The identification of significant indicators during a residential property inspection is a multifaceted endeavor, subject to regional nuances within various states across the United States.
Paramount to this undertaking is the adept prevention and circumvention of these identified markers, thereby ensuring the judicious conduct of the home inspection procedure.
Presented herewith are fourteen discrete red flags that have hitherto received limited discourse within the domain of residential property inspection.
Step 1: Initial Observation and Assessment
As I approach a property, my initial impressions often provide valuable insights. Whether the residence exudes a sense of long-term habitation spanning decades or reflects recent acquisitions with intentions of renovation, my preliminary perceptions guide further investigation.
While these initial intuitions inform my perspective, they are substantiated by objective observations—facts that form the foundation of my assessment.
It’s important not to solely rely on surface cues, such as a freshly painted exterior, as indications of property flipping.
Instead, the presence of such renovations may signify a robust real estate market, motivating longstanding homeowners to enhance their property before listing.
For instance, in the case of this property, despite the new paint, it is understood that the family has occupied it for over two decades.
Fresh paint, in itself, isn’t a definitive red flag.
However, my attention is piqued by the scattered debris across the yard—discarded lumber, aged insulation, paint containers, and residual paint fragments.
This collection of debris serves as a contextual clue rather than a conclusive judgment.
Nevertheless, its presence hints at the possibility that the undertaken work lacks the professionalism one might expect.
In essence, while my initial impressions set the tone, my role entails meticulous scrutiny and collection of concrete information to ensure a comprehensive understanding of the property’s condition.
“It’s worth noting the presence of paint chips scattered on the ground—a characteristic of older homes, suggesting the likelihood of lead-based paint.
During the preliminary walk-around, I gain a preliminary insight into the systems that will demand more in-depth evaluation later.
The foundation bears the expected traits for a dwelling of this vintage situated on a relatively level plot. Notably, some degree of movement has occurred.
The discernible gap between the siding and foundation, an outcome of foundation rotation, will become particularly evident as we venture into the basement with backlighting from the sun.
The presence of a three-wire service entry indicates that the electrical service delivers both 120 volts and 240 volts.
Upon inspecting the service panel, it becomes apparent that it employs an outdated brand, one that poses challenges in obtaining replacement components.
Consequently, replacement of the service panel appears likely.
Furthermore, a prevalence of nonstandard plumbing connections on the exterior attracts attention.
Although common for older properties within the locality, this observation has sparked my curiosity about the interior conditions that await further exploration.
Step 2: Exterior Examination
An attribute commonly observed among homes of this era in this particular locality is the use of horizontal redwood siding directly affixed to studs, effectively serving as both siding and sheathing.
Notably absent is the presence of building paper behind this siding, a design choice with its own merits and drawbacks.
While this configuration allows air to permeate like a sieve, it also possesses the advantage of facilitating the drying of any excess moisture, which consequently mitigates the risk of rot within living-space walls.
However, an insightful narrative unfolds when we shift our focus to the basement and the perimeter of the foundation.
A significant consideration pertains to the proximity of the siding to the soil.
A more comprehensive evaluation will be conducted beneath the structure, yet initial indications point to the emergence of new paint at the lower sections, which has begun to peel prematurely.
This occurrence suggests the likelihood of moisture absorption by the siding, a phenomenon referred to as wicking.
Turning our attention to the upper reaches, the eaves exhibit signs of wear. Noteworthy is the presence of splitting trim elements.
Furthermore, those protruding beams extending beyond the roof line are particularly exposed to the elements.
Enhancing their longevity involves conscientious practices such as regular painting or effective flashing.
It is essential to acknowledge that houses constructed in earlier times held commendable qualities but remained inherently imperfect.
Step 3: Roof Assessment
During the roof inspection, I generally abstain from taking notes. My priority lies in maintaining awareness of my surroundings and ensuring my hands are readily available to manage any unforeseen circumstances.
Upon evaluating the composition of shingles adorning this roof, I’ve identified a moderate level of wear.
Several areas display a growth of moss, a few nail heads are exposed and necessitate sealing or coverage, and specific shingle rows are spaced excessively apart, rendering them overexposed to the elements.
Nevertheless, the pivotal concern regarding this roof pertains to its slope, which proves inadequate for the utilization of composition shingles.
A more fitting selection would have entailed built-up or modified bitumen roofing, particularly for the front roof section.
However, it is worth emphasizing that when employing composition shingles on a low-slope roof, precision in executing details is paramount.
Regrettably, this instance fails to uphold these standards. Evidently, the shingles within its valleys are lifting, potentially permitting water ingress.
In cases of center-cut valleys, it is imperative to offset overlapping shingles by a few inches, thus preventing the cut line from intersecting the middle of the valley.
This vital practice was neglected. Additionally, the placement of metal flashing on the exterior edges of the roof, as opposed to being overlapped by shingles above, may result in water accumulation.
The gutters exhibit signs of deterioration and necessitate replacement, while the downspouts discharge water too close to the foundation—compromising effective drainage.
Indeed, the excessive presence of goop (mastic cement) across the roof surface raises concerns.
An abundance of goop often indicates underlying issues, such as leaks or inadequate shingle adhesion.
The overarching perspective reveals a roof with a discernible sag, which is typical in older residences with undersized rafters.
Upon venturing into the attic, I will conduct an examination to identify potentially cracked rafters and signs of leaks.
It is reasonable to assume that, even after a century of service, the roof framing remains functional despite its sagging disposition.
Step 4: Attic Evaluation
Upon examination of the attic, the observed elements fall within the anticipated spectrum. The framing, though aging and outdated, is noticeably intact, lacking a ridge board yet thankfully devoid of any broken rafters.
It’s pertinent for any future roofing endeavor to include a comprehensive assessment of the framing by a qualified contractor.
A specific concern involves the presence of knob-and-tube wiring, alongside exposed electrical connections which ideally require enclosure within a protective box.
The insulation within the attic is a blend of blown-in fiberglass and some fiberglass batts.
Of note, a collection of newspapers is discovered within this space, representing a potential fire hazard that merits attention.
The presence of unscreened attic vents raises concern, as they are susceptible to facilitating the ingress of various pests and insects.
Further, the observation of water stains within the attic introduces ambiguity regarding their activity status.
It’s worth emphasizing that when accessing the attic via an access hatch, the utilization of eye protection is recommended, especially if the hatch hasn’t been opened for a significant period, as it might lead to the release of dust and debris.
In an overarching assessment, the attic’s current ventilation falls short of adequate requirements.
Enhanced ventilation measures are imperative to maintain optimal attic conditions and mitigate potential issues.
Step 5: Foundation, Basement, and Substructure Examination
Significantly, beneath the residence is where pivotal components reside: drainage, foundation integrity, HVAC, and plumbing systems—key investments in the property.
In close proximity is the conspicuous gap we previously identified above the foundation during our exterior assessment.
This gap represents the exposed backside of the siding, devoid of any protective building paper.
Often, homeowners contemplate converting basements in older properties with lofty ceilings into usable living spaces.
However, this transformation isn’t always feasible. Despite the current relatively dry conditions, the absence of building paper, or a moisture barrier, is noteworthy.
While exterior siding facilitates natural drying in case of water infiltration, sheetrocking the framing as is may inadvertently trap moisture within the walls, potentially culminating in mold proliferation.
Foundations of this vintage seldom incorporate steel reinforcements.
The nature of adobe soil, expanding during wet months, often leads to the shifting of shallow foundations like the one under scrutiny. Predictably, cracks emerge as a result.
As observed in the corner of the crawl space, which retains its original foundation, a prominent inch-wide crack is evident.
Moreover, the foundation’s rotational shift is unmistakable and indicates an impending need for replacement.
Despite the modest slope of the lot, this corner, situated at the higher elevation, likely accumulated surface water over time, exerting pressure on the foundation.
The initial construction featured shallow footings and encompassing crawl space. Subsequently, an expansion was undertaken to accommodate a laundry area and water heater space, necessitating excavation.
The existence of a retaining wall demarcating the crawl space from the laundry room draws attention.
Notably, assessing the depth of this concrete retaining wall is complex due to the lower portion being concealed with mortar parging.
Establishing a retaining wall directly beneath an existing footing, particularly in this context, typically demands substantial engineering and financial investment.
While this above-section of the wall may convey a sense of solidity, a comprehensive evaluation by a structural engineer is indispensable.
Step 6: Electrical Inspection
The property’s electrical system encompasses three distinct wiring types: Romex®, flexible metal cable, and knob-and-tube wiring.
Notably, the insulation of knob-and-tube wiring tends to become brittle and deteriorate over time, particularly in attics and ceiling-mounted fixtures.
Consequently, it’s understandable that many insurers refrain from underwriting policies when knob-and-tube wiring remains operational.
The coexistence of these various wiring types is a common characteristic within older homes where comprehensive electrical updates have not occurred.
Additionally, a frequent occurrence is the reliance on numerous extension cords due to an insufficient number of outlets.
This practice, aside from its inconvenience, poses a significant fire hazard that necessitates prompt rectification.
Grounding emerges as another critical consideration. While a significant portion of the receptacles are of the three-hole type, my testing indicated that a notable fraction lacked proper grounding.
Consequently, a professional electrician should undertake a thorough assessment to implement the necessary upgrades.
While several outlets are equipped with Ground Fault Circuit Interrupter (GFCI) protection, further expansion is warranted, especially in areas like the basement laundry section.
Given the age and state of the service panel, prudent foresight suggests that an overarching electrical enhancement for the entire property would be advisable in the near future.
Water Heater Assessment and Plumbing Considerations
Returning to the water heater, it’s discernible that the unit is leaning, a condition that could be remedied with the installation of a new pad to restore vertical alignment.
Notably, the water pipes positioned above the water heater lack proper electrical bonding for safety.
The flue pipe responsible for venting the unit is concerning due to its downward slope prior to ascending. This configuration has the potential to cause flue gas leaks and premature flue corrosion.
Additionally, it’s noteworthy that the single-wall vent pipe penetrates a wooden wall, a direct violation of code standards.
Single-wall vents necessitate a minimum clearance of 6 inches from combustible materials.
Furthermore, the water heater tank possesses a lone seismic strap, while standards dictate the presence of two.
A Temperature and Pressure Relief (TPR) valve is present; however, the employment of a flexible pipe for the discharge valve is inadvisable, as it has the potential to obstruct proper discharge flow.
In terms of waste piping, a diverse array of materials is evident, including cast iron, galvanized steel, copper, and ABS piping.
Such an amalgamation is characteristic of older residences.
Notably, the old cast-iron pipes exhibit signs of rust attributed to previous leaks, signaling the necessity for their replacement.
Plumbing Evaluation and Water Heater Inspection
Attention is directed toward the 40-gallon, gas-fired water heater, indicated by the ANSI (American National Standards Institute) date of 2006 on the manufacturer’s plate.
To approximate the installation timeframe, I typically add 2 years, which in this case suggests an installation year of approximately 2008.
With an anticipated useful lifespan of around 11 years on a national average, the water heater remains at roughly half its operational life.
In our region, where water quality is favorable, an extended life expectancy of about 15 years can be anticipated.
This specific water heater reveals several concerns. Commencing with a 1/2-inch water supply pipe that inherently restricts flow, the overarching challenge becomes evident in the undersized supply main—comprising a 1/2-inch diameter galvanized steel pipe.
In contemporary construction, a minimum standard of 3/4-inch copper is mandated for the supply main.
The presence of the smaller pipe diameter combined with the presence of mineral deposits within the galvanized pipe exacerbates water flow constriction.
My external water pressure test yielded a reading of 70 psi, within the acceptable range.
However, given the constrained supply of piping, a substantial reduction in water flow is anticipated when multiple faucets are simultaneously engaged.
Revisiting the water heater, its pronounced leaning can be rectified with the installation of a new pad to restore vertical orientation.
Notably, the electrical bonding of water pipes above the water heater is lacking for safety.
A noteworthy concern pertains to the flue pipe venting the unit, characterized by a downward slope preceding an upward ascent.
This configuration is prone to flue gas leaks and premature flue corrosion.
The penetration of a single-wall vent pipe into a wooden wall constitutes a code violation, as these vents necessitate a minimum clearance of 6 inches from combustible materials.
The water heater’s singular seismic strap prompts the need for an additional strap to adhere to safety standards.
While a Temperature and Pressure Relief (TPR) valve is present, its usage of flexible pipe for discharge violates regulations, as it holds the potential to obstruct proper discharge flow.
Turning to waste piping, a medley of materials—cast iron, galvanized steel, copper, and ABS piping—is evident.
Such a varied assembly aligns with the norm for older residences.
Notably, the rusty appearance of the old cast-iron pipes signifies past leak occurrences and prompts their replacement.
Heating and Cooling System Evaluation
In the subfloor region, specifically within the crawl space, a gas-fired furnace is present.
This system incorporates a fan-powered, induced-draft venting mechanism that efficiently draws exhaust fumes through a heat exchanger.
Furnaces of this design, often referred to as ‘plus-80 systems,’ typically boast an efficiency rating of 80% or higher.
The furnace’s data plate discloses the manufacturing year of 2002, positioning it midway through its anticipated lifespan.
However, this furnace displayed a lack of responsiveness to its controls, and the heat exchanger’s state was unobservable to potential cracks.
As a precaution, it is recommended that the furnace undergo a comprehensive inspection by an HVAC specialist to address any necessary repairs, ensuring its optimal functionality.
This recommendation extends to all heating and cooling systems, given their increased complexity and reliance on advanced technology.
Additionally, I observed two noteworthy matters.
The service-disconnect fuse surpasses the rating stipulated on the unit, necessitating its replacement with an appropriately sized fuse.
Moreover, the furnace employs aluminum vent piping—an unauthorized gas appliance venting material.
In many jurisdictions, the use of double-wall, Type B vent piping is mandated.
This type of venting material offers cooler operation, and enhanced efficiency, and requires only a 1-inch clearance from combustibles.
Step 9: Chimneys, Flues, and Fireplaces
This particular residence does not feature a masonry chimney.
Regardless of the chimney or flue pipe’s material, its integrity is paramount to prevent the escape of superheated gases that could potentially ignite combustible materials such as wood framing.
An imperative consideration for inspectors involves assessing the required clearance distances between chimneys or flues and combustible elements, as stipulated by applicable building codes.
Step 10: Interior Insights
Insights gleaned from closets can reveal concealed truths.
Often overlooked in terms of painting, closets are prone to displaying cracks or stains stemming from roof leaks.
While minor cracks may not be alarming, significant cracks could indicate underlying foundation shifts.
Typically, painters mask or rectify these imperfections, rendering the task of inspection somewhat challenging.
Given the propensity of homeowners to avoid the expense of repainting closets, these unadorned spaces can provide valuable insights into the property’s condition.
Step 11: Doors and Windows Analysis
Inspections entail more than merely unraveling mysteries; occasionally, noncompliant conditions are manifestly evident.
An illustrative example is the bedroom casement window (not depicted), which fails to meet egress requirements in the event of a fire.
Furthermore, its outward-swinging configuration onto a deck introduces a safety concern, as potential collisions could result in injuries.
Although codes do not expressly prohibit windows from opening onto decks, it’s advisable to avert unnecessary risks.
Regarding egress, if the home’s original windows are in question, alteration is not obligatory.
However, if later additions are inadequate for egress and were installed without proper permits, significant complications could arise.
The situation indicates a violation of building codes that necessitates rectification.
Many older homes, given their age, often lack adherence to contemporary egress requirements.
Houses constructed in the 1950s, for instance, frequently incorporate smaller, modern windows situated higher up, precluding easy entry or exit.
My reports underscore these issues, ensuring buyers are informed about the property’s conditions.
When such windows are situated within a bedroom, upgrading might be required to satisfy code mandates.
Step 12: Kitchen and Bathrooms Assessment
Within this kitchen undergoing a substantial renovation, certain elements are evident to the homeowner, such as the yet-to-be-installed cabinet pulls and the uncapped gas valve for the stove connection.
As an inspector, it’s imperative to refrain from presumptions about future developments.
Any aspect deemed unsafe or non-compliant with codes during my assessment is documented in the report.
Numerous openings in the cabinet wall beneath the sink warrant attention and repair.
Proper caulking around sink edges is essential to prevent water intrusion between the sink and countertop.
The presence of moisture damage to the cabinet beneath the sink raises concerns, potentially attributed to a negative slope in the trap arm or excessively elevated drain outflow.
Rectifying the configuration of the sink drainpipes is necessary.
Commendably, the kitchen is equipped with several Ground Fault Circuit Interrupter (GFCI)-protected receptacles, enhancing safety.
This safety feature extends to the bathrooms, where GFCIs are also present.
In the context of the property’s two bathrooms, the fixtures, while exhibiting signs of wear, remain functional.
Caulking is required for tub tile joints and similar areas.
It’s noteworthy, however, that the toilets in both bathrooms are confined.
In compliance with contemporary California standards, a minimum of 21 inches of clear space in front of the toilet and at least 30 inches of side-to-side space, encompassing the toilet’s width, are prescribed.
Inspectors frequently scrutinize the area beneath the kitchen sink, which serves as a hotspot for potential issues.
Even minor leaks from faucet washers can, over time, saturate the cabinet and foster deterioration.
Notably, when multiple faucets are engaged concurrently, water flow experiences a notable decline, unsurprising given the utilization of a 1/2-inch-diameter galvanized steel main supply pipe.
Bathroom drainage proves sluggish, particularly in the case of the tub, indicating the potential need for unclogging.
The impending replacement of both supply and Drain, Waste, and Vent (DWV) pipes may be a consideration.
Both bathroom exhaust fans direct their emissions into the attic, necessitating the installation of extension ducts to vent moisture to the exterior of the building.
Discharging humid air into the attic is ill-advised, as trapped excess moisture is conducive to mold and rot development.
Step 13: Garage and Attached Structures Evaluation
Adjacent to the property is a detached garage situated toward the rear of the lot, which I refrained from inspecting per your request.
Given my familiarity with garages of this era, it is likely constructed with outdated methods, featuring shallow foundations that often come into contact with the ground, leading to prevalent rot issues.
Inadequate drainage is commonplace, and the concrete floor tends to exhibit cracks and unevenness due to the absence of reinforcing steel.
In the context of attached structures, notably decks, a concern is evident from an underside perspective. The spacing between the joists of this deck is wider than recommended.
At present, the deck ledger is secured using undersized galvanized screws, which could potentially shear under excessive load, causing the ledger to detach and the entire structure to collapse.
To ensure safety, the ledger should be attached using structural screws specifically designed for this purpose, along with lateral load connectors.
All connections, whether joists to the ledger, stair treads to the deck, or treads to stringers, should be reinforced with metal connectors.
The absence of diagonal bracing renders the deck susceptible to collapse in the event of movement, be it seismic activity or crowd-induced weight.
Moreover, the deck posts rest atop precast concrete pier blocks that sit directly on the ground, making them prone to shifting during an earthquake.
Posts should be anchored to secure footings.
Railing integrity is another crucial aspect. While the railing height might comply, it’s essential for railings to resist a force of 200 pounds, applied at a height of 42 inches from the deck.
This requirement entails significant torque, necessitating tension ties for railing post-to-deck connections.
Step 14: Hazardous Materials Consideration
The potential hazards linked to lead paint and asbestos are extensively documented. While generally non-threatening unless they become airborne, these substances warrant careful management during renovations.
Engaging an abatement specialist, equipped with training to minimize contamination and ensure safe material disposal, is advisable in such scenarios.
Recognizing their significance, I dedicate a separate section in my reports to hazardous materials.
While these materials concern homeowners, they hold even greater significance to me.
As an inspector, I often navigate areas with hazardous substances, prompting a serious approach to attire.
Appropriate gear includes a hat, sturdy leather boots, durable coveralls, kneepads, a snug-fitting mask fitted with a HEPA filter, and heavy-duty leather gloves worn over rubber gloves.
Rubber gloves serve as protection from toxic chemicals like copper naphthenate—used improperly by unscrupulous contractors during mudsill and subfloor repairs.
Instances of accidental contact with such chemicals without rubber gloves have left me ill for days.
Occasionally, naturally occurring conditions underneath a property prove nearly as detrimental as illegal chemicals.
Examples include raccoon latrines, where communal trenching is employed.
Upon concluding the inspection, I promptly store the coveralls in a plastic bin to prevent their contents from dispersing within my vehicle.”
Conclusion: Comprehensive Property Inspection Insights
Navigating the complex landscape of property inspection involves meticulous evaluation of each component.
From foundational elements to hazardous materials, the examination unveils crucial insights that influence both safety and informed decision-making.
As we’ve traversed each step, it’s evident that a systematic approach is imperative to identify potential red flags and opportunities for enhancement.
Understanding the significance of each aspect, from exterior conditions like stucco integrity to interior fixtures like flooring and plumbing, is essential for ensuring a property’s overall quality.
Beyond mere observations, inspectors must decode subtle cues that hint at deeper issues, such as cracks, moisture damage, or improper installations.
By capturing these details, inspections reveal both the present state of the property and potential areas requiring attention.
The diligence invested in examining foundational aspects such as the roof, attic, and electrical systems contributes to comprehensive evaluations.
With each step, our narrative emphasizes the need for adhering to contemporary standards, from roofing materials to electrical grounding and ventilation systems.
The presence of hazardous materials, like lead paint and asbestos, underscores the importance of safe renovation practices and the engagement of specialists to manage potential risks.
The concluding message underscores the intricate dance between inspector and property, where astute observations harmonize with regulatory standards and technical know-how.
These insights serve as beacons of awareness, empowering homeowners and potential buyers to make informed choices about property investments.
In sum, the journey through these inspection steps illustrates the power of meticulous assessment in safeguarding safety, enhancing property quality, and facilitating informed real estate decisions.
What do you think?
References:
The Complete Guide to Home Inspection' by Roger C. Robinson and Michael Litchfield (2015)