sits on level soil, and the house is built right on top of the foundation.

While you may not have the pest and water damage found in crawl space foundations, shifting soil is a concern. Shifting ground can cause cracks and fractures in a slab foundation.

Being close to the ocean sets San Diego homes up for fluid soil conditions. While it takes an expert to make the final determination, you can inspect the concrete for cracks around the foundation.

If you know what to look for, you can also note any signs of bending or compression found in doors, windows, and walls.

Who Performs Home Foundation Inspections?

Even though you just read about looking for signs of foundation damage, a DIY inspection is not recommended. While it's not difficult for the average person to see hairline and expanding cracks, as well as bowing walls, it is something else entirely to know the cause of the problem.

If you cannot identify the cause, it will be impossible to know how to make the necessary repairs.

Most home inspectors include a brief foundation inspection. However, if they find suspected issues, they'll often suggest that you contact a structural or foundation engineer. You can also hire a foundation repair specialist.

Another key feature of a home foundation inspection is talking with the inspector about possible solutions.

Remember that foundation inspectors— like home inspectors—do not take care of foundation repairs. You'll discuss the findings in their report but will need to hire a foundation repair specialist to make the repairs necessary to make the home safe.

Whether this is your first home purchase or you're a seasoned homeowner looking to buy a new home, the importance of a foundation inspection is likely becoming clear.

What Does a Foundation Inspection Include?

As mentioned above, home inspectors will look at a foundation and note their findings. A foundation specialist spends considerably more time examining the exterior, interior, and nearby terrain to detect damage or signs of drainage issues.

If the home has a crawl space, they will get into the area to get an eye-level perspective. The structural engineer or foundation inspection specialist will look for signs of damage. They'll also determine whether the floors are level and the walls are straight.

You will receive a report, which includes any photos taken during the inspection. The report may also include a terrain assessment.

Risks of Waiving a Home Foundation Inspection

In today's hot housing market, many buyers hesitate to do anything that might cause a delay in closing. It's one reason why homebuyers decide to forego even a general home inspection, much less an inspection that requires the expertise of a specialist.

You're taking a risk if you hesitate to order a foundation inspection. Here are the potential problems an inspection can prevent with early detection.

• Foundation settling and sinking
• Rodent and insect infestations
• Plumbing problems
• Mold development

One of the first issues homeowners notice when they need foundation repairs is sinking or settling. Foundations move enough, over time, to cause a house to sink into the ground. Unlevel floors and crooked door frames indicate a need for repair.

If you're buying a home with a slab foundation, the plumbing system lies underneath the slab. There could be a plumbing issue that you overlook until ground movement occurs under the slab. A significant plumbing leak is an unpleasant wake-up call regarding foundation inspection and maintenance.

We'll talk more about pest infestations and mold next.

Pests and Mold Impact Your Home and You

A damaged foundation, particularly in a home with a crawl space, opens the door to pests. Insects and rodents multiply rapidly. It won't take long before you have a large infestation.

Pests, including mice and rats, can eventually damage the home's structure. At that point, you will not only need to repair the foundation but also likely need repairs to the wood structure and possibly the wiring.

A foundation inspection should reveal cracks where insects and rodents can enter the home.

As you can imagine, a foundation repair is more costly than an inspection, especially if you ignore the problem for even a few months. Once insects, particularly termites or rodents, live in the home long enough, you'll likely need exterminating services.

Mold & Mildew Issues

A damaged foundation also puts the home at risk of developing mold. Cracks allow water to make its way into the crawl space.

Many assume a concrete slab foundation prevents water from seeping in, but that's inaccurate. Concrete is porous, and it draws water in like a sponge.

If the excess moisture isn't wicked away from the foundation, it creates the ideal breeding ground for mold.

Mold is everywhere in the environment. People suffering from mold allergies suffer greatly when the mold count is high. Inside a home, mold poses a health risk, particularly if you have asthma or other respiratory health conditions.

Contact Us for Help with Your Home Purchase

Once you find a home you love, you'll enter a frenzy of activity. While some of the tasks associated with buying a home can wait until you're closer to closing, a home foundation inspection should take priority.

As you learned in this article, an inspection can detect hidden problems that, if not found, could cost you a lot of money later.

Here at Steele San Diego Homes, our team can help with every aspect of the home buying process, including help finding a home inspector. We would love to work with you on your home purchase.

Contact us today, and let's find your dream home.