The short answer
Disclose what you know, document what you’ve done, and decide early whether to repair or price it in. A documented, permitted repair with an engineer’s letter usually sells better than an unexplained crack.
What the seller’s disclosure asks
The Texas Real Estate Commission’s Seller’s Disclosure Notice, prepared under Property Code §5.008(b), asks whether you are aware of known defects in the Foundation/Slab(s), of any Previous Structural or Roof Repair, and of Landfill, Settling, Soil Movement, Fault Lines. Answer truthfully. If you don’t know, say so.
What the buyer’s side will check
- The inspector. A TREC-licensed inspector must give a written opinion on foundation performance, and reports the visible signs behind it (visible indications of adverse performance).
- A hydrostatic test. Buyers can use TREC’s addendum to hire a licensed plumber for a plumbing test at their own expense.
- Elevation readings. The FPA suggests buyers get a baseline elevation survey.
- The lender. FHA rules require foundations to be serviceable for life of mortgage; evidence of possible structural failure can trigger a further inspection.
Repair first, sell as-is, or offer a credit?
| Option | Good when | Watch for |
|---|---|---|
| Repair first | The problem is clear, you have time, and you want a clean sale | Pay for the permit and the engineer’s letter; keep both |
| Offer a credit | Buyers want to choose their own contractor | The estimate they get may be higher than yours |
| Sell as-is | Time matters more than price | A smaller buyer pool; FHA buyers may be out |
San Antonio-area costs vary widely; local contractors publish ranges such as $5,000–$7,000 and $7,000–$15,000. Get more than one written plan before you decide.
If you repair before selling
- Pull the permit. A repair without one is hard to document. In San Antonio the city notes that starting without a permit costs a double fee.
- Keep the engineer of record’s letter, the elevation readings before and after, the permit, the plumbing test results and the warranty terms.
- Ask whether the warranty can transfer to a buyer, and whether there is a fee.
If you’re the buyer
Ask for the permit, the engineer’s letter and the readings. Get your own inspection and, for a big repair, an independent engineer. The engineer guide explains why, and the warning signs page covers what to look for yourself.
Want a contractor to look at it? Call to schedule an inspection.