Terralox / For realtors
Foundation questions come up in Oklahoma deals. Answer them with sources, not guesses.
Buyers ask what a crack means, sellers ask what they have to disclose, and an inspection report says "further evaluation." Terralox gives you neutral, sourced answers you can share: Oklahoma's disclosure and inspection rules, the contract timeline, lender requirements, and soil facts for every city of 5,000+ people and every ZIP code in the Tulsa and Oklahoma City metros.
Where foundation issues show up in a sale
Through four channels: the seller's disclosure form, the buyer's home inspection, the contract's inspection and repair window, and the lender's appraisal rules.
1. The seller's disclosure
- The Residential Property Condition Disclosure Act (60 O.S. §831 et seq.) covers homes with one or two dwelling units.
- The seller gives a disclosure statement, or a disclaimer statement only if they never occupied the property and know of no defects. It must be completed no more than 180 days before the buyer receives it and delivered before an offer is accepted.
- The 2026 disclosure form asks about previous foundation repairs (question 12), defects in the slab or foundation (14), FEMA flood zones (3), damage from flooding or drainage and grading defects (7), seepage and draining defects (10) and warranties, naming foundation warranties as an example (50).
- Licensees must disclose defects they actually know about but have no duty to inspect.
2. The home inspection
- Oklahoma inspectors must inspect the foundation and describe indicators of foundation or structural movement.
- They aren't required to determine causes, choose repair methods or do engineering, and can skip crawl spaces with under 18 inches of headroom or an opening smaller than 18 by 24 inches.
- "Further evaluation" means analysis by a qualified professional. For a sealed, independent opinion that's a licensed engineer; see working with engineers and what a full foundation inspection includes.
3. The contract timeline
- On the 2026 Residential Sale Contract, the inspection period is 10 days after the Time Reference Date if left blank, and a structural inspection is a listed option.
- Within 24 hours after the period ends, the buyer cancels or delivers a repair list; the parties then have 7 days, if left blank, to negotiate.
- A foundation evaluation, engineer visit or repair bid takes time, so schedule it early in the window.
4. The lender
- Conventional (Fannie Mae): deficiencies affecting structural integrity make the appraisal "subject to" repair, and abnormal settlement must be shown corrected or covered by a professionally prepared report.
- FHA: HUD appraisal training lists cracked masonry or foundation damage and drainage problems among conditions needing further inspection or repair.
Explain a report to a nervous buyer
- What crack patterns mean: cracks are clues to check against floor elevations, not proof of failure
- How far out of level is too far: there's no single allowed number for an existing house
- Heave versus settlement and why cracks open and close with the seasons
- What drives repair cost, what a repair warranty should say and whether it transfers
- What insurance covers: standard policies usually exclude soil movement
- What foundation a house likely has, by year built
Share the ground under the listing
Every city page and ZIP-code page shows how much of the area sits on expansive clay, shallow water, shallow rock and flood-prone soil, measured from USDA soil maps. Link one in a buyer packet or a relocation email so clients know what's normal for the area before the inspection. Start with the 75-city comparison.
- Tulsa area: Tulsa, Broken Arrow, Owasso, Bixby, Jenks, Glenpool, Sapulpa, Claremore
- Oklahoma City area: Oklahoma City, Edmond, Norman, Moore, Yukon, Mustang, Piedmont
Tools for agents
- TerraBrain: send clients here to ask about what they saw at a showing. It answers in plain English with sources and doesn't name or recommend companies.
- TerraScan: soil, flood zones, wetlands, geology and nearby earthquakes for a specific property address (add it from your realtor account).
- Terralox map: foundation companies, realtors and suppliers; paid listings are marked Sponsored. Terralox doesn't rank or recommend them; your clients should get more than one opinion. See realtors on the map.
A realtor account for you and your team
Brokerages and teams get their own Terralox account, the same way homeowners and foundation companies do. Request a realtor account, and once it's approved you can invite your agents by email, choose who manages the account, turn on TerraScan and TerraBrain for the people who need them, and ask for a spot on the map.
- One account for the brokerage or team, with an owner, managers and agents
- Invite agents by email; each signs in with their own login
- Pick which agents can use TerraScan and TerraBrain
- Put your brokerage on the Terralox map, where homeowners, buyers and sellers already come for foundation answers (a paid listing, marked Sponsored)
- The account is free to request; the map listing is the only paid part
Common questions
Does an Oklahoma seller have to disclose foundation repairs?
The 2026 disclosure form asks directly about previous foundation repairs, and separately about slab or foundation defects, drainage, flood zones and warranties.
Do home inspectors evaluate the foundation?
They inspect it and describe signs of movement, but aren't required to find the cause, choose a repair or do engineering; reports recommend correction, further evaluation or monitoring.
How long is the inspection period?
Ten days after the Time Reference Date if left blank on the 2026 contract, then 24 hours to cancel or send a repair list, then 7 days, if left blank, to negotiate.
Can a lender require repair before closing?
Yes. Fannie Mae makes structural deficiencies "subject to" repair and requires abnormal settlement to be corrected or covered by a professional report; FHA appraisal guidance flags foundation damage and drainage problems.
Do agents have to inspect for foundation defects?
No. Licensees must disclose defects they actually know about but have no duty to inspect.