Your foundation supports the rest of your home—so when it develops issues, you need to repair them immediately. However, what if you’re looking at a home that has foundation issues? Should you invest in it and do the repairs, or run away while you still can?
Keep reading to learn more about when you might want to reconsider buying a home with foundation issues.
Signs of Foundation Issues
When a foundation starts deteriorating, you’ll see signs throughout your home. Here are a few telltale indicators of foundation issues:
- Cracks in walls, floors, and columns
- Doors and windows not lining up with their frames
- Bowing basement walls that bend inward
- Sagging crawl space floors
- Water damage in basements
- Chimneys leaning to one side
- Front porches and stoops sitting lower than normal
If you’re unsure whether your home has foundation issues, you can hire a structural engineer to assess it and recommend the best solutions.
Common Causes of Foundation Damage
Foundation problems can arise from various different causes. The right repair company will be familiar with the ones that are common where you live.
Soil-Related Issues
In many parts of the U.S., but especially in the southern states, homes lie on expansive clay soil. During dry seasons, it contracts, and during wet seasons, it expands—causing the foundation to shift over time. That can lead to structural damage and even permanent misalignment in the home’s architecture.
Poor Construction Practices
Sometimes, you can trace foundation issues back to the home’s initial construction. Poorly compacted fill soil beneath the foundation can settle unevenly, leading to structural issues and eventually cracks. Subpar building materials and cutting corners can also damage a foundation with time.
Water Management Problems
Improper drainage around a home can wreck its foundation over time. When gutters and downspouts aren’t working properly, water can pool around your home’s perimeter and lead to erosion, settling, and intrusion. Plumbing leaks beneath the slab can also saturate the soil and compromise the foundation’s stability.
Natural Factors
Of course, natural disasters like earthquakes and floods can cause sudden and severe foundation issues. However, tree roots growing too close to the home can also sap moisture from the soil, causing it to shrink and the foundation to settle unevenly.
The Cost of Foundation Repair
According to Angi, you can expect to pay anywhere from $2,198–$7,954 for professional foundation repair services. However, every situation is unique, and the numbers may fluctuate depending on severity. For example, if a job involves hydraulic piers or mudjacking, it’ll probably be more expensive than a simple job filling a crack.
You’ll also have to factor in labor costs. The longer it takes to complete the repair, the more expensive the total will be. The national average for labor costs is about $200 per hour, though this varies based on the local cost of living.
What Happens If You Don’t Fix Foundation Issues?
Repairing a foundation may seem daunting, but failing to address the issues can start a ripple effect of further issues.
| Type Of Damage | Summary |
| Structural Damage | Gaps in doors and windows, uneven flooring, wall cracks, horizontal cracks on ceilings, improperly sloped gutters, etc. |
| Water Damage | Moisture damage throughout lower portions of the home, usually basements; mold and mildew growth |
| Plumbing Issues | Snapped plumbing throughout the home may lead to elevated utility bills |
Structural Damage
Unchecked foundation problems can lead to extensive structural damage. Your windows and doors might not close properly, floors may dip or round, and walls may crack.
Eventually, ceilings, upstairs walls, wooden crossbeams, and attached garages may start to show issues. Ceilings can collapse in severe cases, and cracked walls make any home unsafe.
Plumbing Issues
Foundation issues can stress and potentially break plumbing lines that run through or under the house. This is especially true for pier and beam foundations, where pines become intertwined with the foundation and weave into the house.
Slab foundation issues can also lead to burst pipes and leaks as shifting progresses. It can be tricky to pinpoint these problems, especially when they lie beneath your home. Generally, you’ll need professional assistance to diagnose them.
Water Damage
Cracked foundations and crumbled concrete slabs make a home exceptionally vulnerable to water damage. If moisture seeps in, it can wreck flooring, furniture, walls, and other structures throughout the space. Mold and mildew can also start growing, which can cause cold-like symptoms and health complications over time
Benefits of Timely Foundation Repair
There are a few benefits to repairing foundation issues as soon as possible.
Saves Time and Money
The longer you wait to fix your foundation, the more problems will arise. You probably want to avoid spending unnecessary time on damage you can avoid.
On top of time-consuming repairs, you could also save yourself thousands of dollars. That money could otherwise go toward fixing busted walls and ceilings, crooked doors and ceilings, and snapped plumbing.
Improved Home Value
A repaired and stable foundation can help keep your property value steady or even give it a boost. New buyers don’t want to deal with severe foundation issues, especially if you expect them to pay full price for your home. Most won’t even look at an unsteady house, and mortgage lenders may not approve loans for a home with a bad foundation.
Sure, the repair costs may be expensive up-front. However, they’ll ultimately make your home easier to sell and give the buyers valuable peace of mind.
What Foundation Issues Aren’t Worth Repairing?
Foundation issues are fixable for the most part, but they may become irreparable if the problems have been going on for a while. Since every situation is unique, it’s hard to make broad generalizations about when to walk away from a bad foundation.
While these issues typically aren’t worth trying to fix, you should check with an experienced contractor for advice. In some cases, you may be able to save your foundation.
- Extensive crumbling: If large portions of the foundation are crumbling or deteriorating, it’s often a sign of improper mixing or pouring during construction. Mild crumbling issues are easily fixed, but you may not be able to repair the resulting erosion if it’s been going on for a while.
- Multiple failed repair attempts: If a home has a history of foundation issues and nothing’s been a permanent fix, think about walking away.
- Severe structural compromise: If foundation issues have snowballed into other issues, the repairs may be too expensive and complex to handle.
- Environmental factors: If the home is in a disaster-prone area or has poor soil conditions, even a repaired foundation may risk future damage.
Can I Back Out of Buying a House After a Foundation Inspection?
If you’ve found foundation issues with a home you’ve been looking to buy, remember that you reserve the right to back out before the inspection contingency period ends. In that case, the seller must return your earnest money and has no grounds to sue you.
However, this doesn’t apply to every scenario. Let’s say you waited too long and the inspection deadline passed, but you still want to back out of the sale. While you can probably get out of the purchase contract, it’s unlikely that you’ll receive your earnest money back. The seller could also potentially sue you for breach of contract, although this isn’t likely, as selling a home tied up in a lawsuit is difficult (on top of foundation and structural issues).
The Bottom Line
Ultimately, whether you go all-in on your home’s foundation issues or walk away is up to you. Many experts agree that most foundation issues are repairable, but this doesn’t mean you have to commit to a home with these problems simply because they’re fixable.
Of course, if you own the house, it’s likely in your best interest to repair the damage whether you plan on selling or not, as the damage will lead to issues throughout other areas of your home. We recommend consulting a licensed contractor that can offer insight into your particular situation. Since every scenario is different, the best course of action varies for everyone.
