HOW TO IDENTIFY FOUNDATION ISSUES ON A SINGLE‑FAMILY RESIDENTIAL PROPERTY w/ RK “THE DIRT WHISPERER” BOB BROWN

"Diagnose Foundation Repairs Right"

Flippers, landlords — foundation mistakes can vaporize your profits! 💥💸 Before you swing a hammer, get the diagnosis right. 🩺🏚️

🧠🔬 STEP 1: Start with a Licensed Forensic Geotechnical Engineer

A residential soil & movement specialist should be brought in before any foundation repair bids.

Engineers diagnose the root cause under the slab 🕳️🧭; repair companies price the fix after the cause is known 🎯👷‍♀️.

👤 WHO IS RK BOB BROWN? 🤠🧱

📐 Architecture + Finance grad (Arizona State)

🛠️ 35+ years in foundation diagnostics & repair

📄⚠️ FOUNDATION CLAUSE = DEAL SAVER 🖊️🏚️

Bob once bought a house sight-unseen. Years later: 19 piers needed 😱💸

His #1 contract clause:

👉 If the inspector flags a foundation issue, the buyer gets an automatic extension ⏳ to hire a Forensic Geotechnical Engineer and renegotiate before closing. 🧑‍🔬💬

👀 SPOTTING REAL MOVEMENT 🔍🚪🪟

Hairline cracks? Normal.

🚪 Pinched doors, uneven gaps, and sticky windows = red flags.

A truss roof with interior cracks but no exterior ones? May indicate slab heave ⬆️, not footing failure.

💡 Soil affects structure more than structure affects soil.

📞 WHY YOU CALL THE ENGINEER FIRST 🥇

Most foundation repair reps work on 100% commission 💯💼

Bob added a forensic division to his own company to combat inflated bids. 🛠️⚖️

Hire a neutral, licensed engineer 🔬📝

📚 Get free guides (15 Myths ❌, 10 Mistakes ⚠️) + a starter engineer list at https://lnkd.in/ggmDifzF 🌐📍

🌧️💧 SETTLEMENT vs. HEAVE = WATER RULES 🌎🚰

⬇️ Settlement: Soil shrinks → Structure drops → Solution = Piers 🕳️📉

⬆️ Heave: Soil swells → Slab rises → Solution = Moisture control 💧⚖️

💡 Tips:

In dry zones: Extend downspouts ~20 ft 🌵

In wet clay zones: Maintain consistent moisture 🌱

Never dump water at the footing 🚰🎯

💵📊 MODEL COSTS IN YOUR UNDERWRITING 🧮

Steel piers: ~$2,000 each 🕳️💲

Average spacing: ~8 ft 📏

30-pier run = $60K+ 💸😬

With foam and finish work = $80K–$90K 📈💥

⚠️ Sometimes it's smarter to drain, patch, and monitor ⛈️🛠️👀

🏢🔁 BIG vs. SMALL FOUNDATION COMPANIES 🤔

Big companies = Systems & warranties 🏭📋

Small companies = Flexibility & personal touch 🧑‍🔧🤝

💡 Equalizer tip: Have an engineer-written scope of work so all bids are apples-to-apples ✅📑

✅🧰 FIELD CHECKLIST (PRINT THIS!) 🗂️🕵️

☐ Open every door and window 🚪🪟

☐ Photograph recurring cracks 📸🧱

☐ Use a golf ball or level to check slopes ⛳📐

☐ Fix drainage or maintain even moisture 🌧️➡️

☐ Suspect movement? Get a report 📑⏳

☐ Estimate pier costs: # of piers × ~$2K 🧮💵