A foundation inspection costs between $400 and $800 on average. For unusually large or complex homes, however, the inspection could cost as much as $3,000.

As housing prices continue to skyrocket, the only thing that might be more expensive than buying a home is maintaining one. There’s a seemingly endless list of expenses, taxes, and fees that homeowners have to contend with.

If you’re going to keep your house in good shape, however, you’ll need to face all potential issues, including foundation damage, head-on—and that starts with early detection.

The longer it takes to discover foundation issues, the worse they will become. Plus, if you’re planning on buying or selling a home, having a qualified structural engineer perform a foundation inspection is always a good idea.

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How much does a foundation inspection cost?

On average, foundation inspections cost between $400 and $800—though prices can range as high as $3,000 or more in some cases.

Since every home is different, the cost of a foundation inspection will vary. Here are the factors that will affect the cost of your foundation inspection:

The home’s size and complexity

The location of the home, proximity to fault lines, and any applicable municipal fees

The type of foundation in the home and what material it’s made out of

The relative accessibility of the foundation and the home in general

The hourly rate of the structural engineer performing the inspection

Keep in mind that the inspection cost does not cover any repairs that may be necessary—you’ll have to hire a qualified contractor for that.

Foundation repairs can be as simple as sealing a few cracks or as complicated as extremely involved restoration projects.

The average cost of serious foundation repairs is around $4,800—but they can sometimes be double that.

A standard home inspection will typically include a cursory foundation inspection—but that does not constitute a full foundation inspection.

Typically if a home inspector notices any indications of foundational damage, they’ll recommend that you hire a structural engineer to perform a full foundation inspection.

MORE: What’s involved in a home foundation inspection?

When do I need a foundation inspection?

Over time, homes naturally settle and shift. Hopefully, this happens without any serious damage to your foundation—but, all too often, that’s not the case. Foundation cracks and damages can often occur without the homeowner ever noticing.

That being the case, it’s a good idea to have your foundation inspected if you’re planning on selling your home or if it’s the foundation of a house that you intend to buy.

Technically, a full foundation inspection is not required when buying or selling a home. That said, it’s a good idea to arrange one—especially if you suspect that there might be an issue.

Either the seller or the homebuyer can request a foundation inspection, and whoever requests the inspection typically is responsible for paying for it.

For sellers, arranging a foundation inspection is sometimes beneficial because it can increase the property value of your home—assuming that the inspection does not uncover any issues.

But if foundation problems are found, it’ll save you a lot of money in the long run to repair them sooner rather than later.

If you’re a homebuyer, a foundation inspection is a good idea because you’ll obviously want to be aware of any major issues. No one wants to move into a new home, only to find that the basement leaks!

MORE: When to walk away after a home inspection

Signs of a foundation damage

Even if you’re not planning on selling your home any time soon, you still might need to get a foundation inspection if you suspect that there might be an issue.

Catching a foundation problem early helps in stopping the spread of any cracks, preventing future damage, and avoiding mold infections (which can be a serious health risk).

Depending on the exact nature and cause of foundation problems, there could be a serious risk to the overall structural integrity of your home—and finding that out through an inspection is better than waiting for the roof to fall in!

The trick is knowing when there might be a foundational issue. Fortunately, there are some fairly conspicuous clues that will alert you when something is wrong. If you notice any of them, you should seriously consider arranging a foundation inspection.

Here are the warning signs of foundational damage:

Warped or bowing walls

Windows have cracked or seem loose

Visible cracks in the foundation, interior walls, or the ceilings

Water that’s leaking, seeping, or pooling in the basement or around the foundation

Mold, mildew, rotting wood, or recent pest infestations

Floors seem soft or slanted

Doors and/or windows have begun sticking

The foundation is noticeably warped or bulging

Walls are separating from one another

Any of these symptoms are a good reason to schedule a foundation inspection—but warped/bowing walls are especially concerning. That could be a sign that both your foundation and house’s structure are damaged, which means there could be a collapse soon.

It could also be a sign of extensive water damage, which can completely destroy a home if left untreated.

You should also arrange for a foundation inspection after any event that might have compromised your foundation. That would include things like earthquakes, flooding, mudslides, excessive ice buildup, sinkholes, or if the house is hit by any sort of large object (trees, boulders, vehicles, etc).

You can and should perform DIY foundation inspections on your own every so often. This is one of the best ways to catch issues early.

If you do notice something, though, you’ll still need a structural engineer or foundation inspector to take a look. They can assess the cause and extent of the problem, as well as the best method for repairing it.

MORE:

How to prepare for a home inspection

Repair costs

Foundation repairs can be very expensive. As mentioned above, the average cost of a repair is about $4,800, with most repairs falling somewhere between $2,000 and $8,000.

However, it’s not uncommon for foundation repairs to cost $10,000 or more.

If it turns out that you only need a crack filled, you shouldn’t have to pay more than a few hundred dollars. If the damage is extensive and widespread, on the other hand, you’ll likely be dishing out thousands of dollars—especially if your home ends up needing to be lifted on hydraulic presses.

The best way to keep any eventual repair costs to a minimum is by regularly checking for signs of damage. With foundation problems, early diagnosis is the most crucial factor. The more time cracks have to spread, the harder it will be to repair them.

If you are concerned that there might be a foundation problem in your home, don’t delay having it inspected. Hire a certified foundation inspector/structural engineer as soon as possible—that will either put your mind at ease (if it turns out there is no problem) or give you as much time as possible to resolve the issue.

MORE:

Tips for filing your water damage insurance claim

Choosing the right foundation inspection professional

The best company or individual to hire for a foundation inspection will be different for everyone. The structural engineers who are trained for inspections typically work in small companies or operate as independent contractors.

Either way, there aren’t too many nationwide companies that can provide full foundation inspections—you’ll need to look at local companies in your area.

As you’re narrowing down your choices, use these tips to figure out which inspectors are worth considering:

Only use foundation inspectors that are fully licensed and that have the proper credentials to perform inspections in your state.

For any companies/individuals that you’re considering, look to see what (if any) additional certifications they have and what organizations they belong to.

Make sure to choose an inspector that has worked in your area for a while. Check what other customers have said in online reviews.

Make sure that the inspector you hire is accredited by the

Better Business Bureau

Get quotes from multiple foundation inspectors before choosing one. That way you can compare the costs and see who is offering the best deals.

Once you’ve found the right foundation inspector and scheduled a visit, expect the inspection to take between one and two hours.

When it’s completed, the structural engineer will deliver an initial verbal report of their findings.

Within a few days, you’ll receive the complete engineering report—which will contain detailed information about any issues discovered, as well as the inspector's repair recommendations.

How to save money on homeowners insurance

Foundation inspections aren’t overly expensive, but they are an added burden to the already considerable cost of maintaining a home. If the report turns up any issues, the subsequent repairs can be extremely costly.

Hopefully, your homeowners insurance will help pair for any repairs—but that mostly depends on the initial cause of the foundational damage.

Even if your insurance doesn’t cover the repairs, you can still lighten the financial burden by reducing the cost of your

homeowners insurance

—which is easy to do when you download

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