Documentation and Photos
I take many pictures during an inspection and may use body-camera video as part
of my inspection notes and documentation. Relevant photos are included in the
report, but I try not to overwhelm you with unnecessary or unhelpful information.
Arrival and Initial Safety Check
My process is to arrive on time or early, introduce myself, and then usually
begin with the electrical panel. If everything appears safe, I will remove the
cover and thoroughly inspect the panel’s interior. At the electrical panel, I am
primarily looking for issues that could lead to electrocution, overheating, or fire.
Water Heater and HVAC
Next, I usually check the water heater. I am mostly looking for water leaks and
ways to minimize damage to the home if the water heater fails. If it is gas
powered, I also look for safety alarms, correct venting, and signs of possible
combustion gas problems.
I then check the central HVAC system. I inspect the filter and look for signs of
corrosion, failure, gas leaks, improper venting, or other visible concerns.
Why not check the roof and exterior first? Sometimes I do, but I often save the
exterior for later to avoid tracking dirt into the home.
Kitchen, Bathrooms, Bedrooms and other Interior Rooms
I usually check the kitchen next because the dishwasher often needs to run for a
while. We'll inspect the major appliances, the sink plumbing, electrical outlets,
the windows, and ventilation. After the kitchen, I check the heating registers to see whether they are
producing heat, and then I turn on the air conditioning when conditions allow.
I then inspect bedrooms, bathrooms, living areas, and other interior spaces. As I
go through each room, I look for anything that could be a safety hazard or might
indicate damage to the home.
Common safety hazards include miswired or missing GFCI protection, missing or
improper smoke and carbon monoxide alarms, and unsafe stairs, guards, or railings.
These issues can be especially important for children, elderly occupants, and
anyone with limited mobility.
I am also looking at the operation of doors and windows. Problems with these can
sometimes indicate settling, movement, moisture damage, or other concerns.
Moisture Intrusion and Hidden Damage Indicators
The most common source of damage is simply water or moisture intrusion. This can
come from a leaky pipe in a wall or under a sink, poor ventilation, moisture
entering through a crawlspace or basement, or rainwater leaking through the roof,
attic, windows, doors, siding, flashing, or exterior penetrations. Leaks and moisture problems
sometimes are hidden and might go undetected for some time.
Excess moisture can directly damage drywall, framing, insulation, flooring, and
similar materials. It can also create an environment for destructive mold, rot,
and wood-destroying organisms such as ants and termites. A general residential
inspection is not a mold inspection or WDO inspection, but visible evidence of
these conditions will be noted if observed.
Fireplace or Woodstove
Some homes have a fireplace or woodstove, and these have special requirements.
I'll check for cracks or other failures, operation of the flue, distance to
combustibles, smoke/CO alarms, and similar.
Garage
If there is a garage, I check the slope and condition of the floor, look for
moisture problems, inspect accessible outlets, check for smoke/CO alarms, and evaluate visible safety
concerns related to the garage door and opener.
Attic and Crawlspace
Once the common living areas have been inspected, I check whether the dishwasher
finished properly. Then it is time to inspect areas that may require getting a
little dirty.
In the attic, I am looking for a consistent and healthy level of insulation,
proper ventilation, signs of leaks or moisture, and confirmation that bathroom,
kitchen, or dryer vents do not terminate in the attic.
If the home has a crawlspace, I look for a proper moisture barrier, wood that is
too close to soil, signs of rot or moisture intrusion, structural concerns, pest
evidence, and other visible defects.
Roof, Exterior, and Lot
Finally, I inspect the roof, exterior, and lot. On the roof, I inspect the main
roofing material, roof penetrations, flashing, visible drainage concerns, and
signs that the roof covering may not be functioning as intended.
Flashing problems are common around roofs, windows, doors, and exterior
penetrations. Gutters, downspouts, and drainage systems also frequently need
attention because they play a major role in keeping water away from the home.
On the exterior, I inspect the siding, foundation, windows, main entrance and
exit doors, attached decks, walkways, steps, driveways, and similar visible
components.
On the lot, I primarily look at grading and drainage: whether the soil and paved
surfaces appear to direct water away from the structure or toward it.
After the Inspection
You are welcome to join me during the safe parts of the inspection. When the
inspection is complete, we will discuss the main issues, and I will provide an
electronic report noting the condition of the major systems and components, along
with items that may need repair, monitoring, maintenance, or further evaluation.
If you wish, I can help point you toward electricians, plumbers, HVAC technicians,
or contractors who may be able to assist with needed repairs or further evaluation.
If it is your home, or if you are buying the home, I can also provide a helpful
home maintenance manual. With good maintenance, a well-built home can last for
many decades, and sometimes more than a century.
