Foundation Terms in a Texas Inspection Report, Explained

Foundation notes are often the part of a Texas inspection report that worries buyers most, and they are written in shorthand. This page explains the common terms in plain English and what usually happens next. It doesn't replace your inspector's report — your inspector saw the house and we didn't.

How the Texas report form works

Most Texas home inspections use the Texas Real Estate Commission's report form, REI 7-6. Foundations are item “A. Foundations” under “I. Structural Systems”. Each item has four boxes: I (Inspected), NI (Not Inspected), NP (Not Present) and D (Deficient). A “D” means the inspector found something worth attention. It does not, on its own, mean the foundation has failed or needs repair. Inspectors only look at what is present, visible and accessible on the day, so the next step for a “D” is often a closer look by a structural engineer or foundation specialist.

Common terms

“Performing as intended” — The inspector saw no signs that the foundation is failing to do its job on the day of the inspection. Minor cracks may still be listed.

Differential settlement / differential movement — One part of the house has moved more than another. This is what causes most sticking doors and diagonal cracks. What matters is how much, and whether it is still moving.

Stair-step cracking — A crack that follows the mortar lines in brick or block like a staircase. A short, narrow one is common; a long or wide one, or one with bricks offset, is worth having evaluated.

Hairline / shrinkage cracks — Very thin cracks from concrete drying and curing. Usually cosmetic.

Corner pop — A small triangle of concrete cracked off the corner of a slab. Common in Texas slabs and usually cosmetic, but it can expose the steel inside.

Heave / upheaval — Part of the slab has been pushed up, usually by soil swelling with water or by a leak underneath. Often noticed as a hump in the floor.

Deflection / out of level — Floors or framing that sag or slope. The report may list measurements taken with a level.

Post-tension slab — A slab reinforced with steel cables tightened after the concrete is poured. Never drill or cut into one without knowing where the cables are.

Pier and beam — The house sits on beams supported by piers, with a crawl space underneath. Reports may mention shims, rotted sills, or poor crawl-space ventilation.

Shims — Spacers used to level beams on top of piers. Loose, crushed or stacked shims are a common repair note.

Efflorescence — White powder on concrete or brick, left by water moving through it. A sign of moisture, not of movement.

Spalling / exposed rebar — Surface concrete flaking away, sometimes leaving steel visible. Exposed steel can rust and should be sealed or repaired.

Negative drainage — The ground slopes toward the house, so rain runs to the foundation instead of away. Often a simple fix, and one of the most important ones.

Evidence of previous repair — Signs the foundation has been worked on before. Ask the seller for the repair paperwork and whether any warranty transfers to you.

“Recommend evaluation by a structural engineer” — The inspector is saying this needs a specialist's opinion before you decide. It is a normal step, not a verdict.

“Recommend a plumbing leak (hydrostatic) test” — A plumber tests the drain lines under the slab for leaks, because a leak can wet the soil and move the foundation.

How serious is it?

• Usually monitor: hairline cracks, small corner pops, efflorescence, minor stair-step cracks that aren't offset.
• Fix soon: negative drainage, downspouts emptying at the foundation, loose shims, exposed rebar.
• Get it evaluated before closing: wide or growing cracks, doors and windows out of square in several rooms, heave or noticeable floor slope, an engineer recommendation, or evidence of a slab leak.

For inspectors

You are welcome to link to or share this page with clients after an inspection. Related: foundation inspection · are foundation cracks normal? · foundation repair methods explained