When Should You Call a Structural Engineer?

This question comes up more often than you might think, and if you are asking it yourself, you are not alone. Whether you are purchasing a home or already own one, cracks in foundations, sloped floors, sagging beams, and sticky doors or windows can create a sinking feeling, no pun intended.

At that point, many homeowners start asking the same question: “Are these issues structural or cosmetic?” It’s a fair question. The reality is that many people tend to err on the side of “I’d rather not know.” They worry that the issue might be structural, which leads to the next questions: What do I do? and How much will it cost to fix?

Unfortunately, structural issues are a lot like cavities. They tend to get worse the longer you wait to address them. In this case, the “dentist” is a structural engineer.

“So now what?” you might ask. “That doesn’t really answer my question.”

The next step is to reach out to a structural engineer. In many cases, you can get an initial sense of the situation simply by talking with an engineer who has experience with residential structural issues. From there, you can decide whether it makes sense to schedule a visual evaluation at your home.

What Does a Structural Engineer Evaluation Involve?

During an evaluation, the engineer will review your specific concerns, look for signs of structural movement you may not have noticed, and take measurements.

Professional engineers have the advantage of years of training, passed industry tests and experience, along with access to specialized tools such as 3D laser levels, digital bubble levels for precise measurements, thermal cameras to track temperature differences in exterior walls, and even UV flashlights and sensitive moisture meters when investigating water-related issues.

After reviewing the findings and working through relevant codes and calculations, the engineer can determine the most likely causes of the issue. From there, the findings are distilled into a clear, easy-to-understand report that summarizes the structural conditions observed in your home and outlines potential remedial action steps. This allows you to make informed decisions, reduces uncertainty, and can assist with communication between third parties such as potential buyers, lenders, or contractors.

Reports are signed and sealed by the professional engineer, who is licensed in the State of Indiana to practice professional engineering. From there, you can begin addressing the items outlined in the report. Simply fixing visible damage does not solve the underlying problem if the root cause is not addressed.

When I was being trained by an experienced structural engineer with 25 years in the residential industry and over 45 years of engineering experience, he told me something I will never forget:

“The most important thing is to find the cause, stop or reduce it, and then fix the damage.” - Tom H.

He explained that contractors, even experienced ones, sometimes repair the damage itself without addressing the source of the problem. When that happens, the issue can return a few years later.

So When Should You Call a Structural Engineer?

If you are buying or selling a home, it is often best to call a structural engineer after the home inspection has been completed. This allows for layered reviews, where the home inspector identifies potential concerns and the structural engineer performs a more targeted evaluation.

If you are a homeowner, any time is a good time to call a structural engineer if you notice symptoms such as:

• Cracks in foundations or basement walls

• Bowing or leaning walls

• Gaps forming between walls, ceilings, or trim

• Sloping or uneven floors

• Doors and windows that suddenly stick or stop closing properly

Structural issues like these are common in homes throughout Northwest Indiana, particularly in areas with clay soils and older basement foundations. In many cases, these issues turn out to be minor or cosmetic. But when they are structural, identifying the cause early can help prevent more serious damage and more expensive repairs later.

“The most important thing is to find the cause, stop or reduce it, and then fix the damage.” - Tom H.

How Much Does a Structural Engineer Evaluation Cost in Northwest Indiana?

One of the most common questions people ask is about cost. In Northwest Indiana, a typical home inspection often ranges from about $400 to $600+, while many basement repair companies advertise free inspections. Because of that, homeowners are sometimes surprised when a structural engineer evaluation costs more.

At Scholten LLC, structural evaluations start at $999. This is higher than a typical home inspection because the services being provided are fundamentally different. In many cases, having a clear engineering opinion early can help homeowners avoid unnecessary repairs or make better decisions when buying or selling a home.

A structural engineer evaluation is different from both of those services. A home inspector performs a broad review of the entire house and identifies potential concerns, but they typically do not diagnose structural issues or provide engineered repair recommendations. Basement repair companies may offer free inspections, but their goal is usually to determine whether their specific repair system can be installed.

A structural engineer provides an independent evaluation of the structure itself. The engineer is trained to determine the likely cause of movement, measure structural conditions, and recommend appropriate solutions. This includes a written report signed and sealed by a licensed professional engineer, which can be shared with buyers, lenders, contractors, or insurance companies.

Because of the level of expertise involved and the documentation provided, structural evaluations typically cost more than a standard home inspection. However, many homeowners find that having a clear, unbiased engineering opinion gives them confidence in how to move forward with their home.

Final Thoughts

If you are noticing structural concerns in your home and are unsure what they mean, a structural evaluation can help provide clarity. In many cases, the issue turns out to be minor, but when it is structural, identifying the cause early can prevent more serious damage over time. If you have questions about your home’s structure or would like an engineer to take a closer look, reaching out for a professional evaluation can be a helpful first step toward understanding what is really going on.

Zach Scholten, P.E.

Licensed Professional Engineer

Scholten LLC

Zach Scholten is a licensed professional engineer who specializes in residential structural evaluations throughout Northwest Indiana. His work focuses on identifying the causes of structural movement and providing clear, practical recommendations for homeowners and buyers.