What to Expect During the Home Inspection

Most inspectors will evaluate the following:

1. The roof and attic space
2. Exteriors, gutters and downspouts
3. All doors and windows
4. The electrical system
5. The plumbing system
6. The interior of your home including the built in appliances (go ahead and load your dishwasher, add soap and the inspector will turn it on for you!)
7. Heating systems
8. Water heaters
9. The crawlspace and/or basement.

The Inspector will not remove any objects even if they are impeding the inspection.  Therefore, the seller should do the following:

• Remove all items that are situated on the windowsill

• Remove all items that are directly in front of the fireplace

• Make sure that there is nothing blocking the electrical panel

• Adequate space needs to be provided to inspect the furnace and water heater

• If you have a crawl space, make sure that the access is clear

• If your attic access is through a bedroom closet, remove any of the clothing that would impede the inspection

Please leave any special instructions regarding pets, alarms, etc. in the home.

Please leave a phone number where you may be reached in case we do encounter a problem

The inspector will not reset a circuit breaker that has been tripped or a water control that has been turned off.  If either of these has been done intentionally, please leave a note for the inspector.

The average time for an inspection is 2.5-3.5 hours.  Generally the buyer’s agent will be present during the inspection.  It is preferred that the sellers not be present.

Common Items Found During the Inspection

Earth to Wood Contact

Probably the most frequently noted condition.  Any contact by dirt against a wood surface, including pressure treated wood, will eventually result in deterioration to the wood.  Soil and bark dust should be removed to six inches below any wood siding.

Bushes, Shrubs and Trees

In contact with, or adjacent to the siding of the home.  Like wood/soil contact this condition permits moisture build up and provides a path for wood destroying insects.  Trim back from the side of the house at least 12 inches.

Firewood

Or any other wood or lumber should not be sores against the house.

Caulking

Tub and/or shower.  Two area of concern: (1) Where the vinyl flooring meets the tub or shower (2) between the tiles.  The breakdown of proper caulking is the major cause of rot in the sub-floor and wall structure surrounds (tile, marble, etc.)

Roof

Replace missing shingles or repair damage flashing.  Wood roofs should be cleaned and treated.  High pressure water cleaning is not recommended as the method frequently causes damage to the wood.  Cleaning by hand or with a high pressure air system is preferred.  Remove or trim back any tree branches that extend over, or near to, the roof.  Composition roofs with moss buildups may be treated to both eliminate the moss and enhance the appearance.

Gutters

Should be completely clear of all foreign material.  Check the opening at the downspout to be sure it is draining properly.  Add gutter screens if missing.  Repair any sagging or bent gutters and any leaking joints.

Downspouts

Check to make sure they are draining properly.  If they terminate directly onto the ground, add splash blocks to divert water away from the house.  If they terminate into the ground verify that proper drainage occurs by running water into the drain tile.  (“Ponding” water from improper downspout runoff is a major cause of flooding in a crawl space or basement.)

Crawl Space

Another area wherein adverse conditions are frequently noted.  Remove all storage from around the access hole.  Remove all wood scrap, cardboard  and other debris.  Any fallen insulation should be repaired or replaced.  Check for any obvious leaks at traps and toilets.  Check to make sure that all ventilation holes are clear and have not been covered.  (Hint: older homes generally do not have adequate ventilation.)

Hot Water Tank

Requires proper venting and safety release discharge valve.  Tanks heated with natural gas should have earthquake straps.  (Draining a hot water tank at regular intervals will significantly increase the life span.)

Attic

Check to make sure tat exhaust fans do not vent into attic.  Also look for signs of roof leakage.  Clear anything that is blocking ventilation.

Toilets

Frequently loose.  Tighten the closet bolts (not too tight) that hold it down.  Optionally you can replace the wax ring and closet bolts with new ones.

Porch/Deck

Check the deck/porch flooring and replace damaged material.  Check the railing – many decks have very loose railings.  Often elevated decks lack proper sway braces that can be easily added.  Again, make sure that any deck support posts do not have any earth-wood contact at the base.

Appliances

Verify that all of the top elements on the range are working and replaced if needed.  Check that all of the oven features work.  Make sure the kitchen vent works properly.  Inspect the dishwasher particularly for door seal leaks.