Structural Engineer Inspection and Sealed Letters
A structural engineer inspection and sealed letter that answer the exact question your building department, lender, insurer or buyer is asking.
- Stamped by a PE licensed in your state
- Built to IBC, IRC and local amendments
- Plan-check comments answered
Clear answers about the structure, in writing
Sometimes you do not need a full set of drawings. You need a licensed engineer to look at a structure and put a professional opinion in writing. A structural engineer inspection, followed by a sealed letter, does exactly that: the letter states what was observed or reviewed, what it means for the structure, and what, if anything, needs to be done. Building departments, lenders, insurers, buyers, sellers and property managers all ask for them.
PE Engineer prepares structural inspection reports and sealed letters for houses, multifamily buildings, commercial properties and industrial facilities. Common subjects include foundation cracks and settlement, sagging floors, damage from fire, storms or vehicle impact, unpermitted additions and alterations, and whether an existing structure can carry a new load. Every letter is sealed by a PE licensed in the state where the property is located.
When a site visit is required, we arrange it through a licensed engineer local to your project. When the question can be answered from photos, drawings and documents, we tell you so and save you the cost of a visit.
What you receive
- Site observation or document review
- Photo log of key conditions
- Findings in plain language
- Engineering opinion and conclusions
- Repair recommendations where needed
- PE sealed letter or report
Inspections and letters we provide
Each letter is written to answer a specific question, so the person who asked for it gets exactly what they need.
Foundation and crack evaluations
Assessment of foundation cracks, settlement, heaving and bowing basement walls, separating cosmetic shrinkage cracks from movement that needs repair or monitoring.
Pre-purchase structural inspections
An engineer's look at the structure of a house or building you plan to buy, focused on foundation, framing and roof structure rather than finishes and appliances.
Unpermitted work evaluations
Review of additions, garage conversions, removed walls and decks built without permits, with a letter or as-built plans to help legalize the work.
Damage assessments
Evaluation of structural damage from fire, wind, flood, fallen trees or vehicle impact, with a written scope of repair for owners, contractors and insurers.
Load capacity letters
Letters confirming whether an existing floor, roof or slab can support new equipment, storage, solar panels, a hot tub or a change in use.
Framing and construction observations
Observation of framing, reinforcing or repairs during construction, with a letter confirming the work generally conforms to the engineered design.
Your Stamped, Permit-Ready Plans Start With One Upload
Send your drawings or describe the project. A licensed engineer reviews it and sends a clear, fixed-fee proposal, often within hours.
- Free and no obligation
- Reviewed by a licensed PE
- Secure file upload
Who asks for a structural engineer inspection, and why
An inspection letter records a licensed engineer’s professional opinion on one specific structural question, in a few sealed pages. It is different from a full set of construction drawings, and different from a home inspector’s report. The value of the letter comes from the engineer’s analysis and the seal, which means a licensed professional takes responsibility for the conclusions.
The people who ask for letters usually have a specific concern:
- Building departments request letters to confirm that existing framing can carry new work, that unpermitted construction is adequate, or that a damaged structure is safe to occupy or repair.
- Lenders and appraisers may require a letter when an inspection report flags a foundation or structural issue before closing.
- Insurers and adjusters want an independent assessment of the cause and extent of damage after a loss.
- Buyers and sellers want to know whether a crack or a sagging floor is a serious problem before a sale moves forward.
- Property managers and HOAs need documentation of building condition for maintenance planning or regulatory requirements.
Before we start, we ask who will read the letter and what question it must answer. A letter written for a plan reviewer reads differently from one written for a lender. Getting that right the first time avoids a second round of requests.
Structural inspections: what the engineer looks at
A structural inspection focuses on the parts of a building that hold it up, not its finishes, appliances or cosmetic condition. Depending on the concern and the building, we look at:
- Foundations. Crack width, pattern and direction, offsets across cracks, bowing or leaning basement walls, settlement, heaving and signs of water or erosion.
- Floors. Sagging, slope and bounce, and the joists, beams, posts and girders beneath them, including notches, cuts and past repairs.
- Walls. Cracks at door and window corners, out-of-plumb walls, separation from floors or ceilings, and masonry cracking.
- Roof structure. Ridge sag, rafter or truss damage, spreading walls and the condition of bearing points.
- Deterioration. Wood decay, insect damage, corroded steel and spalled concrete, especially at decks, balconies, crawlspaces and roof edges.
Patterns matter more than individual cracks. Most concrete develops small shrinkage cracks that are not structural. Horizontal cracks in a basement wall, stair-step cracks in block, or doors that suddenly stick across the whole house tell a different story. The inspection connects those observations to a likely cause, such as soil movement, drainage, overloading or a past alteration, so the repair addresses the cause and not just the symptom.
Inspections are visual and non-destructive unless we agree otherwise. Where framing is hidden behind finishes, we note what could not be observed and recommend targeted openings if they are needed to reach a conclusion.
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- Free and no obligation
- Reviewed by a licensed PE
- Secure file upload
Letters for permits, unpermitted work and existing loads
Many of the letters we write help a project move through the building department. Three situations come up again and again.
Unpermitted work
When an addition, garage conversion, deck or removed wall was built without a permit, the building department usually wants to know whether it is structurally adequate before it will legalize the work. We evaluate what was built from photos, measurements and any openings, check it by calculation, and either confirm it in a sealed letter or specify the upgrades needed. If the department also wants drawings, our as-built drawings document the existing work in a permit-ready format.
New loads on existing structures
Adding rooftop equipment, solar panels, a hot tub, heavy storage or a new use can exceed what an existing floor or roof was designed for. A load capacity letter checks the existing members against the new load and either confirms adequacy or describes the reinforcement required.
Construction observations and confirmations
Some jurisdictions and lenders want an engineer to confirm that framing, reinforcing or repairs were built in general conformance with the approved design. We provide observation letters for that purpose.
For letters that are not tied to a structural question, such as code compliance statements, equipment certifications or other sealed documents, see our engineer letters and certifications service.
Damage assessments and repair recommendations
After a fire, windstorm, flood, fallen tree or vehicle impact, owners and insurers need to know three things: what is damaged, what caused it, and what it will take to repair. Our damage assessments answer those questions in writing.
We document the damaged area with photos and measurements, identify which structural members were affected and how, and separate damage caused by the event from pre-existing conditions such as old decay or settlement. That distinction often matters to an insurance claim. The letter then describes the repair scope: which members can stay, which need reinforcement and which must be replaced.
When the repair goes beyond simple replacement in kind, we prepare stamped repair drawings so the contractor can obtain a permit and the work can be inspected. Foundation repairs, such as underpinning a settled corner or replacing a cracked footing, are designed through our foundation design service. Framing repairs, new beams and reinforced connections are detailed on the same sheet as the assessment when the scope is small.
If the building may be unsafe to occupy, we say so clearly and recommend temporary shoring or restricted access until repairs are complete. Safety comes before any other consideration in a damage assessment.
Most letters and reports are delivered within a few business days after the site visit or after we receive complete documents, and rush service is available when a closing, claim or permit deadline is close.
You likely need this if
- You see cracks in your foundation or walls
- A lender or buyer asked for an engineer
- You are legalizing unpermitted work
- Your building was damaged by a storm or fire
- You are adding load to an existing roof or floor
- The building department requested a letter
How it works, start to finish
From your first message to stamped drawings, you work directly with the engineering team.
- 1Share your projectSend the address, scope and any drawings, photos or plan-check comments. Two minutes is enough.
- 2Receive a fixed-fee proposalAn engineer reviews the scope and replies with a firm price and delivery date for your structural inspections & letters drawings.
- 3Engineering and draftingWe run the calculations and prepare drawings to the codes your jurisdiction enforces, checked before sealing.
- 4Stamped set deliveredYou receive a sealed PDF set ready to submit, and we answer any plan-check comments within scope.
Codes and standards for evaluations
Evaluations of existing structures reference the codes your jurisdiction has adopted and recognized standards for existing buildings:
- International Existing Building Code (IEBC)
- International Residential Code (IRC) and International Building Code (IBC)
- ASCE 7 for loads on existing and modified structures
- ACI 562, Code Requirements for Assessment, Repair, and Rehabilitation of Existing Concrete Structures
- AWC National Design Specification (NDS) for Wood Construction
How licensing works. Engineering drawings must be sealed by a Professional Engineer licensed in the state where your project is located. PE Engineer works with a network of state-licensed PEs, so every set is reviewed and stamped by an engineer with an active license in the state where your project is located. Their name and license number appear on the seal, exactly as your building department requires.
Related services
Engineer Letters & CertificationsSealed letters for lenders, building departments and installers: manufactured home foundations, solar roofs, wind and snow loads, beams and changes of use.Explore More
Seismic & Wind RetrofitEarthquake and hurricane retrofits for existing buildings: foundation bolting, cripple walls, soft stories, roof-to-wall ties and stamped plans for permit.Explore More
As-Built DrawingsMeasured as-built drawings of existing homes and commercial buildings for remodel bases, permit legalization, Certificate of Occupancy files and property records.Explore MoreFrequently asked questions
What is the difference between a home inspection and a structural inspection?
A home inspector reviews the whole house at a general level, including roofing, plumbing, electrical and appliances, and often recommends an engineer when something structural looks wrong. A structural inspection by an engineer focuses only on the structure and provides a professional opinion on cause, significance and repair.
Can you write a structural letter without visiting the site?
Sometimes. Questions such as whether an existing roof can support solar panels, or whether a documented addition meets code, can often be answered from photos, drawings and measurements. Evaluations of cracks, damage or unknown conditions usually need a site visit, which we arrange through a licensed engineer local to your project.
Are the cracks in my foundation a problem?
Many are not. Thin, vertical shrinkage cracks are common in concrete and are usually cosmetic. Horizontal cracks in basement walls, cracks with offsets, widening cracks or stair-step cracks in block deserve an engineer’s evaluation. Photos with a tape measure or coin for scale help us advise you on next steps.
Can you certify work that was done without a permit?
We can evaluate it. If the work is structurally adequate, we document that in a sealed letter and, if needed, as-built drawings. If it falls short, we specify the upgrades required. The building department makes the final decision on legalizing the work, but an engineer’s evaluation is usually what they ask for first.
Will my lender or insurer accept your letter?
We write each letter to answer the specific questions the lender, insurer or building department has asked, and it is sealed by a PE licensed in the state where the property is located. Send us their request or checklist so the letter covers every item they need.
How quickly can I get a structural inspection letter?
Most letters are delivered within a few business days after the site visit or after we receive complete documents. Rush service is available for closings, claims and permit deadlines. We confirm the timeline with your fixed-fee quote, which we usually send the same day.
Get your free structural inspections & letters proposal
Tell us where the project is and what you need. Attach any drawings, photos or plan-check comments. A licensed engineer reviews every request.
- Upload your filesPlans, sketches, photos or comments
- Get a fixed-fee proposalUsually the same day
- Receive stamped drawingsSealed by a PE licensed in your state