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A Home inspection is a non-invasive
visual examination of a residential dwelling, performed for a fee,
which is designed to identify observed material defects within specific
components of said dwelling. Components may include any combination
of mechanical, structural, electrical, plumbing, or other essential
systems or portions of the home, as identified and agreed to by
the Client and Inspector, prior to the inspection process. |
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I.
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A home inspection is intended
to assist in evaluation of the overall condition of the dwelling.
The inspection is based on observation of the visible and apparent
condition of the structure and its components on the date of the
inspection and not the prediction of future conditions. |
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A home inspection will not reveal every
concern that exists or ever could exist, but only those material
defects observed on the day of the inspection. |
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A material defect is a
condition with a residential real property, or any portion of it,
that would have a significant adverse impact on the value of the
real property or that involves an unreasonable risk to people on
the property. The fact that a structural element, is near, at or
beyond the end of its normal useful life, is not by itself a material
defect. |
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An Inspection report shall
describe and identify in written format the inspected systems, structures,
and components of the dwelling and shall identify material defects
observed. Inspection reports may contain recommendations regarding
conditions reported or recommendations for correction, monitoring
or further evaluation by professionals, but this is not required. |
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Exterior
We inspect multiple areas of the exterior. Often the most neglected
part of a home is the exterior. It is important to maintain the
exterior, including painting or sealing hard surfaces. It is particularly
important to keep the house walls sealed. The walls provide the
only barrier against deterioration. Unsealed cracks around windows,
doors, and thresholds can permit moisture intrusion, which is
the principle cause of the deterioration of any surface. Unfortunately,
the evidence of such intrusion may only be obvious when it is
raining. There have been windows discovered that leak while it
was raining, which may not have been apparent otherwise.There
are many styles of windows but only two basic types, single and
dual-glazed. Dual-glazed windows are superior, because they provide
a thermal as well as an acoustical barrier. However, the hermetic
seals on these windows can fail at any time, and cause condensation
to form between the panes. Unfortunately, this is not always apparent,
which is why we disclaim an evaluation of hermetic seals. Nevertheless,
in accordance with industry standards, we test a representative
number of unobstructed windows, and ensure that at least one window
in every bedroom is operable and facilitates an emergency exit.
Structural
The visible structures are inspected. Some of those items include
the foundations, floors, walls, attics and masonry chimneys.Some
residences have a raised foundation and/or a basement. Such foundations
permit access, and provide a convenient area for the distribution
of water pipes, drain pipes, vent pipes, electrical conduits,
and ducts. In the absence of major defects, most structural engineers
agree that the one critical issue with raised foundations is that
they should be bolted.Our inspection of these foundations conforms
to industry standards, which is that of a generalist and not a
specialist, and we do not use any specialized instruments to establish
that the structure is level. We typically enter all accessible
areas, to confirm that foundations are bolted and to look for
any evidence of structural deformation or damage, but we may not
comment on minor deficiencies, such as on commonplace settling
cracks in the stem walls and slight deviations from plumb and
level in the intermediate floor framing, which would have little
structural significance. In the absence of any major defects,
we may not recommend that you consult with a foundation contractor,
a structural engineer, or a geologist, but this should not deter
you from seeking the opinion of any such expert.
Roofing
There is a wide variety of roofing materials we inspect. The following
are some examples of roofing materials used. |
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Composition Shingle Roofs,
which are comprised of asphalt or fiberglass materials impregnated
with mineral granules that are designed to deflect the deteriorating
ultra-violet rays of the sun. |
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Concrete tile roofs are
among the most expensive and durable of all roofs, and are warranted
by the manufacturer to last for forty years or more, but are usually
only guaranteed against leaks by the installer from three to five
years. |
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Composite tile roofs are
warranted by the manufacturer to last for forty years or more, but
are usually only guaranteed against leaks by the installer for three
to five years. |
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Spanish tile, which is made
of clay and is easily broken. Like most inspectors, we elect not
to walk on them but view them instead from a variety of vantage
points using a ladder and binoculars. |
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Gravel roofs are among the
least expensive of roofs. They are designed to last for approximately
fifteen years, and are typically guaranteed against leaks by the
installer for three years. |
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Wood shingles and shakes
are among the oldest of roofing materials. Such roofs have a life
expectancy of twenty-five years, which is similar to many other
roofs, they tend to weather more rapidly and must be carefully monitored
and maintained. |
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Metal roofs are available
as well. The most common ones consist of ribbed, interlocking panels,
or tiles that have been coated with a mineral compound that are
warranted for as long as fifty years. They tend to be maintenance-free,
and many can be walked on, but some can be damaged by careless foot-traffic.
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Flat roofs are designed
to be waterproof, not just water resistant, and to last approximately
fifteen years. They are rarely flat, and generally slope toward
drains, in or near surrounding parapet walls. |
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Slate tile roofs are among
the most expensive and durable of all roofs, and are warranted by
the manufacturer to last for forty years or more, but are usually
only guaranteed against leaks by the installer from three to five
years. • Foam material roofs, originally formulated for use
by the US Navy, are rarely used for residential purposes and should
be evaluated by a licensed contractor who is familiar with the product
if it is. |
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Asbestos tile roofs are
also used. They can be easily broken by careless foot traffic, and
we will not walk on them. The tiles are comprised of cement like
material that contains asbestos fibers, and are completely fire-resistant.
However, they are no longer manufactured, and therefore almost impossible
to service, and when they are replaced the tiles must be disposed
of by licensed asbestos abatement specialists. For these reasons,
and because asbestos is such a litigious issue, we will not evaluate
asbestos tile roofs, and recommend that you schedule an evaluation
of this one by a licensed specialist before the close of escrow.
Roofs are generally designed to be water resistant not waterproof.
Most leaks only become evident after they have caused other damage.
As with most roofs, the majority of leaks occur when a roof has
not been well maintained or kept clean, and we recommend servicing
them annually. Chimneys
We perform inspections
on several types of chimneys. The following are the most common:
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Prefabricated chimneys,
which are constructed on site with approved components.
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Lined masonry chimneys,
which are the most dependable because the flue liner not only provides
a smooth transition for the bi-products of combustion to be vented
beyond the residence but provides an approved thermal barrier as
well.
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Unlined chimneys, or those
without flue liners, are suspect. Although such flues include a
plaster coat of mortar, the corrosive effect of flue gases and the
elements can deteriorate the mortar. In fact, the Chimney Safety
Institute of America reported in 1992 that "all unlined chimneys,
irrespective of fuel used, are very liable to become defective through
disintegration of the mortar joints |
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Pre-cast concrete chimneys
are built in factories and then trucked to a site and erected, as
distinct from masonry chimneys that are built on site with bricks
and mortar. In this respect, pre-cast chimneys are unique. |
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Free-standing metal chimneys.
These chimneys are also known as pot-belly stoves or Dutch fireplaces,
and are among the oldest of chimneys.
The plumbing portion of an inspection includes the following: |
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Gas and Electric Water Heaters.
There are a wide variety of residential water heaters that range
in capacity from fifteen to one hundred gallons. They can be expected
to last at least as long as their warranty, or from five to eight
years, but they will generally last longer. However, few of them
last longer than fifteen or twenty years and many eventually leak. |
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Residential tank-less water
heaters are a relatively new invention. They provide virtually endless
but not unlimited hot water, and require little maintenance beyond
periodic monitoring for leaks, which is to be anticipated with any
type of water heater. |
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Waste and drainage systems
are inspected by flushing every drain that has an active fixture
while observing its draw and watching for blockages or slow drains,
but this is not a conclusive test and only a video-scan of the main
line would confirm its actual condition. |
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Locating the water main
in the house. If the water supply is private and provided by a well,
you should be aware that local and regional standards of adequate
flow vary considerably, but are entirely dependant upon the yield
of the well and are best determined by a specialist. |
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Gas Lines are also inspected. |
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Electrical
Electrical panels are also inspected. National safety standards
require electrical panels to be weatherproof, readily accessible,
and have a minimum of thirty-six inches of clear space in front
of them for service. Also, they should have a main disconnect, and
each circuit within the panel should be clearly labeled. Industry
standards only require us to test a representative number of accessible
switches, receptacles, and light fixtures. However, we attempt to
test every one that is unobstructed, but if a residence is furnished
we will obviously not be able to test each one.Sub-panels are often
located inside residences, but they should not be located inside
clothes closets, where they might be concealed and could impede
an emergency disconnect. However, when they are located outside
they are required to be weatherproof, unobstructed, and easily accessible,
and their circuits should be clearly labeled.
Heating and Cooling Systems
We inspect numerous heating systems and air conditioners. These
include unitary electrical heaters, forced air systems (most common
in the Midwest) and boilers as well as compressors and evaporator
coils. A well designed system is large enough to provide, adequate
heat on the coldest day, adequate air on the hottest day, is reliable,
inexpensive to install and to operate, is quick to respond to its
controls, and is able to heat or cool all parts of the home equally
or differentially. Every system is a compromise in one way or another.
There is no perfect heating system or cooling system which performs
all of these functions.
Attic
If the attic is accessible it will be inspected. However, unless
it is safe and designed to be walked on the inspection is limited.
We check for adequate insulation, water stains, ventilation, and
mechanical ventilation systems. There are many types of insulation.
The following are types you may come across. |
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Batt or rolled fiber glass
or rock wool is placed between joists, studs and beams. |
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Loose fill is polyurethane
foam, or fiber glass which is blown in or sprayed into existing
walls. |
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A rigid form of insulation
is extruded polystyrene foam or expanded polystyrene foam. Polyurethane
foam is also rigid. |
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Vermiculite or Perlite loose
fill which is poured in and found in older homes. It has been replaced
primarily by the newer blown in insulations. |
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We also inspect for any
open junction boxes that may exist from a do-it-yourself home repair. |
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Interior
There are many items in the interior of the home to be inspected.
Some of them include but are not limited to the following. |
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We open and close a representative
number of doors and windows. |
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We inspect the walls, ceilings,
steps, stairways, and railings. |
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We inspect a representative
number of outlets. |
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We inspect garage doors
and garage door openers by operating first by remote (if available)
and then by the installed automatic door control. |
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We also report on windows
that are obviously fogged or display other evidence of broken seals
or do not open. |
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