Episode 177: The Biggest Foundation Fallacies with the “Dirt Whisperer” Bob Brow
Summary
Many landlords jump into real estate without actually educating themselves about what they are renting: something constructed, with materials, and sometimes those materials can age and fail. Today’s show features a 35+ year foundation repair expert known as “the Dirt Whisperer” who is focused on educating folks like you and me on how to know what needs to be fixed (and what doesn’t). Bob Brown is on today’s show, helping to dispel the biggest fallacies in real estate foundation repair, that and MUCH more.
Listen to the full episode :
This Week’s Blog Post:
How Bob Became the “Dirt Whisperer”
Hi friends! I’m Dr. Jen, and in this episode of My Life as a Landlord, I was joined by Bob Brown—better known as the “Dirt Whisperer.” With over 35 years of experience, Bob has seen every type of foundation issue imaginable. He’s not only an engineer and inventor but also a landlord himself. I invited him on the show to talk about the biggest myths in foundation repair and what homeowners and landlords really need to know before calling a repair company.
Understanding What’s Beneath Your Foundation
One of Bob’s biggest lessons was that all foundations sit on dirt—and that dirt is far more complex than most people realize. It isn’t just a uniform brown mass; it’s made up of layers with different minerals, densities, and water reactions. Some clays swell when wet, while others collapse. That’s why every situation is unique. Bob emphasized that when something seems wrong, don’t call a foundation repair company first. Instead, call a forensic geotechnical engineer—the experts who specialize in analyzing soil behavior and foundation movement. Repair salespeople may sound convincing, but they’re trained to sell, not to diagnose.
Permits, Warranties, and Misleading Fixes
Bob revealed that even city permits don’t guarantee proper foundation work. Permits typically cover pier spacing, not whether piers are correctly placed or even needed. Many foundation repairs fail because they address symptoms, not causes. Lifetime warranties sound reassuring but often mean little—they’re full of exclusions and fine print. Bob shared stories of homeowners spending $80,000 on unnecessary piers, only to learn later that the problem was caused by soil heave, not settlement. The solution? Always hire an engineer to evaluate the issue and supervise the repair. Paying a professional up front often saves tens of thousands later.
What Cracks Really Mean
We also talked about something every landlord and homeowner notices—cracks. Bob said it best: there are two kinds of concrete—concrete that’s cracked and concrete that’s going to crack. Cracks are common and usually serviceability or cosmetic issues, not structural problems. In 35 years, he’s only seen two homes with true structural deficiencies. His advice is simple: observe the crack. Place tape over it, and if the tape breaks or wrinkles, it’s still moving. Otherwise, it’s probably done shifting. Drainage is key—make sure water flows evenly around your home. In dry climates, keep soils slightly moist, while in wet climates, move water away quickly.
Smart Technology, Education, and Final Advice
Bob also shared how new technology is improving inspections. Tools like Spatial Vision and smart leveling devices now allow inspectors to create 3D elevation maps of floors with precision. His goal is to train and certify home inspectors to collect data for engineers, making accurate foundation assessments more affordable. Bob’s book, Foundation Repair Secrets, is available on Amazon and a great resource for anyone wanting to understand the basics before hiring help. His final message? Don’t panic. Cracks and movement happen, but a calm, informed approach will save you stress and money. And remember—hire the right expert first.
This episode was recorded in Maui, Hawaii. Why? Because real estate takes you places. Where do you want real estate to take you? Join me next week for Episode 178, when capital gains expert Sara Lee joins me to talk about forward and reverse 1031 exchanges. I’ll see you there!