A home inspector’s job is to reveal the current condition of a home and test certain systems and equipment. I start my home inspection process by walking the home and looking at or testing each of the home’s systems. Experience inspectors have a good eye for finding defects. You must know what to look for and know general information and building codes for particular parts of a home. Home inspectors are investigators and help home buyers to evaluate the physical condition of the home in the buying process.

Foundation– The foundation is a very important part of the home. It supports the structure of the home. Home inspectors in Texas must include a statement in the report about how they feel the foundation is performing. The foundation will be evaluated visually at the exterior foundation and anywhere visible. and also by opening and closing doors and windows. The inspector is looking for cracks in the foundation, gaps around windows or doors, Leaning walls, Bowed walls, cracks in drywall at walls, and ceilings, Cracks in tiles at floors and walls, Sloping floors, and separation at rafters and ridge boards. These are can be signs of foundation movement. I also take foundation measurements to aid in better evaluating the foundation.

Signs of foundation issues

Cracks were observed in the foundation

Sloping or uneven floors

Cracks in brick or stone veneer

Gaps around windows( wider at top or bottom)

Doors that rub at jamb or do not close

Doors that ghost open or closed.

grading and drainage?

During every home inspection, the grading and drainage of the home are inspected for proper slope away from the home’s foundation. The grade of the home should slope 6″ within the first 10′ or the swale should drain water away from the foundation to the street. Drainage issues around the home can cause foundation movement or failure. The inspector will note any areas where water may pond or drain towards the foundation. High soil can also be issue water can enter a structure with an improper slope away from the home and high soil. High soil is also conducive to termites.

Gutters are great at directing water away from your home, but poorly installed or poorly maintain gutters can also be harmful to your home. Improper sloped gutters or gutters full of debris will cause gutters to overflow and cause soil erosion next to your home’s foundation creating areas where water can pond. Maintaining gutters is always recommended.

Poor slope away from the structure.

erosion around the home.

water ponding at yard areas.

Deteriorated gutters, gutters full of debris, downspouts missing slash blocks, or extenders to direct water away from home.

Roof Covering

Roofing materials are evaluated from the roof if safe to walk or can be done without damaging roofing materials. Roofing materials are evaluated for damage, defects, or just old age. If the materials have outlasted their expected life span I would recommend a roofing contractor give estimates for replacement cost.

Common roofing materials

The three-tab shingle fiberglass mat is embedded in asphalt and covered with ceramic-coated mineral granules.

Laminated fiberglass asphalt shingles are also called architectural or dimensional shingles. Laminated shingles are composed of multiple layers bonded together. fiberglass mat is embedded in asphalt and covered with ceramic-coated mineral granules.

Common roofing defects

Damaged shingles

Lifting headwall Flashing

Lifting Sidewall Flashing

Old materials with significant granular loss

Low nailed shingles

High nailed shingles

Overdriven nails

Under driven or lifting nails

Missing Kick-out flashing

 

Roof structure and Attic spaces

Roof structure and attics are evaluated from the roof (If safe to walk) and from the attic platform.

Common issues

 

Rafters are separated from ridge boards or completely detached from ridge boards.

 

Cracked roof rafters.

 

Saging rafters or the roof decking.

 

Missing purlin supports.

 

Missing Collar ties.

 

Freeze board separation.

 

Moisture damaged decking, rafters, facial boards, etc.

 

Missing insulation.

Interior and exterior walls are inspected

Minor issues

 

Hairline cracks in drywall.

 

nail holes or screw holes

 

Damaged drywall

Major issues

 

walls kicking out at the bottom or top.

 

Step cracking in brick veneer can be caused by a faulty foundation.

 

Separating cracks in drywall.

 

Active moisture intrusion. Moisture in a home can contribute to mold growth. If there are mold-like stains, musty smells, and elevated moisture a mold inspection would be recommended.

 

Bowed walls.

The ceiling and Floors are evaluated.

Evaluating for signs of water damage, or material defects.

 

Active water damage at ceilings or floors.

 

Separating cracks in drywall.

 

Sagging drywall.

 

Holes in drywall.

 

Carpet stains.

 

Cracks in tile.

 

Carpet that needs to be stretched.

Doors are inspected

All accessible doors are open and closed looking for damage, material defects, doors that stick in jamb etc.

Doors not square in jamb

 

Cracked doors

 

doors that ghost open or closed

 

Loose doorknobs

 

Doors that drag floors

 

Loose hinges

 

Missing self-closing hinges at interior garage door

 

The attached garage door is not fire-rated

Windows

All accessible windows are inspected and open and close if operational.

Defects found at windows.

Cracked glass.

 

Window chaulking separation

 

Broken window latches

 

Missing window latches

 

Moisture damaged window sills

 

Failed thermal seals

 

Missing screens

 

Torn screens

Stairways

Fireplace

Porches, Decks, Carports

Electrical Systems

Service Entrance and Electrical Panel

Branch Circuits

Heating Ventilation and Air conditioning

Heating Equipment

Cooling Equipment.

Ducts and vents

Plumbing systems

Plumbing supply distribution

Drains, Wastes, and vents

Water Heating Equipment

Water heaters are inspected and tested at each fixture for hot water temperature.

Common water heater issues

Hydro-Message Therapy Equipment

Gas Distribution Systems

Appliances

Dishwashers

Disposer

Range Hood

Ranges, Cooktops, and Ovens

Microwave

Bath Fan

Garage Door

Garage doors and garage door opener are inspected for function and damage.

Dryer Vents