What we inspect

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Grading & Foundations

Foundations provide for the adequate support of structured members and the loads placed upon them. Well constructed foundations prevent the entrance of water or excessive moisture. Serious defects that are detected should be repaired. Basements, or crawl space areas, should be inspected for evidence of standing surface ground water.

• cracks in the piers
• cracks between the foundation and the frame
• sagging floor joists
• cracks in the basement walls
• cracks in the brick veneer
• crumbling mortar
• proper support / shimming techniques
• water intrusion through perimeter
• damp or leaking basement walls
• white mineral deposits (efflorescence) on the walls
• finish grade sloped away from the foundation
• adequate ventilation of the crawl space

A well constructed roof includes: 1) adequate structural support at the rafters, 2) sound roof decking, and 3) a well sealed roof covering. Asphalt shingles are the most common roof covering and are made in a variety of weights and thickness. The most obvious deterioration of asphalt shingles is the loss of surface granules. The shingles may also become quite brittle. More important is the wear that occurs in the narrow grooves between the tabs or sections of the shingle, or between two consecutive shingles in a row. This wear may extend completely through to the roof boards or decking without being apparent from a visual inspection. If the roof is actually leaking, it should be obvious from water damage inside the house. A thorough inspection includes looking for water stains on the ceilings around the perimeter of the house and at wall junctions in each room. Extensive water damage will cause dry wall or ceiling tiles to sag. An inspection in the attic may also reveal water stains on the rafters. (Even small leaks may eventually cause damage.) Water damage inside the house is not always attributable to roofing leaks. Leaks may also be caused by faulty flashing.

• sagging ridge line
• buckled, spongy, or warped roof decking
• water stains on rafters
• signs of leakage around the chimneys
• cracked or split shingles
• shingles covered with tar and/or fungus
• flashing corroded or absent
• proper weatherization
• gutters and down spouts corroded
• water stains on interior ceilings and walls
• evidence of prior leaks/water intrusion

Siding and Trim

All exterior siding and trim should be examined for durability and proper installation. When more than one siding covers the exterior wall frame a "probe" under the siding is required to test the integrity of the wood frame structure.

• decayed fascia or trim
• water stains and/or decay on the soffit
• excessive gaps between lap siding
• warped or split siding and trim
• asphalt shingle or cedar shake siding which is worn and broken

Chimney and Fireplaces

Fireplaces, chimneys and other venting should be structurally safe, smoke-tight and capable of withstanding heat as well as provide for the adequate discharge of flue gases. Chimneys which are defective or deteriorated or which may constitute a fire hazard should be properly closed with masonry. Most problems with chimneys are caused by deteriorated mortar and soot build up. An inspection must include checking the integrity of the flashing, i.e., the metal strips around the base of the chimney that seal the joints between the masonry and the roof. "Black gunk" on the flashing is a sign that a tar product has been used to correct a leakage problem that may still be unsolved. Also if there is a damper at the firebox and that it properly operates and seals. Signs of smoke on the mantle piece, a sign of poor draft. If the chimney passes through an attic, an inspection of the chimney may reveal signs of deteriorated mortar joints or signs of charred wood. As a precaution, framing should clear the masonry by two inches for interior chimneys.

Insulation and Ventilation

An adequate level of insulation will benefit a house in many ways. Insulation slows down the rate of heat conduction, keeping heat in living areas for longer periods of times. As a result less heat is required in winter and air conditioners usually operate for shorter periods in summer without sacrificing comfort. Adequate insulation may also affect the efficiency of heat/cool systems allowing for unit "down-sizing". For instance, smaller more efficient units may be possible at a savings to the homeowner. Additionally, insulation is usually fire resistant and may serve as a deterrent to flame spread. There are several types of insulation permitted by code: batts and blankets; loose-fill; and rigid board.

• vapor barrier at the crawl space
• operable foundation vents, properly sized
• floor insulation
• attic insulation
• proper ventilation

Windows and doors, including their hardware, need be inspected for proper installation and operation. Windows should not allow for air or water infiltration into the house, including the window's sash or casings. Exterior doors should have safe locks and peep holes. All exterior doors should be substantially weather-tight.

• window counterweights that are broken
• decay around sash and sills
• doors that are warped or binding
• door thresholds that are decayed
• door trim that is warped or decayed
• water intrusion / damage

Any asbestos containing material wrapped around vent pipes should be removed or covered by a professional with a high temperature tape or paint. The age of the system is important, even if the furnace and its means of distribution seems to be sound.

• required plumbing fixtures that are in good working condition and that they are properly connected
• supply and waste lines are sound, i.e. free from defects, leaks, and obstructions
• required fixtures include a kitchen sink, a toilet, a bath sink. shower or tub, and a water heater
• in older houses the presence of old lead soldered pipes can present a major problem
• presence of lead, or galvanized steel water piping
• incompatible materials
• presence of leaks
• integrity of shower / tub enclosures

Forced air systems use air as the medium to carry heat throughout the home. The most common type uses a central heater fired by gas, oil or electricity to heat the air which is blown by a central fan through ducts under the floors or in the ceilings and walls of each room. Most systems of this type need to be installed when the house is built, but modifications can upgrade this system. Insulating all of the exposed duct work, if not already done, can save a great deal of energy and money.

Balancing a forced-air system is accomplished by manipulating the registers and dampers on each branch line to ensure that the heat is equal in all the rooms.

• required emergency shutoff and safety features that are in good working condition and that they are properly connected
• proper heating and cooling temperature differentials
• proper drip plan functionality
• functioning operating controls
• proper air filtration

An inspection of the electrical system includes a search for any potential hazards. Common hazards often found include missing cover plates on junction boxes, receptacles and/or switches improperly sized wiring and fuses. Frequently blown fuses are evidence of overloaded circuits. If you find only fuses in the electrical panel this is an indication that the system is very old. Every house considered for rehabilitation should have at least 100 -150 ampere service coming into the panel. This would be adequate enough to serve a house of moderate size, especially a house with window air conditioning units, microwave, etc.

Structure

The structure is made up of footings and foundations (walls, piers, etc.), floors, walls, and roof framing.  The structural components are designed to work in concert to safely support the the dead loads (weight of the building materials that make up the house, soil around the foundation, etc.) and live loads (weight of people, furniture, snow, rain, wind, etc.)  imposed upon the building. 

An inspection of a house would be incomplete if the performance of the structure were not evaluated.  This inspection includes looking for cracks and/or related problems (leaning, bowing, bulging walls, etc.), which may indicate a failure of the foundation/footings. 

An inspection will look for undue movement of the structure.  While all structures move slightly (they must to carry their loads), the amount of movement should not:

*  cause failure of interior finishes
*  put undue stress on joints or individual components
*  affect the usability and operation of house systems (windows shouldn't jam, pipes shouldn't be broken, electrical wires shouldn't be pulled, etc.) 

Basement, Crawlspace, Piers & Columns

A basement and crawlspace are similar, in that they are both part of a building's foundation.  Both also often house some of a building's systems, i.e., HVAC, plumbing, electrical, etc.  A basement usually has a concrete floor, and can often be finished to turn the area into a living space.  A crawlspace normally has a dirt floor and is ventilated to the outside.   While both a basement and a crawlspace can have cracks and other structural defects which result in moisture intrusion, a crawlspace is more likely to have moisture-related problems, such as mold and rot.

Structurally, either may have continuous perimeter foundations, or they may have piers.  

As with the rest of the structure, an inspection of the basement/crawlspace area will look for undue cracking, movement (sagging, bowing, bulging, leaning, buckling, heaving, settling), deterioration (spalling, rotting), prior repairs, missing components, damaged components (insect or fire damage), poorly anchored components, components with inadequate bearing, improper notching or boring of beams and joists, etc. 

Interiors

The interior of a house is inspected for many reasons.  It can provide clues to structural problems and is often the area where water leakage is first detected.  The interior finishes themselves usually reflect the overall building quality, and their condition helps indicate the level of overall maintenance.  The house interior contains the distribution points of the major systems, i.e., each room should have an adequate heat supply and sufficient electrical outlets.  As with the rest of the house, the inspector is concerned with functions, rather than cosmetics, and emphasis is placed on whether the room will function as intended.  The major components of the interior inspection are:

-  walls, ceilings, and floors
-  trim, counters, and cabinets
-  stairs
-  windows, skylights, and solariums
-  doors
-  basement and crawlspace leakage 

Fascia & Soffit

Soffits and fascia enclose the rafter ends at the roof overhang and may be made of several different materials.  Not all architectural styles use soffits and fascia, so a particular house may not have them.  if there are soffits and fascia, they may be made up of wood, aluminum, fiber-cement, hardboard, OSB, plywood, or vinyl.  many soffits have venting to allow air into the unconditioned roof spaces.  Inspecting soffits and fascia is often difficult sue to the height of these components and their lack of access.  A good inspector will always do his best to inspect them using one or several methods (ladder, binoculars, etc.) .

Many older homes have been re-sided with aluminum or vinyl siding.  It's common for new aluminum or vinyl soffits and fascia to be added at the same time.  These often conceal original wood soffits and fascia.  Damage can be covered by the new materials.  A home inspection, being a visual inspection, often cannot identify concealed problems such as this.  The client should be informed of such limitations in the inspection report. 

Walkways, Patios, Decks, & Porches

More info coming soon.

Driveways

More info coming soon.

What's the next step?

Contact us today for more information about getting your next inspection! You can also order an inspection online by clicking on the link below:

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