Settling Foundations: Causes, Warning Signs, and Repairs Every Home Inspector Should Understand

Foundation issues are among the most challenging—and anxiety-inducing—findings in a home inspection. When buyers, sellers, or agents hear the words structural movement, emotions can escalate quickly. To help inspectors navigate these conversations with confidence, ASHI recently hosted the webinar Settling Foundations: Causes, Warning Signs, and Repairs, featuring industry expert Scott Trowbridge of Atlanta Basement Systems.

This practical, inspector-focused session explores why foundation problems occur, what warning signs matter most, and how today’s repair solutions actually work—giving inspectors the context they need to educate clients and reduce unnecessary alarm.

Why Foundations Settle: The Root Causes Inspectors Need to Know

One of the most valuable themes of the webinar is the emphasis on cause over symptom. Foundation movement is rarely random. As Scott explains, most foundation problems stem from a combination of soil conditions, water management issues, improper backfill, and long-term hydrostatic pressure.

Understanding how expansive soils, poor drainage, or compacted fill contribute to movement helps inspectors recognize patterns instead of treating each crack or shift as an isolated issue. This knowledge allows inspectors to write clearer reports and recommend further evaluation when appropriate—without jumping to worst-case conclusions.

Common Foundation Warning Signs Found During Home Inspections

The webinar reviews the most common visual indicators inspectors encounter in the field, including:

• Horizontal and stair-step cracking in foundation walls or brick veneer
• Uneven or sloping floors
• Doors and windows that stick or fall out of square
• Gaps around window frames, garage doors, or trim

Scott also shares practical techniques—such as soil probing and basic leveling methods—to help inspectors distinguish cosmetic damage from signs of structural movement. These insights are especially helpful when inspecting older homes or properties with previous repairs that may mask ongoing issues.

Modern Foundation Repair Options: What Inspectors Should Understand

Rather than focusing on extreme scenarios, the webinar provides a balanced overview of today’s most common repair methods. Inspectors are introduced to solutions such as carbon fiber reinforcement, steel power braces, wall anchors, slab lifting using polyurethane foam, and both helical and push piers.

A key takeaway: stabilization is often the primary objective, not necessarily restoring the home to its original position. Understanding this distinction allows inspectors to explain findings more accurately and helps clients see foundation repairs as manageable—not catastrophic.

Why This Knowledge Matters for Home Inspectors

How foundation issues are communicated can significantly influence a real estate transaction. This webinar equips inspectors with the technical understanding and language needed to explain foundation concerns calmly, factually, and professionally.

By recognizing warning signs, understanding repair options, and knowing when to recommend specialist evaluation, inspectors strengthen their credibility and provide greater value to their clients.

👉 Watch the full webinar recording on ASHI Edge to deepen your understanding of foundation behavior and improve how you report on one of the most critical components of any home.