When homeowners or real estate agents call a forensic engineer or a foundation repair company, what they are looking for is opinions. In foundation investigations, they want to know what the problem is, what caused it, how serious it is, whether it will worsen over time, and what the repair options are—if any are needed. 

What they usually receive from most foundation repair contractors, however, are verbal opinions and implied suggestions. Often, these opinions are geared towards selling foundation repair services. 

They’ll then be handed a repair plan, which subtly implies conclusions about the problem—whether it’s settlement, heave, etc.—along with assumptions about how the foundation will continue moving. Even the suggested products and installation specs are often based on these implied opinions, all from a single source supplier.

Written Opinions, However, are NOT Optional

These implied opinions should be the clear and explicit conclusions of licensed professional engineers, and, to be effective, they must be delivered in writing. Unfortunately, most homeowners receive little to no written information (other than a quote and contract provisions). 

Salespeople typically spend 3-4 hours “educating” the homeowner and delivering their verbal opinions. This method allows them to sidestep the responsibility of performing engineering work without a license and opens the door to unsupported claims that go undocumented. As a result, foundation repair salespeople have free rein with minimal accountability for their statements or verbal recommendations.

Homeowners deserve full, clear, and transparent written opinions from trained, licensed professionals—opinions supported by available data and delivered in writing. Written recommendations hold professionals accountable and provide a level of protection (with E&O insurance) for homeowners. This also allows homeowners to seek second opinions if they are unsatisfied or have unanswered questions.

In foundation investigations, it’s not just the writing that matters—engineers must also have strong verbal skills, using easy-to-understand illustrations to explain complex concepts. While homeowners may not retain all the verbal information, having it in written form ensures they can review it later and feel more confident in their understanding.

Plans and Specifications for Bidders

In my experience, geotechnical engineers are often better at understanding and diagnosing foundation problems than structural engineers, primarily because many of the issues stem from soil pressures on the foundation. Structural engineers may write letters stating that the home is structurally sound. 

However, when asked if this could change over time, the typical response is, “Perhaps, if it keeps moving.” 

When asked whether it will continue to move, the answer is often, “You need to consult a geotechnical engineer.” Despite this, I have seen some excellent reports from forensic structural engineers.

The downside with geotechnical engineers is that they often write reports instead of producing detailed drawings with specifications. A typical report might advise installing piles “in the low area” or fixing drainage. This leaves homeowners vulnerable to receiving three different proposals, each with a different scope of work. In foundation investigations, this leads to confusion, where homeowners must choose between sales presentations instead of what’s truly needed.

To protect homeowners’ best interests, the engineer must seal the repair plan that they believe is best suited and choices for the homeowner’s level of risk tolerance and budget. If a contractor suggests changes, they should get approval from the engineer of record before proceeding, much like in commercial projects.

Grading and Drains Plans are Also Required

A solid repair plan must be specific, with the floor plan drawn to scale, details on the product specifications (at least performance specs), and verifications built into the process to ensure the licensed professional’s intent is followed. Numbering piles, for instance, helps with special inspections and report references.

The report should also include specifics about grading and drainage improvements. In foundation investigations, this means noting rain gutter sizes, downspout locations, subsurface drainage sizes, and where water discharges. 

It should also cover any necessary improvements, like removing barriers to drainage, rerouting A/C drip lines, and relocating irrigation valve boxes. Poor Deco drain discharge should be corrected by tying it into the new drainage pipes. In some cases, check valves may be needed when multiple sources feed into a single drain line.

See example below:

If forensic engineers offer clear, actionable, and constructible plans, the public is more likely to choose them over contractors. This approach also aids in compliance and ensures proper inspections.

A Clear Procurement Process for Homeowners

For a repair plan to be constructible, each bidder must visit the site and review the plan. If there are issues, the bidder should submit a request for information, which the engineer can then address to all bidders.

Often, city inspectors defer to special inspectors since they are not typically trained for niche quality control in foundation work. Unfortunately, contractors are often left responsible for hiring the inspectors, which presents a conflict of interest—something prohibited by IBC 1703.1.1. 

A better approach is for the engineer who diagnosed the problem and developed the detailed plan to serve as the special inspector. This allows them to approve any change orders while keeping the homeowner’s best interests in mind.

When the project is complete, the engineer can provide a letter of approval, which can carry weight in future real estate transactions, providing homeowners with added peace of mind.

Conclusion

When it comes to foundation investigations, written opinions and recommendations are crucial. They should be backed by clear, understandable data, specifications, and detailed drawings—sealed by professionals. Visual aids also help break down complex ideas, making it easier for homeowners to truly understand what’s going on. 

Let’s face it—fancy pictures and vague promises won’t give homeowners the confidence and peace of mind they deserve. Solid, actionable plans from forensic engineers do. And when these plans are clear and actionable, homeowners are far more likely to trust them over contractor-provided solutions. Plus, it ensures compliance and guarantees inspections are done right.