So you’ve found your dream home. You did your research, you hired a licensed home inspector, the inspection was going great and then, uh-oh, the home inspector found a crack in the foundation. The home inspector told you, “You need a structural engineer.”
This is a common occurrence in the home inspection industry. And it’s nothing to worry about…well, not yet. A home inspector is doing the right thing when he/she finds conditions beyond their education and training and admits it. A home inspector is a generalist, and in this case, it is their job to recommend an expert. But here’s the problem–and it’s unfortunate for home buyers and sellers. Structural issues such as cracks in foundation walls, splits in support posts, or decay in floor joists often have little or no adverse effect on the overall performance of the building’s structure. But most home inspectors cannot distinguish when a crack is real problem. So they see a crack and call for a structural engineer.
Ah, but the problem is not so simple. When a home inspector points out a crack and calls for a structural engineer for a reason none other than the inspector felt unqualified to make an assessment, the home buyers and home owners tend think the building might be falling down. They imagine huge repair costs. There is fear and panic. Real estate deals fall apart. And it’s not necessary. Not until you get the final word from the engineer. Not until you know if there really is a problem.
As a licensed engineer, when I do a home inspection, I address structural issues right away, without the need to call a structural engineer, and with no additional fees. In cases where I get called in as the structural engineer, all too often I find conditions completely normal. Case in point: I was called to inspect the slab (the concrete floor of the basement) because of “dozens of cracks and damage”. When I got to the home, I did indeed find “dozens of cracks and damage”, however the cracks were hairline cracks, clearly very old, and the damage was three or four chips in the concrete. There was no cause for concern. Unfortunately, these things happen in the home inspection industry. All I can recommend is this: 1) don’t panic until you get word from the engineer and better yet, 2) avoid the hassle and call Kemp Home Inspections from the beginning.
Greg
