Observe
Record visible conditions without inventing cause.
VISIBLE CONDITION ≠ CAUSE ≠ REPAIR SCOPE
Read the pattern.Protect the decision.
A private fieldbook for Bexar County homeowners documenting movement concerns, building an independent evaluation file, equalizing bids and pricing repair versus as-is paths.
No address requestedEntries stay on this deviceOfficial sources reviewed Aug. 2026
Sudden movement, collapse risk, falling material, gas odor, sparking, broken utilities or active flooding is not a worksheet problem. Restrict access and contact emergency or qualified professional help appropriate to the hazard.
Open safety routerThe fieldbook method
Observe → map → separate → normalize → compare.
Map
Use repeatable zones, dates and photos.
Separate
Distinguish safety, inspection, engineering and sales.
Normalize
Make every proposal disclose the same cost and scope fields.
Compare
Price realistic repair and as-is paths with reserves.
Field 01 · visible-condition router
Describe the evidence. Do not diagnose the house.
Check what is present now. Similar symptoms can have different causes, and cause-and-repair opinions may constitute engineering.
Field 02 · nine-zone evidence map
Map where the pattern lives—not where the salesperson points.
Rate each zone from current observation. This is an organizer, not a level survey, engineering analysis or proof of cause.
Field 03 · observation chronology
A trend needs dates, repeatable locations and unedited evidence.
Use plain descriptions. A crack-width entry is only a visual reference unless measured and interpreted by a qualified professional.
Private device-only worksheet · nothing entered here is stored, transmitted or reviewed.
Field 04 · water-path audit
Trace water before anyone sells you a cause.
Water conditions can matter, but this checklist cannot determine soil, plumbing, drainage or structural causation.
Roof water
Gutters/scuppers and downspouts are intact; discharge does not concentrate at the foundation.
Surface grade
Visible ground and hardscape do not appear to trap water against the house.
Ponding
No recurring standing water or erosion channel is documented beside the structure.
Plumbing
No active supply, drain, sewer, irrigation or condensate leak is known or suspected.
Vegetation
Roots, beds and watering patterns are documented for professional review—not self-diagnosed.
Neighbor/runoff
Off-site flow, retaining walls and adjacent elevation changes are photographed.
Crawlspace
If present and safely accessible, moisture, drainage and ventilation observations are documented.
Repair history
Prior drainage, plumbing, pier, leveling and cosmetic repairs are collected with dates.
Field 05 · apples-to-apples bid equalizer
Normalize scope before comparing the bottom line.
A contractor proposal is not an independent engineering opinion. Require enough detail to understand inclusions, exclusions, measurements, permits, inspections, restoration and warranty obligations.
Entered totals are arithmetic only. They do not establish necessary scope, hidden conditions, final price, engineering adequacy or resale effect.
Field 06 · repair-versus-as-is range
Compare two documented paths without pretending either is certain.
Use conservative prices and include the costs that disappear from sales pitches: investigation, temporary work, delay, financing, restoration and relocation.
Field 07 · professional and contract gate
A stamped conclusion, a repair proposal and a warranty are three different things.
Contract pressure shield
Slow the signature down.
Official source shelf
Verify authority, scope, permits and records at the source.
Texas engineering opinion: foundation scope
Texas Board policy explains that analyzing cause or recommending foundation repair is engineering work and distinguishes a visual real-estate inspection.
Verify a Texas professional engineer
Official Texas Board roster/search for license status and disciplinary information.
TREC inspector Standards of Practice
Official scope and limitations for a Texas real-estate inspection, including visible foundation indicators and limits on cause analysis.
San Antonio residential permits
City permit hub linking the current foundation-repair permit application and homeowner/contractor requirements.
San Antonio foundation/engineering FAQ
City guidance stating foundation designs and inspections require an engineer and explaining Development Services pathways.
San Antonio Contractor Connect
City search and complaint/sanction information for registered home-improvement contractors.
BuildSA permit and record services
Official portal information for permits, contractor licensing and public permitting data.
Texas Attorney General contractor safeguards
Official advice to obtain multiple estimates, written scope/payment/warranty terms, insurance information and lien disclosures.
USGS: expansive-soil definition
Federal scientific definition of soils that shrink or swell with moisture change and may damage structures.
USDA Web Soil Survey
Official soil survey starting point for area-level soil information; not a lot-specific geotechnical investigation.
Foundation questions
Useful distinctions before an expensive decision.
Does a crack mean the foundation failed?+
No. A crack is an observation, not a diagnosis. Location, material, width, displacement, recurrence, related symptoms, construction, soil, drainage, plumbing and time pattern matter. Preserve evidence and use a properly scoped qualified evaluation.
Should the repair company decide whether repair is needed?+
A repair company can propose work, but a sales proposal and an independent engineering opinion are not the same product. Texas Board guidance treats cause analysis and repair recommendations associated with a foundation as engineering practice.
Can a home inspector diagnose the cause?+
TREC standards describe a real-estate inspection as a limited visual survey and basic performance evaluation. Texas Board policy says inspectors may report visible symptoms, but an engineering cause or repair opinion requires a PE unless the person has that license.
Do foundation repairs require a San Antonio permit?+
The City’s residential permit page currently lists foundation repair as a permitted work category and links its foundation-repair application. Requirements vary by jurisdiction and scope, so verify the property location and current requirements before work.
Is watering the foundation always the answer?+
No. Moisture conditions may matter, but indiscriminate watering can waste water or worsen drainage and leak conditions. A general webpage cannot identify soil behavior, plumbing leaks, drainage design or the correct moisture strategy for a house.
Why compare bids by more than price and pier count?+
Pier count alone does not normalize system, locations, design assumptions, measurements, access, plumbing tests, permits, engineering, restoration, adjustment limits or warranty. Compare complete written scopes and responsible parties.
What should a transferable warranty explain?+
Who legally owes the obligation, covered performance, exclusions, adjustment or repair remedy, inspection requirements, transfer deadline, transfer fee, maintenance conditions and what happens if the company changes ownership or closes.
Can foundation repair increase the sale price by its full cost?+
Not necessarily. Repair cost, buyer perception, documentation, warranty, remaining defects, financing, appraisal and market conditions differ. Use conservative verified values and compare net paths rather than assuming dollar-for-dollar recovery.
What records should remain with the house?+
Keep evaluations, sealed plans if any, elevation data, plumbing tests, permits, inspections, contracts, change orders, invoices, proof of payment, lien releases, completion records, warranties, transfers, photos and subsequent monitoring.
When should I consider an as-is comparison?+
When repair cost, timing, disruption, financing, uncertainty or transition needs make it useful to compare a documented alternative. An as-is offer is one input—not proof that repair is unnecessary or that selling is best.
WHEN A REPAIR PATH MUST BE COMPARED
Request an as-is comparison Add one written as-is number to the decision file.
Bexar County Home Buyers can provide a no-obligation as-is property option for comparison. We do not inspect, diagnose, engineer, repair or warrant foundations, and we do not claim an offer is the best path.