The Most Common Foundation Repairs Found in August Home Inspections

When August rolls around in Atlanta and its surrounding suburbs—Marietta, Roswell, Sandy Springs, Decatur, Kennesaw, and Smyrna—home inspectors start noticing a consistent trend: foundation issues. Summer in Georgia is notoriously hot and humid, and those late-afternoon thunderstorms aren’t just inconvenient—they can put serious stress on a home’s foundation. As soil expands with heavy rainfall and contracts during dry spells, homes experience shifting that leads to cracks, water intrusion, and other structural concerns.

If you’re buying, selling, or just maintaining your property, it’s worth understanding what inspectors tend to find this time of year. Let’s take a deep dive into the most common foundation repairs flagged during August home inspections in Georgia, what causes them, and what homeowners can do to prevent costly damage.

Why Foundation Problems Peak in Late Summer

Georgia’s unique red clay soil is expansive, meaning it swells when wet and shrinks when dry. This is especially problematic in late summer, when homes often see alternating periods of drought followed by sudden storms. That cycle of contraction and expansion stresses foundation walls and slabs.

In addition, clogged or undersized gutters contribute to water pooling near the base of homes. Poor grading, downspouts that discharge too close, and improper drainage systems all play a role in the late-summer foundation concerns we often uncover during inspections in Atlanta and surrounding areas.

The Most Common Foundation Repairs Found in August

1.

Crack Repairs (Hairline, Horizontal, and Stair-Step Cracks)

One of the first signs inspectors notice is cracking in basement or crawlspace foundation walls. Hairline cracks are common and often cosmetic, but wider horizontal or stair-step cracks may signal structural stress. These often require epoxy injections, hydraulic cement, or in severe cases, underpinning.

Example: A Marietta homeowner may notice a stair-step crack along a brick wall in August after weeks of dry heat followed by a downpour. That rapid soil shift can put uneven pressure on masonry, making professional repair necessary.

2.

Waterproofing and Drainage Improvements

Water intrusion is a year-round concern, but August’s heavy rains amplify it. Inspectors frequently recommend exterior grading improvements, French drains, or sump pump installation. Basement waterproofing coatings are also common.

Example: In Sandy Springs, many older homes built before modern drainage codes have poor exterior grading, causing water to seep into basements. During an August inspection, these deficiencies often show up as damp spots or efflorescence on foundation walls.

3.

Sump Pump Repairs or Installations

If a home already has a sump pump, inspectors check for proper operation. August rains reveal failing pumps, clogged drains, or systems with no backup power source. For homes without pumps but with evidence of standing water, inspectors may recommend adding one to protect the foundation.

4.

Pier and Beam Adjustments in Crawlspaces

Homes with crawlspaces, particularly common in Decatur and Kennesaw, often require adjustments to piers or joists. Moisture accumulation can lead to shifting, sagging, or rotting supports. Repairs may include shimming, pier replacement, or vapor barrier installations.

5.

Sealant Renewal Around Foundation Penetrations

August inspections frequently reveal failed caulking around foundation penetrations—like plumbing or electrical lines—that allow water seepage. Repair typically involves resealing with modern elastomeric products designed to expand and contract with the foundation.

6.

Gutter and Downspout Extensions

While not technically part of the foundation, inspectors routinely call out gutter and downspout issues as contributors to foundation damage. Simple fixes—like extending downspouts 6–10 feet away from the house—can prevent thousands of dollars in repairs.

7.

Foundation Wall Reinforcement

In more severe cases, inspectors may recommend installing carbon fiber strips, wall anchors, or steel beams to stabilize bowing walls. These repairs aren’t as common as drainage or crack sealing, but in older Atlanta homes, especially those with inadequate drainage systems, they do show up in August inspections.

What This Means for Atlanta Homeowners

If you own a home in Metro Atlanta, August is a great time to check your foundation for signs of trouble:

• Walk around your property after heavy rain and look for pooling water.

• Inspect your basement or crawlspace walls for new cracks or damp spots.

• Check that gutters and downspouts are free-flowing and extended far enough away.

• Schedule regular inspections—especially if your home sits on clay-heavy soils or has a history of water issues.

Local Codes and Standards to Consider

Georgia doesn’t require existing homes to meet updated drainage codes, but new construction must follow Georgia State Minimum Standard Building Code and the International Residential Code (IRC), which require:

• Proper grading to slope away from the foundation.

• Foundation drainage systems for basements in certain soil conditions.

• Adequate gutter and downspout sizing.

During inspections, we don’t perform a full code compliance check, but we flag conditions that would not meet modern standards and could compromise the home’s foundation.

FAQ: Foundation Repairs in Georgia Home Inspections

Q1: How much do foundation repairs in Georgia typically cost?

Costs vary widely. Small crack injections may run $500–$1,000, while major reinforcement or underpinning can exceed $10,000. Drainage improvements, like downspout extensions, are usually the most affordable fix.

Q2: Are foundation cracks always a deal breaker when buying a home in Atlanta?

Not necessarily. Many cracks are cosmetic and easily repairable. A qualified inspector can help determine whether a crack is structural or superficial.

Q3: Can poor drainage really damage a foundation?

Yes—drainage is one of the leading causes of foundation issues in Georgia. Water pooling near the base of your home creates hydrostatic pressure that pushes against foundation walls.

Q4: Should I get a foundation specialist after my inspection?

If your inspector flags significant movement, water intrusion, or large cracks, a structural engineer or foundation repair specialist may be recommended for further evaluation.

Q5: Do homes in Marietta and Kennesaw have more foundation problems than other areas?

These areas often do see more issues, largely due to the clay-heavy soil. However, all Atlanta suburbs are susceptible, especially where drainage systems are undersized.

Final Thoughts

Foundation problems in Georgia homes are most visible in August, when shifting soil and heavy rainfall create the perfect storm for damage. Whether it’s simple crack sealing or major waterproofing, catching these issues early can save thousands in repairs and protect your home’s long-term stability.

At Reynolds Home and Property Solutions, we specialize in identifying foundation concerns during home inspections in Atlanta, Marietta, Roswell, Decatur, Kennesaw, and Sandy Springs. If you’re preparing to buy or sell—or you just want peace of mind about your foundation—book your inspection today.