I generally average about 4 hours+ to do a Home Inspection- here are the basic elements:
Exterior- I am a creature of habit, I always start with the front, working left to right, and then counter clockwise around the house. I look at the siding, windows, doors, outlets and faucets, garages, and garage door operators, porches, decks, stairs, railings, etc. The initial exam of the roof and roof edge is done with binoculars (later I will typically go on the roof). The condition of everything is the focus. Is there any evidence of water penetration? Materials are probed for decay, joints between materials are examined. The land immediately around the house is evaluated to determine if water will run away from or to the house. Electric meters and panels, and exterior heating/air conditioning components are examined. Everything is noted on a written form, and pictures are taken of problem areas.
Interior- Again, I have a set routine, enter through front door, do living, dining, kitchen, family rooms, and then bedrooms and bathrooms. Each room has all its surfaces examined (walls, ceiling, floor), doors are operated, and most windows. Lights, fans, heating registers, wall outlets and switches, smoke detectors, built in cabinets, are all inspected. Written notes are taken and photos of problem areas.
Heating, Ventilating and Air Conditioning Equipment (HVAC) - While I am inside the house, I operate the heating and air conditioning equipment using the thermostat contols (all functions are tested when safely consistent with outside temperature). Close inspection of the actual mechanical equipment and ductwork is part of the exterior, attic, and crawlspace/basement segments. I want to know how well the AC and heating equipment is functioning- how well it cools and heats. I do this by testing the temperature differential - the difference in temperature of the house air going to the equipment, and the temperature of the air coming back. Auxiliary and emergency heat modes are also tested when possible. I am also looking for leaking ductwork, other installation problems, mechanical problems, and how the condensate water produced when AC is in use is being drained away from the interior AC equipment.
Kitchen- Built in kitchen appliances all have their basic funtions tested, sink and dishwasher plumbing is inspected and operated. Cabinets and drawers are opened, wall outlets and switches are operated. Ground fault circuit interruptor (GFCI) safety outlets are tested, their absence will be noted on report as a safety concern. Written notes are taken and photos of problem areas.
Bathrooms- All plumbing fixtures are operated, sinks/toilets/showers/bathtubs- I want to run water through everything so that when I am in the crawlspace/basement, which will be next, I will see signs of any leakage. The condition of all surfaces (walls/floors/ceilings), windows, doors, vent fans, lights are examined. Wall outlets are tested, and the absence of GFCI outlets are noted on the report as a safety concern. Joints between items (bathtub to floor/walls, etc.) are inspected, because water penetration from bathrooms has to be controlled properly. Hot water temperature is also tested, and excessive hot water temperature will be noted on the report as a safety item.
Crawlspace/Basement- This area is always done after the interior because I have just operated all plumbing items and leaks are most likely to be visible. This is one of the most important areas to inspect, structural issues can most easily be spotted here. Leaks from plumbing are easiest to find here. Leaks at the exterior of the house- typically from roof or yard water runoff- also show up here. Many houses have HVAC equipment and related air ducts installed underneath the house. Water heaters, and well pressure tanks are also frequently located here. Pulling aside insulation and inspecting closely around plumbing and along the perimeter of the house is Imperative! Of course, when you do this, dust and fine debris fall down and get in your eyes and face, but you can't do this job right without doing the dirtier parts. The general condition of the crawlspace is also examined, I am looking for signs of wood destroying organisms (bugs, fungus, etc.), and excess moisture/humidity which can result in fungus growth, if found, I want to identify the cause- the source of the moisture. As always, written notes and plenty of pictures are taken, because clients want to see the problems if they exist. (Note: One of the most frequent problems found in crawlspaces is wood decay under an exterior door that opens onto an attached wood deck. If there is no functioning rain gutter above the door, roof water runoff that falls onto the wood deck can splash up onto door frames and siding. Water splash can rot door frames and/or siding, penetrate into house, rot the sub-floor/floor joist ends/rim joist/sill. All this, because a gutter wasn't installed, or the gutter hasn't been kept clear-and it overflows. Visit the Horror Pictures and Lesser Problems page for examples of what I have found during past Inspections.
Attic: Walking/crawling through the entire attic is important. You have got to look for any signs of roof leaks, leaks around plumbing vent pipes/air vents, etc. Many two story homes also have HVAC equipment and ductwork in the attic. Close examination of this equipment- especially provisions for the drainage of condensate water produced when the air conditioning is operating, and the integrity of ductwork, is performed. Insulation is examined, structural and water condensation problems are looked for.
Roof- Although North Carolina does not require Inspectors to "walk" the roof. I try to walk as many as is safely possible, inspection from the ground with binoculars and from roof edge with ladder are also utilized. Condition of roof shingles, flashing problems around roof penetrations such as plumbing vents, air vents, chimneys, ridge vents and shingles, nail pops, all of these items are examined/looked for.
Walk Through- If a client is in the area, I am happy to walk through the home with them at the end of the Inspection (frequently, I give a cell phone call to let them know I am almost done, and they come over). The walk through allows me to actually point out my findings and discuss any questions they might have. Of course, they still get a full written report with many pictures.
Written Report with Pictures- Most Inspectors produce reports using commercial, report generating software, some reports may even be completed solely by secretaries from notes. Although I love technology, I personally write each report, insert the pictures, and choose my words carefully. My reports are not full of checklists or checkboxes with S's or NF's (Satisfactory/Not Functioning, etc.). I focus on describing an area or item, for example- a Heat Pump, who made it and when, and then I tell you whether it tested properly or not, and if not, what the problems were that I found, and insert supporting pictures to show what I found. Sample reports are available for your review, at the Home Inspection Report - Sample page.
You may also view the North Carolina Home Inspector Licensure Board - Standards of Practice (this is the principal set of rules describing what a NC Home Inspector is required to do) by going to the NC Home Inspectors Standard of Practice page.
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