Click here for our Quick Home Buying TipsYour actual home inspection may or may not include every aspect as stated here.
The home inspection starts at the outside of the house. Grading is one of the most important yet most neglected areas of the exterior of the home. If rainwater pools around the foundation during prolonged periods of rain, the chances of water seepage into basements increase. Gutters, downspouts and splashblocks are recommended to channel rainwater away from the foundation, but many times these relatively inexpensive items are not maintained, or even cleaned out regularly. Overgrown or dead trees can also cause problems if they contact the house, and many houses have trees near them that have become so large that the root system lifts concrete patios, or even worse, penetrate basement walls and cesspool piping. Although swimming pools are not part of the inspection, many times there is insufficient fencing around the pool area. Most municipalities require self-closing gates in backyards where swimming pools are located as children have wandered into neighboring backyards and drowned in other peoples’ pools. Power lines and service entrance wires for the kilowatt meter have been seen entangled in tree branches.
The roof is examined usually by walking on it if it is safe to do so, or by binoculars if the roof is too steep or is composed of slate, clay tile, or in some cases wood shingle. Regular fiberglass/asphalt shingle is by far the most common type of roofing. Old and weathered shingle begins to curl or lift at the edges, or the gaps between the shingle tabs are very wide from expansion/shrinkage and this is usually when the roof is well past the need of replacement. Installing a second layer of shingles on top of a previous layer is quite common, but most municipalities prohibit a third layer of shingle. The weight alone is one good reason for this, but roofing companies will still do this when they know it should not be done.
Once inside the house, the basement (if one exists) is usually the first place the inspector will go. Signs of water seepage and dampness are investigated. Plumbing components are examined for dissimilar metals as galvanic corrosion can result when copper and galvanized pipe are connected together. Signs of leaks, past and present, are noted when found and are included in the inspection report. Calcium build-up at sweated pipe connections means a tiny leak has developed and even though no water is visible, the calcium is a sign that water has leaked and evaporated, leaving the minerals behind. Traps- the u-shaped pipe under sinks and bathtubs- are sometimes not installed in the drain piping which can let the smell of a cesspool enter the kitchen or bathroom, and these gasses are toxic.
The water main, if visible, is checked for leaks and usually a ground wire from the electric service panel is connected to the water main. Sometimes however the ground wire is missing or connected to the wrong side of the main. If the water meter is removed for replacement, the panel is temporarily ungrounded, and sometimes the ground is not properly fastened or the connection has corroded. This can wreak havoc with computers and other sensitive electrical devices.
This brings us to the electrical system. In older homes, the original electrical service panel is still in place in the basement or the garage, and is also found in other rooms of the house as well. These older panels are usually not an area for concern, but often though, the homeowner has added a room, or converted the garage or attic into living space and has installed new wiring for switches and receptacles for lighting and other necessary items, but there is no room in the service panel to add another circuit breaker. This new wiring is sometimes installed in the circuit breaker where an original wire already exists and thereby adds many more electrical devices to the circuit that it was not designed for- this can be a fire hazard. This is called double-tapping and is one of the most common problems found in electrical service panels. Another common problem is water in these panels. Rainwater clings to the thick wire- known as the service entrance wire- that enters the top of the meter, and trickles down this wire into the top of the service panel. Corrosion on circuit breakers is usually the result, and the circuit breaker then needs replacement. The problem is usually solved by caulking or pliable putty in the right location, and only a licensed electrician should evaluate this for the proper course of action.
The heating system which, is usually found in the basement, but can be found in closets or garages, is always examined during the inspection. The thermostat is operated and when the system is working, the area is checked for signs of fuel leaks-gas or oil- and a service tag with the history of service is examined. Many times there is no service tag or receipt from the seller indicating the last date of service, so in this case it is always recommended that the system be checked before closing by a licensed technician. Furnaces, whether they use gas or oil, make hot air which is circulated throughout the house via ductwork. This ductwork should be cleaned on a regular basis- especially if the occupants suffer from allergies or are bothered by dust. Boilers on the other hand boil water that is circulated with a pump through baseboards or radiators. Steam boilers also boil water, but these systems deliver heat via rising steam through larger diameter pipes, and the steam eventually looses its heat and condenses back into water which flows down the same pipe that the steam rose through. Older steam boilers are known for having asbestos pipe insulation covering the steam piping, and it is almost always recommended that the asbestos be removed by a licensed asbestos abatement company as this material is a known carcinogen. Old linoleum floor tiles were sometimes manufactured with asbestos as well, but this is only a health issue when they are removed
In many cases the oil tank is in the basement as well, but underground oil tanks are prevalent in older neighborhoods and can be of concern as there is no way to determine the age or condition of the tank, therefore it is always recommended a licensed tank testing company perform a vacuum test. Steel tanks can rust and if oil seeps into the soil or the groundwater, cleanup cost can be very high. Above ground tanks are usually installed and the old tank is abandoned. Proper procedures are required for oil tank abandonment.
The air conditioning system, sometimes part of the furnace and located in the basement, is also part of the inspection and is operated to see if the air is cool and dry. Some systems that are out of adjustment can actually emit cool humid air which in extreme cases can cause mold growth. If the temperature outside the house has not been 65 degrees F for the past 24 hours, the air conditioning system (and individual units) cannot be tested as the compressor can be damaged. The air conditioning compressor for most central air systems is usually located outside the house as it is a large unit, and does have a noticeable sound when in operation.
After checking the systems in the basement that were mentioned previously, the inspector will usually check the structural components such as columns, sill plate, joists, crawl spaces, and foundation. The search for evidence of termites is always a priority, and MHI always recommends a termite inspection by a licensed pest control company which, when requested, is arranged for your convenience. It is our opinion that most homes on Long Island had, have, or will get termites at some point in the life of the structure. It is always suggested that you have the house checked annually for termites, carpenter ants and powder post beetles as well.
When the inspector is finished in the basement, the kitchen is usually the next stop. The appliances are checked for operation, switches and receptacles are tested with an electrical tester, and ceiling fans are operated when found. The sink cold water is run for at least ½ hour as other bath fixtures are tested. A small drop in water pressure is usually noticed when the toilet is flushed, but sometimes, although rarely, a large drop in pressure is found at the sinks. The bathrooms are also checked for tile damage, missing tile grout, shower surrounds, trip lever mechanism function (keeps water from draining from bathtub), leaking fixtures, loose toilets, leaks under sinks, GFI receptacles, and exhaust fan operation if one exists.
Bedrooms are checked for heat, window operation, a representative number of outlets and switches are checked, and stains in ceilings can be a sign that water has leaked in from the roof or other areas.
Some attics can only be entered from a small ceiling hatch in a bedroom closet. Many times this area cannot be entered due to the size of this opening, or due to closet shelving systems, and this area cannot be easily checked. Meticulous Home Inspection uses digital cameras throughout the inspection, and if the attic cannot be entered, many times the camera can be used to go where the inspector cannot go. This is one reason Meticulous Home Inspection does not give the report on site- there has been more than one occasion that pictures have revealed what would normally have not been seen.
Staircases and railings are another aspect of the home inspection. Proper rise and run (height and depth of the stair treads) are important as an uneven rise can cause trip and fall issues. Railings have been found very loose and could give way if fallen upon.
Lead paint was used for many years in older homes as well and is usually found in original wood doors, door and window trim and jambs, and handrails and balusters for staircases, to name a few.
Exterior doors are examined for proper operation and seal, and a representative number of windows are operated to make sure they seal and lock properly.
Garage doors that have electric openers usually will have photo sensors that detect when an object is in the path of the downward moving door. These sensors can be knocked out of alignment causing them to not operate at all. These sensors should be checked regularly for proper operation- especially if children are present in the home.
These areas, and many more too numerous to mention are part of a Meticulous Home Inspection, so before you complete the transaction make sure you have the house you wish to purchase inspected by a licensed, insured and experienced inspector who belongs to the National Association of Home Inspectors. Remember… don’t be ridiculous, call METICULOUS!!!
