Mild concern about engineer's recommendation, re: foundation repair vs root barrier

Elevation map of the house.

Been concerned over the past month or so because of a brand new crack in the garage floor, which led me to discover some separation at a few places in the brick facade around the house and next to one window (Nothing massive, but noticeable.) There's also a hairline crack in the slab.

Over the next week or so I found quite a few cracks in the house, though both the engineer and the foundation repair guys pointed out that most of those were just movement of tape between pieces of drywall, and only a few were actual drywall cracks. Anyway, I scheduled a couple foundation companies to do an assessment, then decided I should hire a structural engineer for a better opinion.

I know that the whole point of me hiring a structural engineer is so that I have an objective report. But now that I've paid him and he's given his report, I'm a little concerned based on a couple things:

  1. He suggests a root barrier, not foundation repair. Which great! Much cheaper. But he specifically is funneling me towards a specific company, and I need to use that company for his advice to be warrantied. (He warranties that I will see some improvement in deflection after the effect of the trees in the front yard has been removed.) He does disclose, in his report, that the company recommended gives him money when he sends work their way, but states that that goes towards paying out the warranty he gives for the recommendation.

  2. If I ask him to come out in a couple years to see if the warrantied condition has occurred (no improvement), I have to pay unless they find that the condition has deteriorated. That seems bizarre to me. I don't want people to have to do free work, but, "I will warranty this, but to collect the warranty, you have to risk paying me again" feels wrong. Maybe that's standard though, and I'm just being a Karen.

  3. I asked what he would consider too much deflection, what he would consider requiring actual foundation repair. He explained L/360, which makes sense. But looking at the map he made of the house, it seems like the front rooms deflect in excess of that (I copied and rotated the distance key to make that easier, while cutting out his name for privacy's sake.) On the right, the one room seems to go down about 0.7" over the course of maybe 12' or 13', and the room next to the garage goes down 0.5" over something like 6' or 7'.

Am I being nuts here, and I should just follow his recommendation? That is, of course, what I paid him for. And he did have really good reviews, except for one person who gave him a terrible review because he told her to just get a root barrier.

(The two foundation companies I had give an assessment, of course, recommended foundation repair. One of them had measurements borderline exactly the same as the engineer's, slightly different reference point but exact same or very similar deltas from corner to corner of each room. The other came back with only a -0.3" delta in that front right room, but otherwise basically identical, so maybe he misread once or something. Dunno. But I don't think anyone is actively fibbing as far as measurements go.)

I really want to just go with his recommendation, since the other two options are specifically "Hire a second engineer" or "Just get some piers installed." Especially since the engineer specifically stated in his report that he recommends against foundation repair, and that it would just potentially cause more damage/devaluation. I want to ignore my concerns, because he's an engineer and I literally paid him so I don't have to think about things I'm not qualified to think about, but I don't want to be dumb, either.

Anyway, thanks for your help, anyone who has an opinion.

Posted Feb 22, 2026, 5:00 PM UTC

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