Inspect Foundation, Grading, Drainage, and Crawlspace Conditions

A. Finished-Project Specification

Scope: one complete, non-destructive inspection of one accessible foundation perimeter, adjacent site grading and drainage, and an approved basement or crawlspace, producing one Foundation and Drainage Inspection Record.

B. Inspection Route Schedule

Segment	Areas Covered	Primary Purpose
Exterior foundation perimeter	Foundation walls, piers, posts, beams, slabs, retaining walls, and transitions at each elevation	Identify visible foundation condition and movement indicators
Related exterior elements	Siding, trim, steps, porches, decks, chimneys, windows, doors, and interior finishes near the foundation	Identify movement indicators connected to the foundation
Site grading and drainage	Soil slope, swales, drains, catch basins, sump discharge, retaining-wall drainage, and roof-water relationship	Trace water movement toward or away from the foundation
Basement or crawlspace access	Access point, structural condition, size, security, electrical hazards, pests, and water	Confirm safe entry before interior observation
Basement or crawlspace interior	Dampness, staining, condensation, vapor retarder, framing, insulation, ducts, plumbing, wiring, ground cover	Identify interior evidence of moisture and structural condition

C. Records and Reference Takeoff

• Records to collect before entry: foundation type, prior structural or drainage reports, repair history, known settlement, waterproofing records, sump records, and recent rainfall data.
• Foundation and Drainage Inspection Record: one copy, used to record every finding, measurement, limitation, and referral generated by this inspection.
• Photograph index: maintained alongside the record, linking each finding identifier to its overview and close photograph.

D. Acceptance Standards

Check	Standard
Route coverage	Exterior foundation perimeter, related exterior elements, site grading and drainage, and any approved basement or crawlspace are inspected in the defined sequence
Crack documentation	Every recorded crack includes location, orientation, length, visible width, displacement, staining, and prior repair, with no assigned structural significance
Drainage tracing	Site slope, swales, drains, and roof-water discharge are traced in relation to the foundation and recorded as observed conditions
Access safety	No basement or crawlspace entry occurs where access, structure, electrical, pest, or water conditions are unsafe
Limitations recorded	Every inaccessible, concealed, obstructed, or unsafe area is listed, with no statement that it is satisfactory
Immediate-hazard handling	Any immediate hazard is reviewed with the responsible party or referred to a qualified professional before the inspector leaves the property

E. Preparation — Records, Weather, and Route Planning

1. Review foundation and site history. Record foundation type, prior structural or drainage reports, repair history, known settlement, waterproofing, sump, crawlspace, basement, and recent rainfall.
2. Record current conditions. Note weather, recent precipitation, soil moisture, snow cover, irrigation status, and site conditions that limit observation.
3. Establish the exterior route. Identify inaccessible or hazardous areas around the foundation before beginning.
4. Photograph each foundation elevation. Capture each elevation and its site-drainage relationship before close inspection.

F. Foundation Perimeter and Crack Observation

1. Inspect visible foundation components. Observe foundation walls, piers, posts, beams, slabs, retaining walls, and transitions where safely accessible.
2. Record cracks by consistent characteristics. Note location, orientation, length, visible width, displacement, moisture, staining, efflorescence, and prior repair for every crack.
3. Do not assign structural significance. Record characteristics only; do not conclude structural significance from crack appearance or a generic width threshold.
4. Reference monitored cracks. Mark or reference cracks selected for monitoring without damaging the structure, and record the measurement method used.
5. Inspect for displacement indicators. Note bowing, leaning, rotation, displaced masonry, spalling, exposed reinforcement, damaged parging, erosion, undermining, and open penetrations.
6. Inspect related exterior elements. Check siding, trim, steps, porches, decks, chimneys, windows, doors, and interior finishes for related movement indicators.

G. Site Grading and Drainage Tracing

1. Observe soil slope adjacent to the building. Identify low areas, reverse slope, settlement, erosion, and exposed footings.
2. Inspect roof and surface-water discharge. Relate discharge points to the foundation walls.
3. Trace site drainage features. Follow swales, drains, catch basins, area drains, sump discharge, retaining-wall drainage, and visible site outlets.
4. Identify drainage deficiencies. Note ponding, saturated soil, blocked drains, icing paths, erosion channels, and runoff crossing walks or entering neighboring property.
5. Inspect obstructions to drainage and access. Note vegetation, roots, irrigation, mulch, stored materials, and hardscape that may trap water or restrict access.

H. Crawlspace or Basement Access and Interior Inspection

1. Inspect the access point before entry. Check structural condition, size, security, electrical hazards, pests, water, and safe entry.
2. Confirm entry is not authorized where unsafe. Do not enter an area with unsafe access, standing water, exposed wiring, suspected contamination, structural instability, fuel-gas odor, low clearance beyond approved limits, or uncontrolled pests.
3. Inspect interior moisture indicators from approved access. Note dampness, staining, condensation, standing water, damaged vapor retarder, efflorescence, mold-like growth, decay, corrosion, and pest evidence.
4. Inspect visible structural and utility components without disturbing them. Observe piers, posts, beams, joists, subfloor, connections, insulation, ducts, plumbing, wiring, vents, and ground cover.
5. Identify moisture contributors. Note plumbing leaks, condensate, groundwater, surface-water entry, or ventilation conditions that may contribute to moisture.
6. Inspect sump pit and pump externally within the approved scope. Do not defeat covers or electrical safeguards, and test pumps only through the approved procedure when discharge, power, and backup conditions are safe.

I. Documentation and Closeout

1. Identify immediate concerns. Note active flooding, failed support, severe displacement, damaged retaining wall, unsafe access, sewage, or energized wet equipment, and refer as required.
2. Record exterior and interior findings. Include location, measurements, photographs, weather context, and observation limitations.
3. Create separate actions by category. Distinguish water-source correction, drainage maintenance, crack monitoring, material repair, pest response, and structural evaluation.
4. Update the property maintenance log. Define the condition or date for follow-up measurement and reinspection.