Foundation Inspection

Per IRC R403.1, footings must be minimum 12" wide for one-story and 15" wide for two-story construction. Footing depth must be below the frost line (varies by region — check local building code). Footings must bear on undisturbed soil or engineered fill per IRC R401.

1. Verify footing width meets minimum requirements for number of stories

2. Confirm footing depth is below local frost line

3. Check that footings bear on undisturbed or compacted soil

4. Verify reinforcement per plans (typically #4 rebar, 2 bars continuous)

5. Check for proper stepped footings on sloped sites

- Footings above frost line (risk of frost heave)

- Undersized footings for soil bearing capacity

- Footings poured on disturbed or organic soil

- Missing reinforcement in footings

Per IRC R404, poured concrete foundation walls must be minimum 6" thick for one-story and 8" thick for two-story or deeper than 7 feet. Walls must be plumb within 1/4" per 8 feet. Cracks wider than 1/8" require evaluation per ACI 318.

1. Measure wall thickness — verify meets minimum for building height and depth

2. Check walls for plumb with a 4-foot level

3. Inspect for cracks — measure width with crack gauge

4. Look for honeycombing (voids in concrete surface)

5. Verify anchor bolt placement (per IRC R403.1.6: 6" from corners, 6' OC max)

- Cracks from premature form removal or inadequate curing

- Honeycombing from poor consolidation

- Walls out of plumb from form pressure

- Missing or misplaced anchor bolts

Per IRC R406, below-grade foundation walls enclosing habitable space must be waterproofed. Dampproofing (asphalt coating) is minimum for non-habitable basements. Footing drains per IRC R405 are required when a basement is present.

1. Verify waterproofing membrane is applied to all below-grade exterior walls

2. Check that footing drain tile is installed at base of footing

3. Verify drain tile connects to daylight, sump, or storm system

4. Check grading slopes away from foundation (min 6" drop in first 10 feet per IRC R401.3)

5. Inspect sump pump if present — test operation

- Missing waterproofing on habitable basement walls

- Clogged or improperly sloped footing drains

- Negative grading directing water toward foundation

- No sump pump backup for areas prone to power outages