House problem
Uneven or Sagging Floors
Floors can slope, bounce, dip, or feel uneven for reasons ranging from original construction to long-term movement. We help you understand what the floor is doing and whether anything needs to change.
What we look at
We follow the load path from the floor surface through the framing and supports below. The shape and location of the change usually matter more than whether a floor is perfectly level.
- The direction, amount, and pattern of slope, sag, or movement across the floor.
- Joists, beams, posts, bearing walls, connections, and supports that are readily accessible.
- Foundation conditions below and symptoms in nearby walls, doors, and trim.
- Alterations, removed walls, notched framing, added loads, or earlier repairs.
- Moisture, rot, insect damage, soil movement, or settlement that may affect supports.
Other questions people bring us
You can ask us about multiple questions or issues during the same consultation.
Common Scenarios
- Conflicting Foundation Repair Bids
- Foundation Repair Second Opinion
- Repair, Monitor, or Leave It Alone?
- Lender, Appraiser, or Underwriter Needs an Engineer
- Buying a House With Structural Concerns
- Is This a Load-Bearing Wall?
- City Wants Engineer Approval
- Small Project Design
- Virtual Consultation in Kansas or Missouri
No conflict of interest. Licensed professionals.
We do not sell repairs, take referral fees, or profit from anything we recommend. We only work for you, the client.
How an On-Site Consultation Works
We look at your concern in context, consider the house and site as a whole, and give you straight answers about what to do next.
We listen first
- Discuss your concerns and the history of the house
- Talk with owners, occupants, agents, or anyone else with useful context
- You are welcome to have your agent, contractor, or family there
We look at the house
- Observe readily accessible and visible areas
- Observe visible foundation and structural components
- Evaluate condition and performance
- Look for signs of movement, damage, water, or construction concerns
We review your documentation
- Home inspection reports
- Contractor proposals and estimates
- Appraisals and lender or underwriter requirements
- Prior engineering reports, photographs, and other documentation
We give you answers
- Explain what we observe in plain language
- Answer your questions
- Discuss practical next steps
- We write a report if desired
Simple, upfront pricing
On-Site Consultation with Verbal Report
$300
Often this is all you need. Payment is made on site.
- On-site consultation
- Discussion of your concerns
- Review of visible and accessible areas
- Review of relevant existing documentation when available
- Professional opinion, delivered verbally
- Questions and answers
- Practical next-step guidance
Virtual consultations (verbal report only) are available for locations throughout Kansas and Missouri, depending on the situation.
On-Site Consultation with Written Report
$600
Reports are often delivered the following day, though timing varies. Delivered by email after payment.
- Everything in the verbal consultation
- Written documentation of the professional opinion
- Useful for real estate transactions and negotiations
- Useful for lender or underwriter requirements
- Useful for documenting condition before a sale
- Useful for insurance situations and disputes
- Creates a defined scope of work so bids are comparable
Not sure which one you need? Start with the verbal consultation and decide about the written report once you have heard what we found. Additional fees may apply for travel or difficult access.
Common questions
What can a Professional Engineer do for a house?
We can assess the conditions of the house and help answer your questions and concerns plus help you to figure out the next steps to take, if any are required. We can also provide structural designs for small projects for your house.
How much does an engineering evaluation cost?
An on-site consultation with a verbal professional opinion is $300, payable on site. Adding a written report is $600 total. You can decide about the written report during or after the visit.
How soon can you come out?
Book an On-site Consultation using the button above. For locations farther than the Topeka-Lawrence-Kansas City corridor, book at least a week out and we'll let you know if we can serve your project location.
What areas do you serve?
Lawrence, Topeka, Kansas City, and the surrounding corridor, including Douglas, Shawnee, Jefferson, Franklin, Leavenworth, Johnson, and Wyandotte counties. We also serve the Kansas City, MO metro area.
Is a Professional Engineer the same as a home inspector?
No. A home inspector reviews the whole house at a general level. A Professional Engineer is licensed to give a professional opinion based on their training and experience for many scenarios in which lenders, underwriters, insurers, and buyers often require.
Do you sell contractor repairs?
No. We have no financial interest in repair work and take no referral fees. You are paying for an independent professional opinion.
Will I get a written report?
Only if you want one. Many people need nothing more than the verbal opinion. Written reports are typically delivered by email soon after the visit and are useful for transactions, lenders, insurance, and comparing contractor bids.
Where we work
We serve the Topeka to Lawrence to Kansas City corridor. Is your project located outside of this area? Book out at least a week and we will be in touch to confirm if we can serve you.
Virtual consultations (verbal report only) are available for locations throughout Kansas and Missouri, depending on the situation.
Have a Question About Your House?
If a floor feels different or you are planning work above it, an on-site consultation can give you a clear sense of what matters.