Why foundation findings stall deals
Foundation issues are common in North Texas because of the clay soil, and most buyers have heard enough horror stories to get nervous. What stalls a deal usually isn't the repair itself. It's not knowing how big the problem is or what it will cost. The faster everyone has a real scope and price, the faster the conversation moves from fear to numbers.
What the inspection report actually says
In Texas, an inspector licensed by the Texas Real Estate Commission gives a written opinion on whether the foundation is performing, based on what's visible: things like doors that bind, cracks in brick and drywall, and sloping floors. The inspector isn't required to determine the cause or prescribe a repair, and unless they're also a licensed engineer, they can't give an engineering opinion. That's why reports so often say "recommend further evaluation." Our post on reading the foundation section of an inspection report walks through it.
What the seller has to disclose
Texas Property Code Section 5.008 requires most sellers of a single-family home to give the buyer a Seller's Disclosure Notice, and the standard form asks about known foundation problems and previous repairs. If the foundation has been repaired before, the paperwork matters: the repair invoice, any engineer's letter, and the warranty, including whether it transfers to a new owner. Have the seller gather those early. If you're unsure what has to be disclosed, that's a question for the seller's attorney.
Your options once you have a bid
- Repair before closing. The seller has the work done and hands over the invoice and warranty. Exterior pier work is often finished in a day or two once it's scheduled.
- Price reduction or credit. The buyer handles the repair after closing. This works when the buyer wants to choose their own contractor or the timeline is tight.
- Get a second opinion. If the buyer is uneasy, an independent structural engineer's report alongside a repair bid gives everyone more confidence.
What to ask any foundation company
- How many piers, where, and what type?
- Is engineering and a city permit included, if needed?
- How long is the warranty, what does it cover, and does it transfer to the buyer?
- How soon can they inspect, and how soon can the work start?
- Will they provide photos the buyer, lender and other agent can see?
How we help agents
Send us the property and the inspection page. The crew inspects at no charge, takes photos you can share with your client, and gives a written bid with the scope spelled out. One phone number from first call to finished job: (956) 572-9796. More about costs in our DFW foundation and roof cost guide.