Structural engineer inspection before buying a house

Do you need a structural engineer when buying a house?

You need one when your home inspector flags possible foundation movement or framing that was cut or notched. When that happens, book a licensed structural engineer the day the report lands, before you put a price on anything. Your inspector can point at a crack or a sloping floor, but isn't required to judge whether the structure is adequate. The engineer is.

Key takeaways

• Redfin puts a structural inspection at $350 to $1,500, about $550 on average. Ask for a flat price in writing that says whether a stamped, signed report is included, and what it costs if not.
• Hire an independent engineer, not a foundation repair company offering a free look.
• Ask for the report date in writing when you book. One Raleigh-area firm sends its standard report in 1 to 2 business days.

How much does a structural engineer inspection cost?

Kept prices every line of an inspection report for $79, usually under 4 hours.

Some engineers charge a base fee for the report, then bill by the hour if they run into more issues, Today's Homeowner says, with $150 an hour the going rate in most areas. A quote that starts at $400, the low end of its range, becomes $550 after one extra hour ($400 + $150). Ask for a flat price in writing that says whether a stamped, signed report is included, and what it costs if not.

Redfin adds that the usual fee covers a professional opinion on the red flag your inspector noted. If the engineer finds something seriously wrong and writes a stamped, signed report, the cost will likely go up.

When does a home inspection send you to a structural engineer?

Both national inspector standards stop short of a structural verdict. The International Association of Certified Home Inspectors (InterNACHI) Standards of Practice tell the inspector to report "observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors." Framing that has been cut or notched in a way that worries the inspector goes on the list too.

That is where the inspector's job ends. InterNACHI says the inspector is not required to "provide any engineering or architectural service" or "report on the adequacy of any structural system or component." The American Society of Home Inspectors (ASHI) standard leaves out the same thing: "an opinion about the adequacy of structural systems and components."

So if your report names any of those signs, the next call is to an engineer.

How serious is it?

Your inspection report can't tell you, and neither can a cost guide. The engineer looks at "the foundation, framing, and other load-bearing elements that keep a house safe and stable," Redfin says. The visit sorts normal settling from movement that needs more attention.

Expect questions first. A thorough visit starts with an interview about when the damage appeared, then a floor elevation survey, says Crosstown Engineering, a Dallas-Fort Worth firm. Then the engineer checks the interior, exterior and surrounding ground for cracks, separations and sticking doors or windows.

The written result lists the problems, their likely causes, and what to repair, according to This Old House. Until you have it, don't wave the item off and don't guess a repair figure.

How long until you get the written report?

This Old House says most visits take one to two hours for a foundation that is easy to reach. The report comes after. Triangle Structural Engineering, a Raleigh-area firm, delivers standard reports within 1 to 2 business days as a signed PDF. Its engineers usually share top-line findings at the end of the visit. Foundation repair designs take it 3 to 10 business days, because they need calculations and drawings.

Book inside your inspection contingency, right after the general inspector flags the concern. Inspection Professionals, a Pennsylvania inspection firm, says that timing "still leaves time to renegotiate or walk away." Your contract sets the exact deadline, so confirm the date with your agent or attorney before you book.

What should you ask the engineer for?

• Independence. This Old House warns that repair companies offering free inspections are "more likely to be biased toward getting you to use their services."
• A signed, sealed report. Crosstown says it should give the engineer's observations, conclusions and recommendations, "signed and sealed by a licensed professional engineer."
• A repair scope contractors can bid on. Inspection Professionals suggests using the report to get "apples-to-apples bids from contractors."

Send the engineer your inspection report when you book, so the visit starts from what your inspector flagged.

What does the report let you ask the seller for?

A written finding turns "possible movement" into a scope with a price. Inspection Professionals says the report makes it "easier to request price reductions, seller-funded work, or contract adjustments tied directly to structural findings."

Get contractor bids on the engineer's scope, then put that total in your request. How to get repair estimates during your inspection period covers the bids. What to ask for after a home inspection covers whether to ask for the repair, a credit or a lower price.

What if the seller says no?

You have three choices. Accept the house as it is, ask for less, or walk away if your contract's inspection terms allow it. If the seller agrees to repair instead, ask that the work follow the engineer's scope. Then have the engineer confirm the repair against the original report before closing, and ask for the receipts and any permit for the work.

Should you get a foundation inspection if nothing was flagged?

Not by default. Inspection Professionals says "You don't need a structural engineer to inspect every home." It suggests one for older homes with unclear histories, homes with years of water problems, and flips where walls have been moved.

Who pays for the structural engineer?

You do, as the buyer who orders it. Redfin describes it as a visit buyers book after the general inspection when they want to know more about "the bones of the home."

How do I know what the rest of my list is worth?

The engineer covers the structure only. Kept flags foundation movement for a professional quote and prices the rest. See how Kept prices a line.

While you wait on the engineer's report, upload your inspection report to Kept and get numbers for the rest of your list.

Sources

• InterNACHI, Home Inspection Standards of Practice
• ASHI, Standard of Practice
• Redfin, What's a Structural Inspection and Do You Really Need One?
• This Old House, How Much Does a Foundation Inspection Cost?
• Today's Homeowner, How Much Does a Structural Engineer Cost?
• Crosstown Engineering, What to Expect From a Home Foundation Inspection
• Triangle Structural Engineering, How Long Does a Structural Inspection Take?
• Inspection Professionals, When You Need a Structural Engineer Inspection