How to Read a Foundation Inspection Report Manometer Readings, Elevation Maps, and What They Mean

You got your inspection report back — and it's full of numbers, diagrams, and technical language that might as well be in another language. Here's how to read it like a pro, so you understand exactly what's happening with your foundation and what actually needs to be done.

The Elevation Survey: Your Foundation's "Topography Map"

The most important part of any foundation inspection report is the elevation survey — a diagram showing the relative height of your foundation at multiple points. Typically measured with a manometer (a precision instrument that detects height differences as small as 1/16 inch) or a ZipLevel.

The elevation map looks like a floor plan of your home with numbers at various points. Each number represents the elevation at that point relative to a reference point (usually set to zero).

Understanding Pier Placement Recommendations

If the report recommends piers, it should specify how many, where they go, and what type. Here's what to look for:

• Pier locations: Should correspond to areas with significant negative elevation readings. If the report shows -2.3" at the northwest corner, you should see piers recommended there.
• Pier type: Concrete pressed piers or steel piers. The report should explain the recommendation based on soil conditions, home weight, and depth to stable soil.
• Pier depth: Should be specified — typically 8–15 feet for concrete, 20–40 feet for steel. The depth tells you how far they need to go to reach load-bearing soil.
• Spacing: Piers are typically spaced 5–8 feet apart along the affected foundation wall. Closer spacing = more piers = higher cost but better support.

Crack Classification: Cosmetic vs Structural

Not all cracks mean foundation failure. A good inspection report distinguishes between:

Drainage Assessment: The Often-Overlooked Section

A thorough report includes a drainage evaluation — because water is almost always the root cause of foundation problems in DFW. Look for:

• Grading: Does soil slope away from the foundation? Negative slope (toward the house) is a red flag.
• Downspouts: Where do they discharge? Less than 5 feet from the foundation is inadequate.
• Standing water: Any areas where water pools after rain.
• Plumbing: Signs of leaking pipes that could be saturating soil from below.

If the report flags drainage issues, fix them — even if you do nothing else. A pier job without drainage correction is like putting a band-aid on an infection. The underlying problem continues.

Red Flags in Inspection Reports

Be wary of reports that:

• Recommend piers without elevation measurements — you can't determine pier count by eyeballing.
• Don't include a drainage evaluation — water caused the problem and will cause it again.
• Recommend "full perimeter" piers when the elevation map shows settlement in one area only.
• Don't explain the recommendations in plain language you can understand.

See also: Foundation inspection services — what to expect during an inspection. And: Foundation repair vs monitoring — when to act and when to wait.