A Step in Time Structural Engineering
When Do You Require a Structural Engineer Rather Than a Building Inspector?
According to the American Society of Civil Engineers, nearly 1 in 4 homes in the United States is vulnerable to structural damage from natural hazards (ASCE). In Virginia, where storm damage, flooding, and clay soils are common, the distinction between hiring a building inspector and a licensed structural engineer can be the difference between catching a minor issue and overlooking a significant safety concern.
Homeowners are usually confused between “Do I merely require an inspector, or do I need to bring in an engineer?” Let’s cut through the confusion so you exactly know whom to call, and when.
What Does a Building Inspector Do?
A building inspector (who is commonly called a “home inspector” when buying or selling a home) offers a general evaluation of a property’s status. Their duty is to detect visible problems with systems such as:
1. Roofs, windows, and siding
2. Electrical and plumbing systems
3. HVAC units
4. Safety gear (handrails, smoke alarms, etc.)
5. Basic foundation and attic findings
In Virginia, home inspectors are required to be licensed under DPOR’s Board for Asbestos, Lead, and Home Inspectors and adhere to the Virginia Administrative Code (18VAC15-40) that describes what their reports need to include (Virginia Law Code).
Restrictions of Home Inspectors
1. Home inspectors are not allowed to offer engineering opinions.
2. They are not able to specify the cause or mechanism of damage.
3. Their reports are advisory, rather than legally binding for insurance or structural claims.
What is a Structural Engineer?
A structural engineer is a Professional Engineer (PE) licensed to analyze the integrity, safety, and performance of a building’s structure.
When you hire structural engineers, they perform the following tasks –
1. Diagnose the reason behind cracks, settlement, or bowing walls.
2. Assess if structural elements are in accordance with Virginia Building Code standards.
3. Design repair solutions.
4. Issue state-stamped engineering reports acceptable to insurance claims, appraisals, and even court cases.
Structural Engineers have additional authorities. Like only a professional, licensed structural engineer can:
1. Verify if a foundation or framing system is sound structurally.
2. Sign and seal reports that insurance companies, lenders, and courts are legally required to accept.
Key Differences between a Structural Engineer and Home Inspector
| Aspect | Building Inspector | Structural Engineer |
|---|---|---|
| Definition | Licensed through DPOR as home inspectors, they perform broad, generalist assessments of a property’s visible condition. | Licensed as Professional Engineers (PE), they specialize in diagnosing structural integrity, causes of damage, and providing repair designs. |
| Scope | General systems: HVAC, plumbing, electrical, roof, safety equipment, basic foundation/attic checks. | Structural elements: foundation, load-bearing walls, framing, roof structures, crawl spaces, storm damage correlation. |
| Authority | Cannot provide legal/insurance-binding opinions. | Reports are state-sealed and legally defensible for insurers, lenders, and courts. |
| Reports | Advisory, often used during buying/selling a home. | Forensic, evidence-based, used for insurance claims, renovations, real estate transactions and litigation. |
| Best Use Case | Real estate transactions, general maintenance checks. | Foundation cracks, storm damage claims, major renovations, or safety concerns. |
When Do You Call a Building Inspector?
1. Buying or Selling a Home: Buyers usually hire a home inspector to obtain a general impression of the property. Sellers also pre-inspect to fix problems before listing.
2. Routine Maintenance Checks: Periodic inspections to alert the owner about minor problems before they become major ones.
When Do You Call a Structural Engineer?
Foundation Cracks or Settlement: If you notice horizontal cracks, bowing walls, or crooked floors, only a structural engineer can determine if these are cosmetic or indicative of extensive foundation movement.
Storm or Weather Damage: In Virginia, hurricanes and hailstorms commonly damage roofs, frames, and foundations. Insurers need to use forensic engineering reports to connect the damage to a storm event (NOAA Storm Events Database).
Major Renovations or Additions: Planning to take out a wall, add a second story, or complete a basement? A structural engineer will ensure that modifications won’t weaken the integrity of your home.
Insurance Claim Disputes: Contractor estimates are usually not enough for claim approval. A PE-stamped forensic report is the insurance gold standard in disputes.
Commonly Asked Questions About Structural Engineers
1. Will a building inspector certify structural repairs?
No. Structural repairs can only be approved or designed by a licensed structural engineer.
2. Will the report from a structural engineer aid resale?
Yes. State-sealed engineering reports are often preferred by buyers and lenders over contractor remarks, which makes your home more attractive.
3. Can I opt for a contractor’s opinion instead?
Contractors may be able to estimate repairs, but their word is not legally binding. That can only be done by a structural engineer’s report.
Why Virginia Homeowners Trust A Step in Time Structural Engineering
The right professional is more than comparing titles, it’s about trust, expertise, and responsibility. At A Step in Time Structural Engineering, we apply decades of experience as structural engineers with real-world construction and industry-leading certifications.
Here’s what makes us different:
Licensed Professional Engineers (PEs)
1. Virginia Class A Contractor License #2705139016
2. Master HVAC License #2710076347
3. Registered Engineering Business #0407004891
4. PE License #0402032901 (expires Jan 31, 2027)
Certifications that Matter:
1. HAAG Certified Roof Inspector
2. InterNACHI Certified Home Inspector
Insured & Accountable:
Full coverage with workers comp, general liability, auto, and umbrella policies means you’re fully protected when we’re on-site.
Expert Knowledge About the Region:
From the clay soils of Richmond to the coastal winds of Virginia Beach, our engineers understand Virginia’s unique challenges and how they impact your home.
“Our stamp isn’t a stamp, it’s a professional and legal assurance that your home’s safety has been assessed with absolute accuracy.”
– Raymond Gessner, PE.
Call us Now for Reliable Structural Inspection
Both structural engineers and building inspectors play useful roles, but they’re not the same. A building inspector provides general observations, while a structural engineer provides scientific diagnosis, repair advice, and legally enforceable reports.
If you’re noticing cracks, addressing storm damage, creating plans for renovations, or navigating an insurance claim, you need a structural engineer.
Book your structural inspection today with us. Call us at (848) 467-7328.