If you’ve scheduled a free foundation inspection or you’re considering one, you probably want to know what actually happens. Here’s a straightforward walkthrough so you know what to expect before the contractor arrives.
Before the Inspection
Scheduling: After you submit a request or call (918) 673-7959, you’ll hear from a licensed local contractor within 1 business day to confirm your appointment. Most Tulsa-area inspections are scheduled within 2 to 5 business days. Emergency situations (active water intrusion, bowing walls, sudden visible movement) get priority.
Preparation: You don’t need to do much. If you have a pier and beam home, make sure the crawl space access is not blocked by stored items, furniture, or landscaping. If you know which areas of the home are showing symptoms (cracks, sticking doors, sloping floors), note them so you can point them out.
Duration: Plan for 45 to 60 minutes. Larger homes or homes with significant issues may take slightly longer.
What the Contractor Checks
The inspection is systematic. The contractor evaluates your foundation from multiple angles:
Exterior walk-around: The contractor starts outside, walking the full perimeter of the home. They check for stair-step cracks in brick, gaps between the foundation and frame, grading (does the ground slope toward or away from the house?), downspout placement, and any visible signs of movement at the foundation line.
Interior assessment: Inside, the contractor checks doors and windows for proper operation. They look for cracks above door and window openings. They examine walls for signs of movement (cracks, nail pops, tape separation). They visually assess floor levelness and may test specific areas with a laser level.
Floor measurement: Using laser levels or other precision instruments, the contractor measures actual floor deflection across the home. This tells them exactly how much the foundation has moved and in what direction. These measurements are documented for the report.
Crawl space inspection (pier and beam homes): The contractor enters the crawl space and evaluates pier condition, beam integrity, joist health, moisture levels, and signs of wood rot, mold, or pest damage. This is often the most informative part of the inspection for pier and beam homes, because many problems are invisible from inside the house.
Slab perimeter check (slab homes): For slab foundations, the contractor examines the exposed slab edge for cracks, checks for signs of upheaval or settlement, and evaluates drainage at the slab perimeter.
Drainage evaluation: The contractor assesses how water moves around your property. Poor drainage is the single biggest accelerator of clay soil foundation damage in Tulsa. They’ll note downspout placement, grading issues, and areas where water may be concentrating against the foundation.
What You Receive
Written report: Before the contractor leaves, you receive a written summary of findings. This documents what they observed, where the problems are (if any), and what caused them.
Repair recommendation: If repair is needed, the report includes the specific type of repair recommended, the number of piers (if applicable), and the rationale for the approach.
Itemized estimate: The report includes a written, itemized cost estimate with specific line items. You’ll see exactly what you’re paying for, not a lump-sum number.
No obligation: The estimate is free. There is no commitment, no deposit, and no pressure to decide on the spot. Take the report home, review it, get a second opinion if you want. The estimate remains valid for a reasonable period.
What the Inspection Does NOT Include
Engineering reports: A foundation inspection from a contractor is not a structural engineering report. If you need a formal engineering assessment (sometimes required by lenders or for insurance claims), the contractor can refer you to a licensed structural engineer. That service is separate and typically costs $300 to $800.
Plumbing assessment: If the contractor suspects a slab leak is contributing to foundation movement, they’ll recommend a plumber for that evaluation. Plumbing diagnosis is outside the foundation contractor’s scope.
Soil testing: The contractor evaluates your foundation’s condition, not the specific composition of your soil. If detailed soil analysis is needed (rare for residential work), a geotechnical engineer can be engaged separately.
Common Questions Homeowners Ask During Inspection
“How bad is it?” The contractor will be direct. They’ll tell you whether the damage is cosmetic (monitor it), moderate (repair at your convenience), or urgent (needs attention soon). Not every crack is an emergency, and a good contractor will tell you if your foundation is fine.
“Can this wait?” Sometimes yes. If the damage is stable and not progressing, monitoring may be appropriate. The contractor will tell you what signs to watch for and when to call back. Foundation problems generally get more expensive over time, but not every issue is time-critical.
“What caused this?” In Tulsa, the answer is almost always expansive clay soil. The contractor will explain the specific mechanism (settlement, heave, differential movement, moisture intrusion) and how it applies to your home.
“How long will repair take?” Most repairs take 1 to 5 days. The contractor provides a timeline based on your specific scope.
After the Inspection
You have a written report and estimate. From here:
- If repair is needed: Review the estimate. If you’d like to proceed, contact the contractor to schedule. Most Tulsa-area repairs can be scheduled within 1 to 3 weeks.
- If no repair is needed: The contractor will tell you. They may recommend preventive measures (drainage improvements, foundation watering, monitoring specific cracks). You’ll leave the inspection with clarity and confidence.
- If you want a second opinion: Take the report to another contractor. Having one report in hand makes the second opinion faster and more useful.
Schedule Your Free Inspection
The inspection costs nothing, takes about an hour, and gives you a clear picture of your foundation’s condition. There is no downside to knowing where you stand.