Did you just find out you need a structural engineer to sign off on a project before you can move forward?
Are you feeling overwhelmed with timelines and analysis paralysis?
Where do I find a good structural engineer? What services will they offer? What size firms take on residential clients or do I need a commercial firm? What do they charge? Will they provide me with the structural detailing I need? How soon can they get to my property?
There can be a lot of unknowns.
Especially if you are rushed due to a real estate contingency window or if you are building and construction has stopped until an engineer has done their part.
We understand how stressful this can be.
This blog has compiled a list of the top 12 most common questions asked by first-time clients of home structural engineers. If you want answers, but don’t know where to start, you’ve come to the right place.
Here we go.
1.What does a home structural engineer do?
This is a loaded question. Structural engineers work on a variety of projects in many different industries.
However, at the core, they all do one thing.
They analyze the structural integrity of buildings or structures. Put more simply, they determine if the building’s “bones” are strong and optimally performing.
Home structural engineers perform inspections to look at various components of a home, such as foundations, framing members, beams/columns, or attic trusses. Home structural engineers are utilized in several situations in regards to residential and commercial construction:
- On the front end of a project– Structural engineers don’t draft up plans the way an architect does. But, they will add structural detailing to an architect’s plans. Many architectural firms have structural engineers on staff or have working relationships with structural firms to “team up” on projects. How does this look? An architect will draft up a plan according to a client’s vision. Then, the plans are sent to the engineer to add load detailing and member sizing. The structural engineer will ensure that the “bones” of the building are solid and capable of withstanding the test of time.
- Remodeling projects- Most homeowners are not hiring architects for remodeling projects (large projects may require an architect to draft plans). Typically, a client works exclusively with a contractor to get their vision across. The contractor may create a simple sketch to ensure that communication regarding the project is clearly defined and well-understood. If there are no structural changes, the story ends here. However, if structural changes are being made i.e. removing a load bearing wall, adding a new level to the home, adding significant weight to the building or a bonus room above the garage, an engineer will NEED to be involved. The structural engineer will visit the construction site, take notes, and provide a structural drawing with the appropriate structural detailing or a report. This could include member sizing, designated materials and connection types. It will have the licensed structural engineer’s stamp of approval. Your contractor can then take this to your city’s building department to acquire a building permit.
- Home inspections for real estate transactions- It’s common for structural engineers to assist clients in a real estate contingency window. Most buyers obtain a home inspection to ensure a property is in good condition before closing the deal. If the home inspector flags a specific item on their report, an engineer may be needed for a home buyer to secure financing or for their own peace of mind. The most common item to be highlighted on a home inspectors report for an engineer’s review is the foundation. Issues like bowing, cracking, sagging floors, or excessive settlement will cause a home inspector to encourage further evaluation from a structural engineer. However, structural engineers can also evaluate water intrusion issues, beams/columns, decks, fencing, retaining walls, attic trusses and other framing members. It is their job to determine if structural issues exist, and if so, provide solutions for correcting the situation.
- General structural home inspections- As a homeowner, you are responsible for long term maintenance on your home. If you notice water coming into your basement, foundation cracking, sagging floors, a failing deck, crumbling retaining wall, a cracked attic truss or other framing member, calling a home structural engineer would be your best bet. Structural issues are nothing to play with. Home structural engineers can perform inspections, analysis and provide reports with solutions to remedy existing issues.
2. What qualifications does a home structural engineer have?
It takes years for an engineer to become licensed with the state.
Typically, they spend 4-5 years studying for their bachelor’s degree in civil engineering and then graduate to a 5 year internship working underneath a P.E (professional engineer).
Of course there are also rigorous license exams required before the intern can be approved for licensure.
To verify that your hired engineer’s licensure is up-to-date in the state of Minnesota, click here.
3. Why do I need a home structural engineer?
There are several reasons you may want to consider hiring a home structural engineer. The most common reason is due to alterations or changes made in a home’s skeleton. If the bones are altered in any way, it’s crucial to consult with a structural engineer.
Why? A home’s load path is designed in a very specific way to transfer loads from roof to footings. If the load path is altered without an engineer’s approval, it can cause too much weight to sit on one area of the home deeming it unstable.
Have you ever heard horror stories of homeowners accidentally removing a load bearing wall in their home? It’s not pretty. The settlement that can occur is devastating and homes can literally fall down.
Listed below are some examples of when to hire a structural engineer:
- Remodeling/addition
- A home inspector “red flags” an item on your home inspection report
- New construction build
- Your city’s building official may require a structural engineer to approve building alterations
- A structural component of the home was accidentally altered
- Settlement
- Large foundation cracks or bowing
- Additional loads installed such as granite countertops, hot tub, fish tank, pool table, piano, solar panels
- Insurance claim was denied
- Heaving concrete, driveways, or garage apron
- Ongoing ice dams
4. My foundation is cracked, is there a real problem?
Small foundation cracks are usually not a problem. However, keep your eyes on cracks over ¼” in size, especially if you live in a cold climate!
Cracks can make your home vulnerable to a perpetuating issue because of the freeze/thaw cycle.
If water infiltrates a crack then freezes in cold climates, the crack can continuously grow, making your foundation unstable and vulnerable to ongoing water intrusion issues.
The question to ask is “why is my foundation cracking or bowing in the first place?” A home structural engineer can perform an inspection of the property to diagnose the root issue and determine if the current state of the foundation is structurally sound.
Many times the foundation strength is adequate even if a crack is present. However, if the crack was left in the current state, it could lead to bigger problems. Because of this, an engineer may suggest that you perform a few simple repairs such as filling the crack and implementing a proper water management system.
Other more serious issues could be incorrect backfill soils meeting the outside of the foundation, faulty foundation design, or underground springs. These problems may be costly to fix, but a home structural engineer can provide you with solutions.
5. What is the difference between a general home inspection and a structural home inspection?
A general home inspection is performed by a home inspector.
Their inspections are intended to provide a “health” overview of most systems in the building including: the HVAC system, interior plumbing and electrical systems, roof, attic, floors, windows and doors, foundation, basement and some minor aspects of the existing structural components.
This kind of inspection is a great idea (and sometimes required by mortgage lenders) for anyone purchasing a property because it may uncover hidden issues within the home. Unveiling problems provides negotiation power or allows the buyer to walk away all together.
Keep in mind, if a home inspector has an issue with any of the structural components of the home, they may suggest you hire a structural engineer to further investigate.
Think of a structural home inspection as a specialty service. A state licensed structural engineer will perform the investigation. Instead of inspecting every aspect of a home’s components like a traditional home inspection does, a structural engineer will be investigating the general structural soundness of a home or one specific area of a home in question.
It may be visual in nature and include taking measurements, noting water intrusion or grading issues and visually inspecting materials, member sizing and types of connections that are being utilized.
Or, it could be an intrusive structural inspection which would entail looking inside of walls for suspected issues.
The goal of both types of structural home inspections is to determine the structural soundness of a home or building’s weight bearing components such as foundation, trusses, posts, beams, columns, and other framing members.
During the scenario of a home sale transaction, the buyer or seller would hire the engineer to perform the inspection generally because a home inspector “flagged” an item of concern on their report such as a cracked foundation (very common).
However, the structural inspection could also look over the entire structural system if desired by the client. This is not as common because it can get expensive, and it’s typically unnecessary.
6. What does a home structural inspection include?
All structural engineering firms have a slightly different process, but there are a few big picture procedures that are similar throughout the industry.
- Inspection: The structural engineer will most commonly perform a visual inspection. There are times where an intrusive investigation is necessary as well. Regardless if the inspection is visual or intrusive in nature, data will be collected such as necessary measurements, material types/connection types noted, and/or thermal imaging or pertinent photos may need to be taken. The engineer may need to enter the attic or basement/crawl space depending on the concerns at hand. We recommend being on site when your engineer performs the inspection. This is a good time to ask them any questions you may have, including advice on future remodel plans etc. NOTE- Always let your structural engineer know if the area they are inspecting is tough to access. This will allow them to send the appropriate engineer and materials for the job.
- Analysis/Calculations: When the structural engineer returns to the office, they will perform an analysis of their findings. They may also need to examine blueprints, perform complex calculations, or research specific building products required in the work scope. This is where a majority of the work takes place. Even though the engineer may only be onsite for a brief time, it is common for them to spend hours analyzing the project at hand before finalizing the outcome.
- Report of Findings: Finally, the licensed structural engineer will compile their data/findings into an official stamped structural engineer report. The information included in the report depends on the type of project.
For instance, a remodel project may need to include more details than a foundation inspection report. During a remodel, a contractor may require a report which includes a detailed scope of work or drawing to assist in obtaining a building permit.
In regards to a foundation report, typically it involves a real estate transaction. It’s common for a mortgage lender to require this for a sale to move forward. The report for this foundation inspection USUALLY is more simple than a remodel report. It may contain a stamp/signature endorsing the foundation is structurally safe before the bank will release funds to a borrower. If the foundation needs repairs, this will be noted as well.
Be sure to talk with your engineering firm ahead of time to explain your exact needs and requirements. If the home structural engineer knows the purpose of the visit, the process will be smoother and hopefully, give you peace of mind! You may also save some money by specifying if you need a structural drawing (more costly) versus a simple report stating the item in question is structurally sound (basic request).
Below you can find an example of a basic structural engineering report.
7. What does a structural engineer’s report cover?
A structural engineer’s report is basically an assessment of a building’s structural integrity. It identifies areas of concern and provides a remedial course of action if necessary.
The information included in the report varies based upon the type of project at hand.
For example, a remodeling project will require a scope report which details the specific building process and materials to be used during build.
This information is very useful for a contractor, but also makes it easier to pull a building permit.
On the other hand, a condition report will affirm the condition of the structural element/s in question.
There will also be general recommendations on how to preserve the integrity of that component, but a step by step scope will not usually be laid out.
If you need a home structural engineer’s report for a specific reason such as to gain funding from a mortgage lender or to obtain a building permit from your city, be sure to have that discussion up-front with your engineer.
This is important information for the structural engineer to know for the inspection, analysis, and report generation phase.
In order for them to help you, they need to know the goal of the project.
8. Should I be concerned with emerging cracks in my ceilings and walls?
A home structural engineer’s response to this question will probably be “how old is the home?”
If you are living in a home built less than 10 years old and are seeing continuously new cracking, it could be indicative of poor construction or underlying issues.
This would be a good reason to hire a structural engineer.
The Complete Building Solution’s home structural engineer’s inspecting this home discovered that the sagging was due to a failure in the building’s floor joists which required immediate repair to stabilize the structure and fix the settlement that was occurring.
If you are living in a 100 year old home and have sloping floors and cracked ceilings, we may be less concerned (as long as new settlement is not occurring).
We expect to see this kind of settlement in older homes simply because they were not designed for deflection the way they are today.
However, if new settlement is occurring, there may be a structural change or non-optimal interior humidity levels which should be examined by a structural engineer.
The engineer may also ask if you have remodeled lately or made any changes to the home.
Anytime additional load is installed, a structural engineer should be involved to ensure the home’s design can handle the extra weight, and if not, what reinforcements need to be installed to make it safe.
Something as simple as installing granite countertops could cause deflection/cracking in the home. It’s a good idea to hire a structural engineer when installing any of the following:
- Piano
- Fish tank
- Solar panels
- Countertops
- Hot tub
- Deck
- Solid wood bookshelves
- Kitchen island
- Tile
Framing alterations or changes to any structural components also call for a structural engineer’s involvement.
Not only do most cities require this for a building permit to be pulled, it’s just a good idea to ensure your home doesn’t fall down.
There have been cases of people accidentally removing load bearing walls resulting in home collapse.
I bet they wished they paid the money for an engineer’s recommendations. Sometimes these problems may not show up immediately so…beware!
9. What does a home structural engineering inspection cost?
Most engineering firms charge by the hour, so inspection costs depend on the type of project and the time it takes to complete it.
On average engineering firms charge $250.00-$350.00/hr.
A standard inspection, such as a foundation inspection, will typically take about 2-3 hours costing you about $400-$700.00.
However, more complicated projects, perhaps a remodel with 4 load bearing wall removals, may take a bit longer costing somewhere in the $600-$1400.00 range.
Remember, it’s NOT the physical time on site that racks up the bill. It’s the time behind the scenes, analysis, calculations, research, & report generation, which dictates your invoice.
Engineers cannot afford to be wrong! One mistake could cause a catastrophe and a ruined career.
This is why an engineer will take the necessary precautions to be 100% certain about the job at hand.
Not all jobs are priced by the hour.
Larger projects, such as a second story addition, will typically be quoted ahead of time.
The best way to find out what your large project will cost is to send blueprints or plans to the engineering firm for an estimate.
Some simple projects may require little to no engineering (lucky you) while others could cost $3,000-$7,500.00 (or more) for a complete set of engineered plans.
It doesn’t cost you anything to plan ahead and get a quote or two.
10. How far out are home inspection engineers booked? Can you complete my project on my tight timeline?
Most engineers get daily phone calls from flustered customers asking how soon they can get on the schedule.
This is completely normal because most homeowners did not plan on needing to hire a structural engineer.
Often times they are calling because a third party, such as a mortgage lender, home inspector, contractor, or city building department, told them they needed an engineer in order to move forward with their project.
The housing market is simply booming right now in the year 2019 with 2020 not looking to be any slower.
With that being said, most structural engineering firms are exceptionally busy. This can make it challenging for customers with a home transaction contingency window or halted remodeling project to meet their tight timelines.
To combat this, do some research. Some firms do have designated residential engineering departments equipped to handle tight turnarounds.
Google is a great place to start searching if you do not have a referral from your contractor, architect, realtor, or design team.
Use the phrases “residential structural engineer near me” or “home structural inspection near me” for most accurate search results.
11. What are signs of structural damage to a house?
Sometimes there are clues that structural damage has occurred in your home:
- Settlement after a structural modification during remodel/addition/other
- Foundation cracks/bowing
- Sloping/uneven floors
- Gaps where walls and floors meet
- Sticky windows/doors
- Bowed walls
- Ceiling/wall cracks
- Cabinet doors that swing open
- Stair-step cracks in brick or stone work
- Front porch or stairs pulling away from house
- Cracked or leaning chimney
- Cracked attic truss
None of the items on the above list guarantee that structural damage has occurred.
However, they can be a cause for concern.
Have a home structural engineer inspection performed to understand the structural status of your home and the possible solutions to prevent existing issues from becoming worse.
12. How to prepare for a home structural inspection?
Remember, most home structural engineers work by the hour, so being prepared could save you some money on the back end.
Here are a few tips you can do to make the process run smoothly.
- Send documents: Prior to inspection, ask the engineer what documents they need to move forward with the project. This could be things like: blueprints, other plans, home inspection reports, information required by a city building inspector, insurance paperwork, photos, etc.
- Clear debris/blockages from access points: Ask the engineer what elements of the home they require access to. If they need to look at footings, make sure debris/other blockages are cleared out of the way so the engineer can see what he/she is looking at. If the engineer is looking at your roof, make sure there is no snow/other debris blocking their view.
- Inform your engineer of challenging access points: Let the engineer know about challenging access points. Some home’s attics are hard to enter. For example, if the only way to enter your attic is through a tiny crawl space, let the engineer know. This information may impact which team member they send out for the job.
Hopefully by now you were able to get all or most of your questions answered regarding home structural engineer inspections.
If you have a question that was not listed here, please comment below or reach out to us here.
