House problem

Cracks in House Walls and Ceilings

Drywall and plaster crack for many ordinary reasons, but a pattern of cracks can also reflect movement elsewhere in the house. We help you sort out what is cosmetic and what deserves more attention.

Book an On-Site Consultation

What we look at

One crack rarely tells the whole story. We trace the pattern through the rooms and compare it with floors, openings, framing, and the foundation below.

Where cracks begin and end, and whether they follow seams, corners, openings, or framing.
Doors and windows that stick, rack, or show changing gaps.
Floor slope or movement near the affected walls and ceilings.
The supporting framing, foundation, and any changes made to the house.
Age, finish type, seasonal changes, leaks, repairs, and photographs from earlier periods.

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.

Most useful for transactions

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.