A Texas engineers' guideline describes three levels of foundation evaluation, from a walk-through to soil and plumbing tests. The level you need depends on what you are trying to learn.
The Texas Section of the American Society of Civil Engineers (ASCE) describes three levels, called A, B and C. These are guidelines written for engineers, not a legal standard. The engineer and the client agree on the scope together.
It shows the shape of your floor, and that shape is the main evidence of whether a foundation has moved. Under the guidelines, the engineer measures relative elevations and draws them so the dips and humps are visible.
The guidelines then compare the profile to a common engineering limit written L/360. If the measured deflection is under that limit, the foundation is unlikely to be materially deflected unless visible signs say otherwise. If it is over the limit and enough signs are present, the engineer generally can conclude it has deflected too much.
Two cautions come with that. A floor slope greater than 1 percent is usually noticeable to occupants. And unevenness over only a few feet can be built into the house, so a short dip alone proves little.
A professional engineer licensed in Texas. The ASCE guidelines say the evaluation and any repair design shall be performed by a Texas licensed engineer who visits the site and stays in responsible charge of the work. They also say the engineer must be impartial and avoid conflicts of interest.
You can look up an engineer on the state licensing board's website. The Texas Board of Professional Engineers and Land Surveyors publishes a roster for finding an engineer.
The guidelines say a report typically covers the scope of services, observations, the factors affecting performance, conclusions and recommendations. When a repair company offers an inspection, ask how its report differs from that.
Gather the history of the house. Even a Level A visit starts with the owner's account and any paperwork, so having it ready makes the visit more useful. Useful items include:
Call a Texas licensed engineer if cracks are growing, doors or windows stick in several rooms, or floors slope. Ask which level of evaluation they recommend and why.
No. The guidelines say the engineer recommends a level and the client and engineer agree on the scope. Level A is a first-impressions review and Level B adds floor elevation measurements.
It may. The guidelines say an evaluation can give opinions on probable causes, the risk of further damage, recommended remedies and cost estimates.
Plumbing tests are listed under Level C. The guidelines also say water and drain lines should be tested for leaks if the repair involves jacking or lifting the foundation.
No. The guidelines say an owner may choose periodic cosmetic repairs and door adjustments instead of comprehensive underpinning, and that non-structural steps such as drainage and watering may be tried first.
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