Guide
Buying or selling a house with a foundation problem
Foundation movement is common enough on Fort Bend clay that it comes up often when older houses are sold. It need not stop a sale. It does need to be on paper.
What Texas law asks of a seller
Under section 5.008 of the Texas Property Code, the seller of a previously occupied single-family house gives the buyer a written notice of the property's condition. The Texas Real Estate Commission publishes the standard Seller's Disclosure Notice.
The form asks the seller, item by item, whether they are aware of defects. Several items bear directly on foundations:
- known defects in the foundation or slab, and in walls, ceilings, floors, doors and windows;
- settling or soil movement;
- improper drainage;
- previous structural repair.
The notice records what the seller knows on the day it is signed. It is not an inspection and not a warranty, and the form says as much. Some transfers are exempt, among them foreclosures and new houses that have never been lived in.
This is a summary, not legal advice. A real estate agent or attorney can tell you how the rule applies to your sale.
If you are selling
Know before you list
If you have seen signs, have the house measured before a buyer's inspector finds them. An engineer's report gives both sides facts to negotiate on in place of guesses.
Gather the file
For a past repair, collect the contract, the pier layout, the engineer's letters, the city permit and the warranty with its transfer terms.
Answer the form plainly
A repaired foundation with paperwork is easier for a buyer to accept than one that surfaces during the option period.
If you are buying
Read the disclosure early
Look at the foundation, settling, drainage and structural repair lines before you write an offer, and ask about any that are ticked.
Inspect, then escalate
If the general inspection notes cracks, sloping floors or sticking doors, bring in a structural engineer or a foundation company while you can still withdraw.
Ask how the warranty transfers
Many repair warranties pass to a new owner only if a form is filed, sometimes with a fee and a deadline. Ask the company that did the work, not the seller.
Landlords and rental houses
If you own a rented house, tenants are usually the first to notice a door that stopped latching. Ask them to tell you early and to send photos. The owner, not the tenant, signs a repair contract and deals with the city permit, so the call should come from you or your property manager.
Questions from buyers and sellers
Should I repair before selling or sell as it is?
Both happen. Repairing first widens the pool of buyers and lenders; selling as it is trades that for a lower price and a quicker exit. The numbers depend on the bid and the market, so get a repair bid before deciding and talk it through with your agent.
Does a past repair hurt the value?
A documented repair with an engineer's letter and a transferable warranty is treated by many buyers as a known quantity. Missing paperwork is what makes them nervous.
Can a buyer call this number before owning the house?
Yes. Say that you are under contract, how long you have to decide and that you need the seller's permission for access. The company will tell you whether it can inspect in that window.
When you are ready
Describe the problem and book an inspection
One call puts you in touch with an independent foundation repair company that works in Sugar Land. Have the address, the age of the house and a short list of what has changed.
Talk to a local foundation company
Say what you are seeing and where in the house. The company you reach is independent and gives you its own findings and its own price.
Call (832) 307-1056Read the referral disclosure and the privacy policy.