What a general home inspection covers, and what it doesn’t
A home inspector looks at the whole house, including the roof, plumbing, electrical, HVAC and visible structure. They’ll note cracks, obvious slope and doors that stick. What they typically don’t do is measure floor elevations across the house or determine whether movement is active and what’s causing it. When the report says something like “evidence of settlement, recommend further evaluation,” that’s your cue to schedule a foundation-specific look.
Red flags in a home inspection report
- Cracks in the slab, stem wall or block walls wider than a hairline
- Diagonal drywall cracks at door and window corners
- Doors that stick, won’t latch or show uneven gaps
- Sloping floors or cracked tile in a line
- Fresh patching or paint over cracks, especially in one area
- Evidence of past foundation repair, such as pier brackets or patched holes along the slab edge
- Drainage problems: downspouts at the foundation, negative grading, irrigation against the walls
The foundation check, step by step
1. Schedule a foundation inspection
A dedicated foundation inspection includes a floor-elevation survey, crack mapping, a door and window check, and a review of drainage, irrigation and leak signs. You get a written summary of what was found, the likely cause and recommended next steps.
2. Bring in a structural engineer when needed
If the inspection suggests active settlement or structural repair, an Arizona-registered structural engineer can evaluate the home and recommend a repair design. Lenders and buyers often rely on an engineer’s report, and it’s the document that defines what repair is needed.
3. Check the permit history
Search the property address in the City of Peoria’s Development Services portal to see permits issued for that address, including any past foundation or structural work. If you see pier brackets but no permit, ask the seller for documentation.
4. Look up past contractors
If the seller provides records of past foundation repair, look up the contractor on the Arizona ROC Contractor Search to confirm they held an active license at the time.
5. Ask for disclosures and records
Ask the seller for any engineer letters, repair invoices and permit records. Arizona’s seller disclosure form asks about known structural issues, but the documents behind those answers tell you much more.
Post-tension slabs and home purchases
Most Peoria homes built since the mid-1990s have post-tension slabs. Hairline cracks are common and usually harmless. Things to watch for include rust stains or damage at anchor pockets along the slab edge, cracks that are offset or growing, and floors that slope noticeably. If repair is needed, post-tension slab repair requires locating tendons before any drilling.
Hillside lots and fill
In north Peoria, many homes sit on graded hillside lots with fill under driveways, patios and sometimes part of the house. Check for settled flatwork, retaining walls that lean or crack, and how runoff moves from slopes above the house.
Subsidence and fissure maps
Parts of the West Valley sit within the Arizona Department of Water Resources’ land-subsidence area, and the Arizona Geological Survey maps earth fissures in some areas. Checking an address on the AZGS hazard viewer is a sensible step for any buyer. Our post on earth fissures and land subsidence explains what the maps show.
Timing during escrow
Arizona purchase contracts typically include an inspection period, often around ten days, though it varies. Foundation inspections and engineer visits take time to schedule, so book them as soon as the home inspector flags concerns, or even before if you notice signs yourself. Our guide to the signs of foundation problems helps you spot issues during a showing.
A Peoria example
A buyer touring a 1990s home near the Peoria Sports Complex notices a driveway that drops at the garage and a bedroom door that won’t latch. The home inspector notes “minor settlement.” A foundation inspection measures the floors, finds the bedroom side about an inch low near a downspout that discharges at the foundation, and recommends an engineer’s review. The buyer now has facts to negotiate with, instead of guesses.
Foundation checks when buying FAQs
Should I walk away from a house with foundation problems?
Not necessarily. Many foundation problems can be repaired, and some cracks turn out to be cosmetic. The key is getting facts: a foundation inspection, an engineer’s report if needed, and repair estimates. With that information, you can negotiate repairs, a price adjustment or decide the home isn’t right for you.
Who pays for a foundation inspection when buying a home?
The buyer usually pays for inspections during the inspection period, including any foundation inspection or engineer’s evaluation. Those reports belong to the buyer and can support a request for repairs or a price adjustment. Terms vary, so check your purchase contract and talk with your agent.
How do I find out if foundation work was done on a Peoria home?
Search the property address in the City of Peoria’s Development Services portal for permits, ask the seller for engineer letters and repair invoices, and look for signs such as pier brackets or patched holes along the slab edge. Look up any contractor named in the records on the Arizona ROC Contractor Search.
