Finding the perfect home can take months or even years, and after you’ve found the perfect one, discovering it has foundation issues during the inspection stage can be very disheartening. There are several dangers and risks that you’ll take on if you decide to proceed with the purchase anyway; although in most instances these problems can be dealt with, the cost, time and stress involved may not be worth it.

Understanding what you may be up against before you purchase makes it easier to deal with foundation issues after the fact. Before you do anything, hire a structural engineer to inspect the property and let you know exactly what needs to be done; in most cases, the average home inspector isn’t qualified to give you details on what the foundation will need.

You May Need Different Financing

If you’re already pre-qualified for a loan through stricter traditional lenders, you may need different financing. Certain lenders require that the home is structurally sound, and any foundation problems may result in them not financing that specific house. Even if a lender decides to finance the home anyway, you may be subject to higher interest rates or need to provide a bigger down payment.

How To Repair the Foundation

Cracks in the foundation that are less than 1/4 inch wide don’t usually require repair; however, anything more than that does. Patching cracks can cost a few thousand dollars, depending on where you live, and this doesn’t address the cause of the cracking in the first place, which you’ll also need to fix at some point. This can be as small as fixing and replacing gutters and downspouts and grading the property around the home so that the ground slopes away from the foundation, or as major as rebuilding part or all of the foundation. Rebuilding part of the foundation can cost you tens of thousands of dollars.

Recognize the Real Cost of Repairing Related Damage

When there are issues with the foundation, there are likely problems elsewhere in the home, and buying a house with foundation issues means you’ll have more household repairs to contend with down the line. Cracks in drywall, crooked doors and windows, broken tiles and uneven, thus damaged, hardwood floors all occur when a foundation isn’t level and sturdy. Once the foundation is repaired, you’ll either have to live with these issues or fix them, which, if you hire a contractor, will be costly depending on the extent of the damage.

Realize It Could Go Deeper Than the Foundation

Foundation issues are no minor thing; however, in the majority of cases, the issue can be fixed. One of the greatest dangers of buying a home with foundation issues is finding out that, while the foundation was constructed perfectly, the ground beneath it shifted. For further reading, see: Foundation Problems 101 Buying a Place a Foundation.



  1. Connie

    How do I know if there are foundation issues with a home? Will an inspector always be able to catch this issue?

  2. Jennifer Green

    Usually, an inspector will catch this. Unless he is inexperienced, he should. This is one of the main categories that inspectors should be skilled at. It never hurts anything to bring in a second inspector as well, just to be sure. A house is a major investment, and financial expense. Know what you are buying before you go down a rabbit hole that you didn’t know existed.


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