Most common inspection items

Lots of times clients ask me what things can come up on a home inspection. Buyers want to know what to be aware of and how it will impact the offer we write on a property. Sellers want to know what they need to do to maximize their profits on their most valuable asset. Buyers and sellers both want to know what I can do to help them be well positioned regardless of the results of the inspection.

Most problems can be described in two words, "deferred maintenance." Other problems may have existed since the original construction. Whatever the origin, they all can be fixed - for a price.

The most common problems are....

Foundation
The clay subsoil of Texas expands and contracts according to the amount of water in the soil surrounding the clay. Excess water causes the clay to expand and lift watever is sitting on it.

If your inspection report indicates foundation problems or you see signs that indicate a problem, it is wise to have the foundation evaluated. Remember our Strategic Alliance partners are always ready to provide world-class service.

Drainage
Settling of soil next to the house, poor initial landscaping and poor rainwater run off management are the leading causes of this type of problem.

Poor drainage allows water to stand next to the slab, and that water enters the soil surrounding the clay subsoil. That can lead to the foundation problems noted above.

Fixes for these problems include downspouts and splash blocks, gutters and regrading areas adjacent to the house. French drains and, in some cases, cutting roots that form dams to natural drainage are other options. The most important thing to do is direct rainwater away from the house.

Roofing
If a roof leaks, the most common places for them to begin are at the chimney flashing, structural flashing and roof penetrations.

Roof penetrations are where anything goes through the roof itself, such as plumbing or water heater vents or the chimney. Missing or damaged shingles or a roof that has reached the end of its life expectancy are potential sources of leaks.

Heating, ventilation and air conditioning
Air conditioners Texas work long and hard before they suddenly stop working. Most of the time the problem is as simple as a freon charge or replacing an electrical contact. Other repairs, such as condenser replacement, are more costly.

Older electric furnaces sometimes need to have elements rewired. Heat exchangers on gas furnaces can rust and become dangerous. When this happens it may be more economical to replace the entire furnace.

Electrical
Ground fault circuit interrupters (GFCI's) are probably the most common item we see on the list of recommended repairs. GFCI's are required on electrical outlets within six feet of the water supply in kitchens and bathrooms, on exterior locations, in garages and around whirlpools, spas or swimming pools.

Using circuit breakers that are the wrong size for the wire attached to them is another common problem. Sometimes we also see "stunt wiring," a homeowner's do-it-yourself project that is a fire waiting to happen.

Plumbing
Fixing a leaky faucet or drain can take hours, even if you know what you're doing. Other common problems include leaking commodes or ones that are not mounted securely to the floor and leaking pipes in the attic or under pier and beam foundations.

Trim and siding
You may have noticed that it can rain a lot in a short period of time here in our great state. Houses need to be caulked and painted regularly or moisture will begin to rot exterior (and sometimes interior) wood. Fascia, soffits, siding and window and door trim are all candidates for this type of deterioration.

Doors and windows
Whether inside or outside, doors can stick, get damaged or become delaminated (when the thin covering of wood veneer starts to come off). And some houses have just suffered from serious neglect.

Other common problems include broken windows and missing screens. Windows may not lock securely, and exterior doors may not have a lock that can only be operated from the inside.

Water heater
Water heaters in the garage or in a room that opens directly into the garage must be elevated 19 inches above the finished floor. That's so the burner or igniter in the water heater will not ignite gasoline or other volatile vapors and cause a fire or explosion.

Water standing beneath the water heater, rust on the tank or single walled exhaust vent pipes are also potential problem areas.

Miscellaneous
This category catches everything missed in the other nine. It could be anything from a cook top that doesn't work to rotten fencing. It includes damaged decking, holes in the yard and nonfunctioning door bells.

Remember not all items noted on an inspection report require repair or replacement. Many houses were built before current codes were written, and just because an item does not meet todays code does not mean there is an imminent danger.

Sellers are not required to bring a home up to todays code. Most of the time a seller will correct safety issues. Ideally, a seller will provide a price reduction equal to the value of these repairs, and the new buyer can have these items completed by the contractor of their choice (remember our Strategic Alliance partners!).

Does this information bring other questions to mind? Remember I'm just a phone call or email away!