This Arizona home looks well maintained on the surface. Underneath, there are clear signs of long-term moisture and some air pressure issues that need attention. Here’s what to look for around your own foundation.
Warning signs outside
- Rusty nails and pitting in the stem wall. When steel inside concrete rusts, it expands and cracks the concrete around it. That’s a sign of moisture over a long time.
- A vertical crack at grade with water pooling against it. That’s a direct path for water into the foundation.
- Rusted metal form ties that are expanding and cracking the concrete.
- Poorly sealed expansion joints and incorrect grading that sends water toward the house.
- Damage from an old leak near the main water valve, with stucco cracking along the front patio slab.
- Spray foam along the bottom of the garage. Foam isn’t waterproof. It’s a temporary fix that won’t keep water or pests out for long.
Moisture readings in the garage
I checked moisture around the garage slab and behind the water softener. Some spots were dry, but others read over 15%, most likely from irrigation and landscaping nearby. Moisture like that can lead to slab movement, and over time it attracts termites.
Air pressure problems inside
- A choked return: in the attic, the filter sits right up against the return vent, so the system struggles to breathe. That strains the equipment and cuts airflow to the rest of the house.
- Slamming doors: without jumper ducts, bedroom doors slam shut when the AC kicks on. A few simple changes would fix it.
I also ran a leak test on the upstairs shower pan to make sure it wasn’t dripping into the kitchen below. A thermal imaging inspection is a great way to find leaks like that without opening walls.
What you can do
- Keep sprinklers and drip lines off the foundation.
- Make sure soil slopes away from the house.
- Seal foundation cracks and expansion joints properly instead of with foam.
- Replace AC filters regularly and make sure the return has room to breathe.
Watch the inspection
See every finding in the video above, or watch it on YouTube. Book your inspection online or call 623-399-0079.
Property Inspections Plus is a Gilbert, AZ home inspection company led by Certified Master Inspector Dan Pierce. We inspect homes across the East Valley, the Phoenix metro and the rest of Arizona. See all of our service areas.
