Common Defects

No house is perfect. Even the best built and best maintained homes will always have a few items in less than perfect condition. Below are some of the items I most commonly find when inspecting a home:

Roofing Problems with roofing material are the single most common concern I find. Usually it doesn't mean the roof needs replaced, simply that it is in need of maintenance or repair.

Ceiling stains Caused by past or present leaks, ceiling stains are very common. It can be difficult to tell whether the stains are from leaks still present, or caused by leaks which have since been repaired.

Rotted wood Caused by not being sealed or painted and being wet for extended periods of time, most commonly found at door frames and thresholds, or roof eaves and trim outside.

Gas furnace Most gas furnaces seem to be in need of routine maintenance such as new filters or regular service. Many have other issues such as faulty operation or inadequate fire clearance as well.

Plumbing defects Plumbing issues commonly found include dripping faucets, leaking fixtures, slow drains etc. Even in brand new homes, it is common to identify minor plumbing defects.

Improper Grading around a Structure Flat grade or grade with downhill slope toward the structure can result in moisture/water intrusion in basements and crawl spaces. This water can often lead to foundation/structural damage and mold growth. Perimeter grading should slope down hill away from the structure. If gutters are present, downspouts often deposit water directly next to the foundation. This water should be directed away from the structure using downspout extensions.

Non-Functioning or Non-Existent Smoke Detectors Smoke detectors are required to be operating and located in or near each sleeping area in all residential dwellings. Many dwellings require multiple smoke detectors. Test and maintain smoke detectors often. Replace the batteries every 6 months (April and October). A chirping noise indicates the battery is low and needs replacement. Also when you purchase a new detector write the date you bought it in the side cover.

Loose or Missing Handrails or Guardrails Handrails are typically required on all stairs in habitable areas with three steps or more. Many insurance companies will require proper handrails to be installed at front steps prior to coverage.  

Improper Venting of Water Heater All gas appliances create carbon monoxide that must be vented outside the home using properly secured metal vent pipe. Loose, corroded or improperly pitched vent pipe can result in carbon monoxide entering household air. Screws should be used to secure all joints. Minor amounts of carbon monoxide can cause headaches and dizziness while higher levels of carbon monoxide can be fatal. Consider installing a carbon monoxide detector in or near sleeping areas.

Reversed Polarity Outlets Occasionally, wire conductors can be installed in reverse order. When this defect is present, electricity to appliances will continue to flow even though the switch may be in the off position. Reversed polarity outlets may go undetected and appear to operate properly until tested.  In most cases this can be easily corrected.

Non-Functioning Safety Devices on Garage Door Operators All garage door operators are required to automatically reverse if a closing door should hit an obstruction. Newer garage door operators may have improper 'down force' adjustment and should be readjusted. Older garage door operators may lack required safety reverse mechanisms and should be replaced. Refer to manufacturer instructions for testing methods.

Ungrounded Three Prong Outlet Disconnected or non-existent ground conductors are frequently found in both older and newer homes when outlets are installed/repaired in an unprofessional manner. Ungrounded outlets may go undetected and appear to operate properly until tested. Ungrounded In most cases this can be easily corrected.

Ungrounded Electric Service Panel All main service panels must have at least one permanent and uninterrupted connection to the earth. Newer panels require two connections. Some panels may have a ground rod driven 8' or more into the ground while others are connected to underground water pipes. If a home is connected to a city water supply, a jumper wire from one side of the water meter to the other is required. This wire is frequently missing. A qualified electrician should repair this.

Decks Many decks on older homes and many do-it-yourself installations lack proper fastening devices and support structures. Many decks also lack proper support at guardrails. Improperly supported decks pose a hazard of collapse and should be repaired by a qualified carpenter.

Knob and Tube Wiring Many older homes built before 1930 may contain knob and tube wiring. While this wiring was common in its time, modern lifestyles often require the use of many electric appliances and gadgets that were never anticipated. This type of wiring may be inadequate for these added demands on the electrical system. The presence of Knob and Tube wiring is indicated by dark single strand wire secured in place with white ceramic knobs or tubes. It can also be indicated by the use of round push-button light switches. A qualified electrician should repair any problems with this type of wiring. Some insurance companies may require knob and tube wiring to be upgraded prior to coverage.

At Capitol Inspection Services, LLC I work to keep all of these type of items in perspective and help you understand how to correct and avoid some of these repair items.