With Roberts Home Inspection Service (RHIS) it’s my goal to provide the Highest Level of Personalized Service, while providing The Best Home Inspection in today’s market.  Listed below are areas of concern that a Home Inspector should look for, as well as a description of what is looked at during each and every Home Inspection I perform.

 

THE OVERALL SITE - OVERVIEW   Top ^

 

Site Drainage: Most issues with moisture in basements and crawlspaces are caused by poor site drainage.  Roberts Home Inspection Service (RHIS) will observe the drainage pattern of land adjacent to the structure. For effective drainage, the ground should slope away from all sides of the building. The ground should also slope away from window wells, outside basement stairs and other areas. Downspouts, surface gutters, and drains should direct water four to six feet away from the foundation.

 

THE FOUNDATION - OVERVIEW   Top ^

 

A foundation holds a house above ground, and prevents it from moving along with the earth, as well as protects against cold and moisture.

A foundation's structure varies depending on when a home was built, the climate in which the home was built, and whether or not the home was built with a basement, atop a crawlspace or on a concrete slab. RHIS will determine what type of foundation the home has (raised or slab) and what material has been used to construct it (brick, concrete, stone, etc.), and observe the current condition of visible, exposed areas of foundation walls, grade slab, bearing walls, posts, piers, beams, joists, trusses, subfloors, chimney foundations, stairs, and other similar structural components. All this is done from inside and outside of the house.

 

Foundation Type / Material: Older homes may be built with stone, mortar or brick foundations; however, most homes built in the latter half of the twentieth century are constructed on foundations made from a combination of concrete and steel reinforcements, which are built in several different ways.

Poured concrete foundations are typically reinforced with steel and considered favorable. Concrete slab foundations consist of a flat piece of poured concrete; slab foundations are difficult to inspect because much of the foundation is hidden. Cement block foundations, built from "Concrete Masonry Units" (CMU), often occur in homes with basements.

 

Level / Gradation / Clearance: During a home inspection, RHIS will examine the structure's performance by first looking at the area around it.  The surrounding perimeter of the structure/yard will be evaluated for adequate land grading and water drainage adjacent to the foundation. Should this be lacking, it may create an environment for water to pool along the foundation. The foundation should also have an appropriate clearance from any trees and/or vegetation so as not to adversely affect the structure.  Large tree roots can, and will, damage foundation walls.

 

Ventilation: RHIS will review the basement / crawlspace for adequate ventilation of the area to provide the needed air flow to help dissipate moisture from under the structure

 

Pipe / Ducts: RHIS will check any visible piping and ductwork within the basement/crawlspace area, as any loose, leaking or poorly insulated piping and ducts will reduce the energy efficiency and performance of the systems.

 

Moisture / Dampness: The foundation will be inspected for any indications of flooding, moisture or water penetration. The inspector will check for the presence of visible vapor barriers within the area that minimize moisture intrusion from the ground and allow for the evaporation of moisture through the structure.

Most basements and crawlspaces are susceptible to moisture issues and water penetration, especially in stone foundations. The type and degree of moisture-related issues varies, but even if the water doesn't damage your home's structure it may create an environment favored by wood-destroying organisms and insects that will.

 

Cracks / Separations: Foundation inspections involve both a review of the home's interior, usually focusing on the basement or crawl space, as well as its exterior, where foundation cracks and shifts are often apparent.  Don’t become alarmed when you see what is known as “Hair Line Cracks”.  This is normal, and due to structure settlement over the years.

 

Settlement: Some foundation settling or damage may be inevitable, particularly in an older home, but an inspector can help you determine the degree of danger or needed repairs to the home. Depending on the type of foundation your home has, sealants and reinforcements may be able to combat any early signs of trouble for many years to come.

 

THE ROOF - OVERVIEW   Top ^

 

The roof is one of the most important structural elements of a home. Roberts Home Inspection Service (RHIS) will describe the type of roof, the overall condition, and the risks associated with the type of roof that sits atop the home. The home inspection will also assess other factors (such as nearby trees and vegetation) that could impact the roof, and whether a roof appears leak-prone. RHIS will visually inspect your home's roof to assess the condition, its drainage, and whether it is properly flashed to prevent leaks. I will climb on or at least up to the roof when safe, and look for damage, wear, moss or discoloration on the roofing materials.

 

Roofing Type / Material:  RHIS will identify the type of roofing materials on the home and climb up to, or atop the roof to assess its condition, drainage, and whether it's flashed properly to prevent leaks. If the roof is worn, losing shingles, or near trees or if gutters look troublesome the inspector will point this out.

 

Flashings / Caulking: Flashing is the material used where roof parts and materials connect (chimney, windows, adjoining garage structure, etc.). The amount of flashing on a roof varies and is often different forms of metal. RHIS will check to see if the flashing is functioning properly, and will gauge whether it is prone to any leakage.  Water infiltration into the house is due largely to improper installation and/or deterioration of the flashing material(s).

 

Ventilation:  RHIS will check for the presence of any eave or soffit vents, ridge vents, roof vents and/or gable vents which help to maintain a continuous airflow along the underside of the roof. Appropriate ventilation helps to prevent moisture from becoming trapped in insulation, structural wood, shingles and roof deck.  Proper attic ventilation is extremely important to the life span of a roofs covering (i.e. – shingles), and for the prevention of ice damming.

 

Chimneys: RHIS will determine the type and materials of a home's chimney(s), and check the general visible condition of the chimney and the chimney flashing. This flashing provides a tight joint between the chimney and the roof.  Many chimneys located in cold climate areas, experience what is known as “Spalling” (deterioration of the bricks).  This condition is always noted, and should be repaired as soon as possible.

 

Gutters / Down Spouts:  Gutters and downspouts attached to roofs are also important elements of the roof structure. Improperly installed or clogged gutters won't direct water away from the house properly and could distribute water near the home's foundation, increasing the likelihood of basement flooding or foundation-related moisture problems.

 

Leakage:  Most roof leaks result from improperly installed flashing. RHIS will check, where visible, the condition of the flashing to gauge whether it is prone to leaks, as well as the condition of skylights and other roof penetrations. Leakage can also result from improper caulking, and/or from degradation of a roof's shingles, most often caused by weather and the effects of time.

 

THE EXTERIOR - OVERVIEW   Top ^

 

Roberts Home Inspection Service (RHIS) will spend a considerable amount of time reviewing a home's exterior in order to get a sense of the home's overall structural integrity.  A home's foundation will be reviewed from the outside, as well as sidewalks, steps, decks, entryways, and windows. In addition, RHIS will review a home's exterior surfaces, which can be made from many materials including brick, vinyl siding, stone, asbestos or wood shingles. RHIS will examine your home's exterior surfaces for cracks, blistering, chipping or evidence of moisture intrusion.

 

Vegetation Clearance from Structure: The yard's condition and landscaping will be examined in terms of its ability to foster proper drainage and whether trees and shrubs are far enough from the house. Keeping plant material an adequate distance away from the structure is important for both pest and moisture control.  Although visually appealing to the eye, shrubs, vines, etc, up against the house structure only help to maintain a prolonged water to structure contact; thus decreasing the life expectancy of the material.

 

Earth / Wood Clearance:  RHIS will examine the soil around the perimeter of the structure, to examine whether adequate clearance is between the ground (soil) and the wood elements of a structure, approximately 6" – 12". At times, excess soil from garden beds, retaining walls, etc. is piled against the foundation of a house and makes contact with the structure's exterior wood elements, potentially leading to moisture intrusion and structural damage.

 

Exterior Material:  RHIS will consider the home's siding material(s), examining them for cracks, blistering, chipping, whether they have come loose in places and whether they may have created an environment where moisture intrusion is possible.  If the home is made of brick, RHIS will look for worn coloring, loose bricks or missing mortar, or for partially-cracked bricks. Wood siding may be prone to insect damage, moisture intrusion, or dryness from sun exposure. Aluminum and vinyl siding may become loose or fall off in small pieces, or reveal a worn surface. Stucco may show stains, cracks and swelling. Asbestos cement siding found on older homes may show cracking and, because most homes featuring this siding were built long ago, this siding may also loosen from the layers of material beneath it.

 

Painted Surfaces / Caulking:  Depending on a home's age and building materials, RHIS will look for different symptoms of age and will be able to identify what may need repairs or repainting, caulking or spot work versus larger issues that may affect the home's entire exterior.

 

Fascia Boards / Trim: RHIS will examine the condition of a home's fascia boards and trim for different types of wear. Gutters and downspouts will also be checked for any holes, gaps, rust, clogging or other symptoms of leaks.

 

Windows / Doors: RHIS will check a home's doors and windows for proper installation and for any broken or damaged components. Doors and window will also be checked for proper grade as exterior components, and if properly weather sealed.

 

Patios / Decking / Porches:  Not only will RHIS study the foundation from the outside, examining unevenness, cracks, and holes, but they will also check a home's sidewalks, steps and entryways. The condition of any associated patios, decking and porches are also examined, including surface coverings, functional and safety issues. Driveways and sidewalks will also be examined for holes or cracks that indicate wear and tear or tripping hazards.  Most problems found with decking are attachment of the deck to the house (if applicable), the guardrail height and/or spindle spacing. These are all Safety Issues.

 

THE INTERIOR - OVERIEW   Top ^

 

Roberts Home Inspection Service (RHIS) will spend a considerable amount of time reviewing your home's interior, including an examination of the heating system, air ducts, whether windows open or not for air flow, insulation, electrical components, and floor structure. RHIS will also review the condition of all walls, ceilings, floors, windows and doors of all rooms, as well as any steps, stairways, balconies and fireplaces within the home. Interior electrical outlets and fixtures, plumbing fixtures, and heating and cooling registers will also be checked.

 

Interior Material / Condition:  After RHIS has reviewed the homes outside, it's time for an interior examination of how the home's structure appears from the inside. Are ceilings bowed? Are floors springy, or solid? In the basement, are support posts loose or showing signs of sub-structural damage?  RHIS will review the home's ventilation and insulation where visible. The type of insulation, its current condition, and appropriate thickness will be examined. RHIS will examine whether the windows are functioning properly. RHIS will also note if the stairs have loose handrails or steps, and whether there are signs of cracked or repaired plaster in ceilings and walls. If a basement or portion of the home is unfinished, it will be reviewed as well for its structure and habitability.

 

Basement / Crawlspace: RHIS will determine if your basement and/or crawlspace were built according to industry standards. If they are not, RHIS may make recommendations for needed repairs and improvements. Most basements and crawlspaces are susceptible to moisture issues and water penetration. The type and degree of moisture-related trouble varies, but even if water doesn't damage your home's structure it could create an environment favored by wood-destroying organisms that will.

 

Laundry:  RHIS will examine the interior condition of the laundry area/room, closet doors, windows and entry doors. RHIS will also determine whether there are appropriate hookups for a washer and dryer, whether there is an overflow drain installed, and if the area has appropriate ventilation.

 

Bathroom(s):  RHIS will examine the interior of the bathroom(s), and will also check signs of moisture issues and the condition of components. For example, in bathrooms, are tiles loose; is the toilet loose from its base, a sign that it needs to be resealed and may have leaked to the floor beneath?

 

Attic:  RHIS will examine the interior condition of the attic area, any windows and entry doors. The active or passive ventilation system will be examined for proper function.  The presence or absence of insulation will be noted, and if present, approximate thickness will be evaluated. The roof will also be checked for any signs of moisture penetration or past/present leaks via an underside evaluation. The condition of the framing of the roof will also be reviewed from the interior for proper function and any deficiencies in the accessible areas.

 

Fireplace(s): The condition of any fireplaces, dampers, fire boxes and hearths that are readily visible will be examined by RHIS. It will also be determine if visible, if any need for service, cleaning and/or repair of the fireplace and its components.

 

THE PLUMBING - OVERVIEW   Top ^

 

Roberts Home Inspection Service (RHIS) will examine the flow of water within the home by running faucets, tubs, showers, and sinks. It will also be determine what types of water pipes enter your home from the exterior and distribute water throughout your home, if visible. Depending on the type of piping found, RHIS can then assess the potential or existing issues that might be responsible for the way water is flowing in the home. In addition to examining piping, Home Inspectors will look at leaks and drips and whether plumbing fixtures have been damaged and how water drains.

 

Size Service to Structure: RHIS will check the incoming size of the water line, to make sure it is functional. Replacing distribution pipes can be a pricey endeavor, as is replacing exterior pipes that have corroded. Some exterior pipes are made of lead, and for health reasons it's generally recommended that lead pipes be replaced so that drinking water not pass through them.

 

Pipe Material: RHIS will identify the type of plumbing materials where visible within the home and assess its condition and drainage. There are several major types of piping: copper, brass, galvanized steel, or CPVC (plastic) plumbing. Copper is considered the most reliable and long-lasting plumbing material, with brass the next best and galvanized steel last. Brass plumbing's longevity depends on your water's mineral content, as minerals can erode brass and cause small tiny leaks. Galvanized steel, while competent, can accumulate buildup from corrosion within pipes that constricts water flow over time and may require inhabitants of the house to take turns using water-related appliances rather than using them simultaneously.

 

Waste Pipe Material:  RHIS will identify the type of waste pipe material within the home and assess its condition and drainage. Common drain pipes include ABS and PVC plastic in newer homes, and black iron or galvanized steel in older ones.

 

Evidence of Leaks:  Plumbing issues are often responsible for moisture-related complications in a home such as rot or mildew, so it's important to make sure pipes, sinks, and other water-related appliances function correctly or if they need repair. RHIS will examine plumbing for evidence of leaks.

 

Drainage and Sump Pumps:  Any sump pump installed within the home will be evaluated for proper installation and function of the unit.

 

Water Heater: RHIS will identify the type of water heater within the home and its corresponding energy source, and also assess its installation, approximate age, current condition and any safety issues with the unit. A safety valve, known as a Temperature – Pressure Release (TPR) Valve, needs to be installed and attached to the unit with a proper drain line, and in some seismic-prone areas of the country, safety tie-downs are required. The system will also be checked for any evidence of leaks.

 

THE ELECTRICAL SYSTEM - OVERVIEW   Top ^

 

A home's electrical system is complex, and a home inspector will always review the point where a power line connects to a building on the outside before moving indoors to examine other components of the system. RHIS will locate the Electrical Service Panel or box that contains the major switches that route power throughout the property to see if the home is adequately configured for power consumption. Lighting, switches, fixture installation, and outdoor weather outlets will also be examined for proper grounding. In addition, the RHIS will review electrical wiring where visible to make sure wires aren't showing signs of cracking or aging.

 

Service Size / Panel to Structure:  RHIS will identify the size of electrical service (amps/volts) within the home and assess its installation, approximate age, current condition and any associated safety issues.

 

Panel / Sub Panel:  A home's electrical panel or box contains the major switches that control and route power throughout a property. A panel or box can contain circuit breakers (in a modern or updated home) or fuses and is generally configured to carry a certain load of electrical energy. RHIS will review whether the panel or box appears to be in functional condition and whether it has sufficient energy for the appliances and energy consumption typical of a home of that era.

 

Breaker Configuration:  RHIS will check to see whether the home has fuses, breakers, or a combination of both, and their visible condition. Appropriate wire size and the visible condition of devices as well, will be evaluated.

 

Plugs, Switches and Junction Boxes: RHIS will examine lighting throughout the house – both indoor and outdoor. Do the light switches and the doorbell work? Are ceiling fixtures an outdoor fixtures operating as designed? In addition, the inspector will examine whether plugs are grounded, and if applicable, whether appliances – especially major energy users like the stove, fridge, or washer/dryer – are functioning.

 

Wiring: RHIS will look at electrical wiring to make sure the wires aren't showing signs of cracking or aging that could spark fires and check for improper wiring and issues with wiring where visible in the home. Many buyers of older homes learn that their electrical system needs to be updated – possibly as a contingency in the sale or for a reduction in the price of their homeowners' insurance premium.  Single-strand aluminum wire should be evaluated by a licensed electrician.

 

Receptacle and Service Ground: RHIS will verify the current condition of electrical circuitry within the home, and whether the home has all grounded circuits or a combination, which is common in older homes, or no grounded circuits. RHIS will also verify the current main grounding method and bonding if visible, as well as the current condition of electrical service leading into the home.

 

Ground Fault Circuit Interrupter (GFCI):  A Ground Fault Circuit Interrupter (GFCI) is a device to protect against electrical shock. GFCI’s are commonly installed in areas within a home where electricity has the possibility of coming in contact with water, specifically in kitchen, bathroom, laundry and garage areas, as well as outdoors. RHIS will check these areas to make sure the home is equipped with GFCI’s in appropriate areas. Requirements for GFCI’s depend on the year in which the home was built.  Regardless of the homes age, GFCI’s are a smart investment when it comes to personal electrical safety.

 

HEATING - OVERVIEW   Top ^

 

Roberts Home Inspection Service (RHIS) will review your home's heating system, noting their condition and age. In addition, the RHIS will note whether the system's distribution and controls are functioning. As part of the inspection, the inspector will review whether heating and cooling systems show signs of overheating. The inspector will also check for potential maintenance issues with the heating system and will give guidance on the care and maintenance of the unit, depending on the type of system in the home you purchase.

 

System Type / Info:  RHIS will review your home's heating system, making sure that its master switches are operable, that the system is located in a safe area of the house, and noting its current condition. The system's energy source (gas, oil, hot water, electricity) and method used to conduct heat throughout the home will also be identified, and also whether the system has proper ventilation and venting. The system will be checked for proper operation, and a functional test will be performed.

 

Vents / Flues: In all visibly accessible areas, vents and/or flues will be examined for proper pitch and any visible damage to the system.

 

Ducts / Returns: Heat is checked in all living areas of the home where ducts and/or returns are present.

 

Filters: The condition of any filters within the heating system will be checked. A dirty or old filter may affect overall performance and cause premature wear on a heating system. The system will also be checked for any service records/notes and recommend professional services and evaluation if needed. Lack of regular maintenance on a heating system may cause undue wear and unreliable function of the system.

 

AIR CONDITIONING - OVERVIEW   Top ^

 

Roberts Home Inspection Service (RHIS) will review your home's air conditioning system, noting the condition and age. In addition, the inspector will note whether the system's distribution is functional and if the controls are adequate. As part of the inspection, the inspector will review whether the system show signs of overheating. The inspector will also indicate the approximate age of the system and some of the care and maintenance issues you'll need to keep track of, depending on the type of home you purchase.

 

System Type / Info:  RHIS will review your home's cooling system, noting its condition and approximate age. The system's energy source and method used to conduct air throughout the home will also be identified. With cooling systems, the inspector will also review whether they are operational. Some cooling systems are located inside of the home, while many have separate indoor and outdoor components with a hot and cold side or hot and cold separate sections. The system will be checked for proper operation, and a functional test will be performed (if weather permits). RHIS will also indicate some of the care and maintenance issues you'll need to keep track of, depending on the type of system.

 

Ducts / Returns:  The flow of cooled air is checked in all living areas of the home where ducts and/or returns are present. Air temperature at outlets is also recorded to see if it fits in the functional range for proper cooling.

 

Condensate Drain System:  RHIS will check the primary and secondary drains from the unit to make sure they are properly draining from the system.

 

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