How Foundation Movement Shows Up During Inspections

Foundation movement is a topic that often causes concern for homeowners and buyers, especially in Colorado Springs, where soil conditions and weather patterns naturally influence how homes settle over time. During a home inspection, foundation movement is not evaluated as a pass or fail issue, but rather documented based on visible indicators and patterns.

Understanding how inspectors identify and report foundation movement can help homeowners and buyers interpret inspection reports with clarity instead of alarm.

Why Foundation Movement Is Common in This Area

Colorado Springs sits along the Front Range, where expansive clay soils are common. These soils expand when they absorb moisture and contract when they dry out. Seasonal snowmelt, irrigation, drought cycles, and freeze-thaw conditions all contribute to gradual soil movement.

The Colorado Geological Survey explains how expansive soils behave and why they are prevalent throughout much of Colorado.

Because soil movement happens slowly and repeatedly over time, many homes experience some degree of foundation movement without it becoming a structural failure.

What Home Inspectors Look For

Home inspectors do not diagnose structural engineering issues. Instead, they observe and document visible conditions that may indicate movement. These observations are based on industry standards set by organizations such as InterNACHI, one of the leading home inspection associations.

Common indicators inspectors look for include:

• Cracks in foundation walls or slabs
• Cracks in drywall, especially around doors and windows
• Doors or windows that stick, bind, or do not latch properly
• Uneven or sloping floors
• Gaps between walls, ceilings, or trim
• Separation at exterior masonry or siding joints

Inspectors note the location, size, and pattern of these conditions rather than making assumptions about their cause.

Understanding Different Types of Cracks

Not all cracks mean the same thing. During inspections, cracks are generally described by their appearance and orientation.

Hairline cracks
These are very thin and often cosmetic. They are common in drywall and concrete and may be related to normal settling or temperature changes.

Vertical or diagonal cracks
These can occur as a home adjusts to soil movement. The significance depends on width, location, and whether the crack appears to be active.

Horizontal cracks
These are less common and may warrant further evaluation, especially if they appear in foundation walls.

The International Association of Certified Home Inspectors provides general guidance on how cracks are documented.

Inspectors typically recommend monitoring or further evaluation rather than drawing conclusions

How Movement Is Documented in Inspection Reports

Inspection reports usually include:

• Photos of observed conditions
• Descriptions of crack size and location
• Notes on whether conditions appear typical for the age of the home
• Recommendations for monitoring or additional evaluation if needed

It is important to understand that phrases like “recommend further evaluation” are not automatic red flags. They are a way for inspectors to stay within their scope while encouraging appropriate follow-up when warranted.

When a Structural Engineer May Be Recommended

In some cases, an inspector may suggest evaluation by a licensed structural engineer. This is more likely when:

• Cracks are wide or appear to be worsening
• Movement appears uneven or progressive
• Doors and windows are significantly misaligned
• Floors show noticeable sloping
• Multiple indicators appear together

A structural engineer can determine whether movement is within expected limits or if corrective action is needed. The Colorado Division of Professions and Occupations regulates licensed engineers in the state.

Why Context Matters During Inspections

One of the most important factors in interpreting foundation movement is context. A 40-year-old home in Colorado Springs may show signs of movement that are considered typical for its age and location. A newer home may show different patterns related to construction methods or grading.

This is why inspection findings should be viewed alongside:

• Age of the home
• Construction type
• Local soil conditions
• Maintenance history
• Drainage and grading

Isolated observations often mean less than patterns observed over time.

What Homeowners Can Do After an Inspection

For homeowners, inspection findings related to foundation movement are often an opportunity for awareness rather than immediate action. Common recommendations include:

• Monitoring cracks for changes
• Maintaining consistent moisture around the foundation
• Ensuring proper drainage away from the home
• Keeping records of repairs or observations

The Colorado State University Extension offers practical guidance on managing soil moisture around foundations.

Final Thoughts

Foundation movement is a reality of homeownership in Colorado Springs and is often influenced by local soils, climate, and long-term environmental conditions. During inspections, movement is identified through visible indicators rather than assumptions or diagnoses. Understanding how inspectors document these findings helps homeowners and buyers interpret reports with perspective instead of concern.

When viewed in context, many inspection observations reflect normal aging and adjustment rather than structural failure. Knowledge of local conditions allows homeowners to plan thoughtfully, monitor changes over time, and approach inspection reports with confidence rather than fear.