REPORTING- LESSON 2: SECTION 2 – Common Methods used to Inspect Particular Components

THE INSPECTION PROCESS

Introduction Each home inspector develops a routine for conducting an inspection. There is no correct routine. The important thing is to develop a routine and use it consistently on every inspection. Consistency is the best method of inspecting all required systems and components.

The following is one inspection routine. Typical systems and components that are usually inspected in each will be identified. The list of typical components is not intended to be complete and will vary by region, type of house, and age of house. The order of steps may vary depending on events such as when the client and the real estate agent arrive.

The material in this section is not included in the National Home Inspector Examination content outline. It is unlikely that exam questions will be based on this material. This material is presented to help home inspectors.

Arrival at the Inspection Experienced home inspectors usually take note of the neighborhood while driving to the property. They note the general condition of the neighborhood, types of houses, and any significant differences between the houses in the neighborhood and the property to be inspected. This observation can provide clues about components that may need special attention. For example, if there is snow on the roof of other houses but none on the house to be inspected, this could indicate poor insulation or air leakage into the attic. The home inspector should inspect the attic for lack of insulation, lack of fireblocking, indications of ice damming, and moisture problems such as rust on nails and staining and deterioration of wood.

Some home inspectors arrive early and begin the inspection prior to the appointment time. Use caution because the client may feel slighted if he/she wanted to be present for the entire inspection. Also, an early arrival may annoy the occupant.

Meet and Greet The home inspector should take charge of the inspection. After appropriate introductions and pleasantries, the home inspector should take the client and agent aside for the pre-inspection conference. Typical conference events include discussing the inspection agreement and signing the agreement if this has not already occurred, discussing inspection objectives, scope, and limitations, and discussing any client concerns about the house or the inspection. The home inspector should invite the client to accompany the home inspector and establish the guidelines for client activities, such as not accompanying the home inspector on the roof, into the attic, and into the crawl space.

Walkabout Some home inspectors like to get an overall impression of the property by conducting an initial walkabout on the outside and on the inside. During the walkabout, the home inspector notes the location of things like attic and crawl space access points, electrical panels, water heaters, heating equipment, cooling equipment, fuel storage and supply components, shutoff valves, and accessory structures. Experienced home inspectors will get a feel for the overall condition of the property and for systems and components that may require special attention.

Exterior Inspection Many home inspectors like to begin the inspection at the exterior of the house. The exterior inspection includes site conditions and the exterior components. The home inspector can also gain clues about the type and condition of some structural components.

Typical components inspected during the exterior inspection include grade and drainage, vegetation, retaining walls, driveways and walkways, stoops, stairs, guards, handrails, decks, patios, wall coverings, eaves, windows, doors, sidewall and penetration flashing, roof coverings and roof penetrations, gutters and downspouts, and chimneys. Electrical components inspected during the exterior inspection include the service drop, electric meter, service equipment, panelboards, receptacles, and lights. HVAC components inspected during the exterior inspection include condensers and their service cutoff boxes, package HVAC equipment such as gas packs, and vents serving fuel-burning appliances. Plumbing components often inspected during the exterior inspection include the presence of a building sewer cleanout (not always present outside), hose bibbs, and plumbing vents.

The home inspector should note the condition of grade, drainage, gutters, and downspouts. Water directed toward the foundation alerts the home inspector to look for water infiltration and foundation defects. This can provide clues to the location of possible water infiltration issues in the basement or crawl space.

The home inspector should note the condition of attic and crawl space ventilation components. This will help with the subsequent attic and crawl space ventilation inspections.

The home inspector should note cracks in the foundation and wall coverings, especially rigid wall coverings such as brick, stone, and stucco. The location, length, direction, width, and width increase can provide clues to the location of possible foundation and framing issues that might be visible in the basement or crawl space.

Some home inspectors like to inspect the roof coverings, roof penetrations, and flashing from the outside then inspect the attic afterwards. They also like to inspect for roofs that drain into small areas and roofs that drain toward sidewalls. They believe this inspection sequence provides better clues about where to look in the attic for water leaks. Other home inspectors like to enter the attic first to determine if there are deteriorated sheathing areas that may fail if walked upon from the roof surface. Either order is fine.

Garage Inspection Some home inspectors inspect the attached garage before beginning the exterior inspection and some do so upon completing the exterior inspection. Either order is fine. A detached garage and carport are usually inspected during the exterior inspection.

Typical components inspected during the garage inspection include the vehicle door, the door operator (if any), the service door (if any), the door into the house, windows (if any), fire separation between the garage and the house, and the garage walls, floor, and ceiling. Electrical components include panelboards (if any), receptacles, and lights. Plumbing components may include a water heater and vent, a sink, water and fuel supply pipes, and water and fuel shut-off valves. HVAC components may include a furnace or air handler, ducts, and vents.

Inspection access is often restricted in garages by occupant belongings. The home inspector should report unusual access restriction and document with a picture.

Attic Inspection Some home inspectors inspect the attic before beginning the interior inspection and some do so upon completing the interior inspection. Either order is fine; however, it is better in the summer to get into the attic as early as possible during the inspection while it is still relatively cool. It can be dangerous to spend too much time in a very hot attic.

Typical components inspected during the attic inspection include the visible framing and sheathing, fireblocking, insulation, ventilation, chimney, and pull-down stairs (if any) or other attic access opening. Plumbing components may include a water heater, water and fuel supply pipes, and plumbing vent pipes. HVAC components may include a furnace or air handler including service access, ducts, condensate disposal components, and vents. Electrical components may include subpanels, wiring, receptacles, and lights.

Interior Inspection The home inspector should select a place to start the interior inspection and start at that place each time. The home inspector should move from the start point in the same direction each time, such as always turn left or always turn right. Some home inspectors like to start on the second story and work down. This can help identify plumbing leaks from second story bathrooms that may appear on first story ceilings. Home inspectors who inspect kitchen appliances should start the dishwasher at or before the beginning of the interior inspection because a full cycle can take more than an hour.

Typical components inspected during the interior inspection include the walls, ceilings, and floors, stairs, guards, and handrails, windows, doors fireplaces and other fuel-burning appliances, cabinets and countertops, and kitchen appliances (if inspected). Plumbing components may include a water heater, water and fuel supply pipes, bathroom and kitchen plumbing fixtures, and bathtubs and showers. HVAC components may include a furnace or an air handler including service access, ducts, condensate disposal components, vents, and grilles and registers. Electrical components may include panelboards and subpanels, wiring, receptacles, and lights. The home inspector should report the presence or absence of smoke alarms and carbon monoxide alarms. Remember that testing of the alarms themselves is out of scope.

The home inspector should note cracks at the walls, floors, and ceilings, especially at the corners of windows and doors. The location, length, direction, width, and the width increase can provide clues to the location of possible foundation and framing issues that might be visible in the basement or crawl space. Difficult window and door operation can provide similar clues, especially when combined with cracks.

The home inspector should note floors that are significantly uneven or sloping, especially around openings in the floor system such as for chimneys and stairways. These can also provide clues to possible foundation and framing issues.

Inspection access is often restricted inside by occupant belongings and occasionally by locked doors. The home inspector should report unusual access restrictions and document with pictures.

Basement/Crawl Space Inspection Many home inspectors perform the basement/ crawl space inspection at the end of the inspection. When performing a crawl space inspection, some home inspectors chose to wear a protective suit. This is especially true for the crawl space inspection because it often is dirty and difficult. The home inspector should avoid tracking crawl space contents back through the house. Plumbing leaks can be easier to detect near the end of the inspection because the home inspector should have run plenty of water in all plumbing fixtures.

Typical components inspected during the basement/crawl space inspection include the foundation walls, floor framing, stairs, guards, and handrails, windows, doors, fireplaces and other fuel-burning appliances, insulation, ventilation, and vapor retarders. Plumbing components may include a water heater, water and fuel supply pipes and shutoff valves, drainage pipes, bathroom plumbing fixtures, bathtubs and showers, sump pumps and sewage ejectors. HVAC components may include a furnace, boiler, or air handler including service access, ducts and pipes, condensate disposal components, vents and chimneys, and grilles and registers. Electrical components may include panelboards and subpanels, wiring, receptacles, and lights. The home inspector should report the presence or absence of smoke alarms and carbon monoxide alarms in the basement. Remember that testing of the alarms themselves is out of scope.

Crawl spaces, attics, and some basements are places people seldom go. They are the places where deficiencies are most likely to be found. The home inspector should plan to spend a significant part of the inspection in these places.

Inspection Wrap up The home inspector should strongly encourage client attendance at the inspection, at least at the wrap up. There is no substitute for discussing inspection findings with the client and showing the client important deficiencies when practical. The home inspector should schedule time to answer client questions without being rushed to conduct the next inspection.

Most home inspectors expect payment at the end of the inspection. This is the appropriate time to ask for payment. Delaying payment until closing involves increased paperwork and involves the risk of not receiving payment if the sale does not close. Delaying payment could also be perceived as a conflict of interest in that the report may have been written to facilitate the sale.

The home inspector should walk around the house to ensure that appliances are off, water is off, thermostats have been set to the same temperature as when the home inspector arrived, windows and doors are closed and locked, lights are on or off as when the home inspector arrived, and that the house is in the same condition as when the home inspector arrived.