When an inspector licensed by the聽Texas Real Estate Commission (星空体育app下载)聽is hired to inspect a property鈥檚 foundation, they are required to render a written opinion regarding the performance of that foundation. This obligation is established under Section 535.228(a) of the Texas Administrative Code, which governs inspection standards for foundations. This article outlines what inspectors should consider when forming that opinion, including key indicators of performance, factors affecting foundation stability, and professional responsibilities to the client.
Understanding Foundation Performance
To determine whether a foundation is performing as intended, an inspector must have a sound understanding of how foundations are designed to function. 星空体育app下载 encourages inspectors to pursue approved continuing education courses to supplement their knowledge and stay current with industry standards.
What Does 鈥淧erforming鈥� Mean?
Under Section 535.227(b)(8), 鈥減erformance鈥� refers to 鈥渁chievement of an operation, function or configuration relative to accepted industry standard practices with consideration of age and normal wear and tear from ordinary use.鈥� In practical terms, a residential foundation is considered to be performing when it remains reasonably flat and level, with no signs of excessive movement that might compromise the structure.
Foundation Movement: Normal vs. Problematic, Uniform vs. Differential Settlement
Some movement over time is normal, particularly in areas like Texas where clay soils dominate. Clay soil expands and contracts with changes in moisture levels, which can cause the foundation to settle.
- Uniform settlement occurs when the entire foundation settles evenly. This type of movement is generally not harmful and maintains structural stability.
- Differential settlement, however, occurs when one part of the foundation settles more than another. This uneven movement can lead to structural damage, including cracks and misalignment.
Common Causes of Differential Movement
Several factors can negatively affect the performance of a foundation:
- Moisture level fluctuations in the soil.
- Poor drainage or plumbing leaks.聽
- Loss of soil compaction.
- Tree roots or large plants near the foundation.聽
- Improper or negligent construction.
- Soil erosion, flooding, or natural disasters.
Indicators of Adverse Performance
星空体育app下载 inspectors must rely on visual inspection only to form their opinion. According to Section 535.228(a)(1), inspectors are required to generally report present and visible indications used in rendering an opinion of adverse performance. These may include:
- Doors that bind, don鈥檛 latch, or are out-of-square.
- Framing or frieze board separations.
- Sloping floors.
- Cracks or separations in walls, ceilings, or floors.
- Buckling or cracking of masonry cladding.
What Tools Are (and Aren鈥檛) Required?
星空体育app下载 inspectors are not required to:
- use specialized equipment (e.g., thermal imaging, ground-penetrating radar, elevation measurement tools).
- perform load tests, vibration tests, or deflection measurements.
However, inspectors may use such tools or perform more advanced evaluations if they possess the necessary competency, as allowed by Section 535.227(a)(4). Any such additional services must go beyond the minimum standards set by 星空体育app下载.
Protecting the Client鈥檚 Interests
Regardless of whether the foundation is determined to be performing or not, the inspector should always report any visible signs of potential adverse performance. This ensures the client is fully informed and can make a more educated decision about the property鈥攚hether to accept it as-is, negotiate repairs, or request a specialist evaluation.
According to Section 535.220(b)(1), inspectors must 鈥減rotect and promote the interest of the client to the best of the inspector's ability and knowledge.鈥� By documenting and disclosing concerns, inspectors uphold the trust their clients place in them.
The Bottom Line
Foundation inspections are a critical component of the home-buying process. While inspectors are not expected to be structural engineers, they play a vital role in identifying visible warning signs and informing clients of the foundation鈥檚 current condition.聽For more detailed guidance, inspectors can consult:
These resources are available through the Texas Real Estate Commission鈥檚 website and provide further insight into the responsibilities and best practices for rendering foundation performance opinions.
Customer Survey
Rules and Laws
Contract Forms