What You'll Need
- Photos and documentation of the concern (cracks, damage, etc.)
- Your home's age and any known history
- Any previous inspection reports mentioning structural issues
- $300-600 for the engineering assessment
- 30-60 minutes for the on-site evaluation
Step 1: Determine If You Actually Need an Engineer
Not every structural concern requires an engineer. Here's how to decide.
Situations That Definitely Warrant an Engineer
Horizontal cracks in foundation walls. These indicate lateral pressure that could compromise wall stability. No exceptions here.
Bowing or bulging walls. If you can see curvature in what should be a flat wall, get an engineer.
Significant foundation cracks wider than 1/4 inch, especially if they show displacement between the two sides.
Sagging floors or roof lines. Visible sag indicates the structural system isn't performing as designed.
Before removing any wall during renovation. You need to know if it's load-bearing before you touch it.
Before purchasing a home with significant structural concerns flagged in the inspection.
Settlement with ongoing movement. If your doors started sticking recently and cracks are appearing, something is actively happening.
Situations Where a Contractor May Suffice
Hairline cracks with no displacement that have been stable for years. A foundation repair contractor can assess and seal these.
Simple pier installation for minor settlement on a concrete slab. Experienced contractors handle these routinely.
Replacing rotted rim joist or sill plate. A qualified contractor can evaluate and repair.
That said, when in doubt, start with the engineer. A $400 assessment that confirms you just need a contractor is money well spent.
Step 2: Find Qualified Structural Engineers
Not all engineers handle residential work, and credentials matter.
Where to Search
Your state's professional licensing board has a searchable database of licensed Professional Engineers (PE). Start there to verify credentials.
The American Society of Civil Engineers (ASCE) and Structural Engineers Association (SEA) of your state maintain member directories.
Ask your home inspector for referrals. Inspectors regularly work with engineers and know who's good.
Ask real estate agents who specialize in older homes. They've seen plenty of structural issues and know which engineers are responsive and thorough.
What Credentials to Look For
Licensed Professional Engineer (PE) designation in your state. This is non-negotiable.
Structural engineering focus. Civil engineers can be licensed in many specialties. You want one who does structural work regularly.
Residential experience specifically. Commercial and industrial engineering is different. Ask if they evaluate residential foundations and framing.
Professional liability insurance (errors and omissions coverage). Protects both of you if something goes wrong.
Questions to Ask Before Hiring
How long have you been doing residential structural evaluations? Look for at least 5 years of experience.
What does your assessment include and what will I receive? You want a written report with findings and recommendations.
What's your fee for a residential foundation/structural evaluation? Should be $300-600 for typical residential work. More complex situations may cost more.
How soon can you schedule an inspection? Timing matters if you're in a real estate transaction.
Do you provide repair specifications? The best engineers write specific repair recommendations that contractors can bid from.
Step 3: Prepare for the Assessment
Good preparation makes the engineer's job easier and gets you better results.
Documentation to Gather
Photos of the concerns with dates. This helps the engineer understand how long issues have been present.
Measurements of crack widths if you've been tracking them. Active vs stable cracks changes the diagnosis.
Previous inspection reports mentioning structural issues.
Any history you know about the house. Has there been previous foundation work? Additions? Water problems?
Survey or plot plan if you have one. Shows property grading and potential drainage issues.
Access to Prepare
Clear access to all areas of concern. The engineer needs to see and measure the problems.
Access to the basement or crawl space. Remove storage if needed.
Access to the attic if framing issues are suspected.
Exterior access around the foundation. Cut back vegetation if it blocks the foundation wall.
Step 4: Understand the Assessment Process
Knowing what happens during the evaluation helps you get the most from it.
What the Engineer Does On-Site
Visual inspection of all areas of concern. They'll look at cracks, measure displacement, and photograph key findings.
Measurements of wall deflection or floor slope if relevant. They may use levels, string lines, or laser equipment.
Assessment of the overall structural system. How does the house carry loads? Where are the vulnerable points?
Evaluation of drainage and site conditions that might contribute to problems.
Discussion with you about what you've observed, when problems started, and any relevant history.
What You'll Receive
A written report summarizing findings. This documents what's happening and why.
Opinion on severity. Is this serious or minor? Urgent or can it wait?
Recommendations for repair. May be specific repair methods or general approach.
Sometimes repair specifications. Detailed enough that contractors can bid on the same scope of work.
Verbal discussion of what they found. Ask questions. This is your chance to understand the situation.
Step 5: Use the Report Effectively
The engineer's report is a tool. Here's how to use it.
For Getting Repair Bids
Give every contractor a copy of the report. They should all be bidding on the same scope of work.
Ask contractors to specify whether they're following the engineer's recommendations. If they propose something different, ask why.
Get at least three bids. Foundation repair pricing varies significantly.
For Real Estate Negotiations
An engineer's report carries more weight than a home inspector's observation. It's a professional opinion from a licensed specialist.
Use repair cost estimates from the report in negotiations. Sellers take specific numbers seriously.
The report protects you if you decide to proceed despite issues. You made an informed decision.
For Your Own Peace of Mind
Many concerns look worse than they are. An engineer's "this is stable and minor" verdict lets you stop worrying.
Conversely, if problems are serious, you know. Better to understand reality than hope for the best.
Keep the report for future reference and future sales. Documentation of professional assessment adds value.
Common Mistakes to Avoid
Hiring a General Contractor First
Contractors have a financial interest in selling repairs. They may recommend more work than you need. Or worse, the wrong work.
Get the engineer's independent assessment first. Then use that to evaluate contractor proposals.
Skipping the Engineer to Save $400
The engineer's assessment typically costs $300-600. Unnecessary foundation repairs cost $5,000-20,000.
The math is obvious. The engineer pays for themselves if they prevent even minor overrepair.
Not Getting It in Writing
Verbal opinions don't protect you and don't help with negotiations or contractor bidding.
Always insist on a written report with the engineer's signature and license number.
Hiring an Engineer Without Residential Experience
Commercial and industrial engineers are great at what they do. But residential foundations have different issues and solutions.
Ask specifically about residential experience. You want someone who evaluates houses regularly.
What to Expect Timeline-Wise
Scheduling the assessment: 3-10 business days depending on the engineer's workload.
On-site assessment: 30-90 minutes for most residential evaluations.
Written report: 3-7 business days after the site visit.
If you're in a real estate transaction with deadlines, communicate that upfront. Many engineers can expedite for an additional fee.