Most Common Defects

We have developed an exclusive standard of home-inspection-protocols of over 400 items and thousands of components inspected and examined with every home to assure you are receiving the best value for your money and the most comprehensive narrative report available.

Below is a list of what I consider the top-twelve. Forty-five-percent of every home inspection I've preformed, has had one or more of these deficiencies. While most are minor repair items, I have been able to save buyers thousands of dollars in potential hidden repair costs, as well as assist sellers with items needing repaired prior to listing their home for sale.

 

Foundation cracks.  Ridges or lateral movement indicate a change in a surface that could be cause for concern. Remember, for the most part it is not the width of the crack that is important, but the displacement of the surfaces on either side of it. As an Inspector I figure out why the change occurred so you can get the problem solved. A foundation wall could be inadequate, or too much water may have accumulated outside. Keep in mind most foundations have cracks, and 90%  are normal.

       crack in brick   crack in block  crack

Wood Rot. Most wood that's not treated (and some treated wood ) is often vulnerable to moisture and fungal growth. Decay that appears brown and crumbly, breaks into cubes, or is soft. Typically found at the brick-mold around garage doors and ground level basement doors. I focus additional attention to wood that touches the soil since it's more susceptible to picking up moisture and decay and allows an easy pathway for insects such as termites and carpenter ants.

Water. Ceiling and basement wall stains indicate a prior water problem, but so can surfaces recently painted to camouflage past problems. This is where our home inspection experience comes in to play to spot signs of water problems even after a fresh coat of paint.

Wiring. With out a professional home inspection or hiring a professional electrician, most electrical problems won't be easy for you to spot as most wiring problems remain hidden.  Our inspection indicates whether the wiring has been updated and properly grounded and whether wires need to be in junction boxes with covers. I also inspect for properly installed and working ground fault circuit interrupters (GFCI) on exterior outlets and outlets within six feet of water.  

               electric           wire in attic

Gas-lines and red tag items. Twenty five percent of  the homes I inspect have at least one or more minor or major "red tag items" this is an item that will prevent the gas company from turning on service until the item is repaired. Typical items are: Missing drip leg, no TPR value drain pipe, unlined chimney used for main heat source, leak in shut off value, incorrect venting of furnace and/or water heater.

I am also a DOT Certified inspector (a requirement of Columbia Gas to inspect and install gas lines) this keeps me up to date on various safety and gas line changes. Note: A standard gas-line warranty does not cover red tag items

Sagging wood floors. Like foundation cracks, variations in wood floors are normal since wood is not a perfect material. Not acceptable: excessive slopes or a floor that feels like a trampoline when walked on. My job as your inspector is to figure out why the problem has accrued and to provide you with some solutions.

Leaky roofs. Stains within a home may indicate water problems. Even a new roof won't guarantee that a problem was totally resolved. "An owner may have added another layer of shingles on top of an existing leaky roof. The problem also may be due to inferior flashing," My inspection will indicate the layers of shingles on the roof, and accessible areas within the attic will indicate past water problems.

 

         2-17-09 166   attic leak  2-17-09 165

Load-bearing walls removed. This problem may be tough for home buyers to spot unless the change caused ceilings to sag, ceilings or walls to crack, and floors to become springy. I inspect openings in basement and lower floor areas by looking for excess deflection in the middle of the span and cracks in the corners of the openings. Some home's renovation work may indicate that walls or columns were removed that should have been left.

Ineffective windows. Windows that can't be opened and closed are problematic and should be serviced, repaired, or replaced. Windows that fog up may need maintenance or repair because they leak. The problem may be the result of poor installation or just bottom grade or old windows.

Dampness. Stains on wood siding may reveal entrapped moisture; cracks around bricks may indicate missing mortar. Know that hairline cracks around bricks may be OK, but in our climate where freezing takes place, it's advisable to seal the cracks to reduce the possibility of freeze/thaw action causing sapping, or deterioration of the brick's face. 

Wood destroying insects. Termites, carpenter ants, carpenter bees and powder post beetle are the  wood destroying insects that leave few signs for the home owner to notice, until the problem is costly to fix. With the except of some mud tubes and sawdust, known as frass and a few exit holes. Our inspection covers these insects.

Poor attic ventilation and insulation.  You would expect older homes (50-years plus) to be at the top of the list for needing more attic and side wall insulation, but the numbers are running 30% of homes less then 50-years old do not have standard insulation levels. And the number of homes inspected with ridge vents installed and no cutout at the attic for the vent to work proper is about one-in-fifty.