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Inspections: Most Common Defects
1.Defective
Service Entrance Cables. This
is the cable that the electric utility connects to on the outside of the
house. The insulation on older cloth covered cables deteriorates
and allows water to penetrate and usually ends up in the electric panel,
which is a fire hazard.
2.Defective
brick chimneys.
Small
mortar cracks or spalling bricks at the top a chimney may look innocent,
however these repairs can be expensive. Loose mortar joints,
loose bricks, and spalling bricks may require replacing the bricks and
re building the chimney from the point where the deterioration initiates.
3.Negative
foundation grading.
This
can normally be repaired simply by adding top soil around the foundation.
Sunken driveway slabs can be more expensive to replace. Negative
foundation grading is the most common cause of basement seepage.
This can lead to expensive water proofing measures.
4.Sunken
or cracked side walk and drive way concrete.
Small cracks here are normal. [seal to prevent water from entering]
Uneven cracked or sunken slabs are considered a trip hazard and a safety
issue and should be corrected.
5.Garage
door openers should have a proper 110 electrical receptacle.
Extension cords seem to be the popular choice by many, however a 110 outlet
should be installed at the door opener.
6.
Basement seepage.
Evidence of seepage can be obvious or subtle, but sometimes very difficult
to determine if seepage is ongoing or not. Rod holes on poured walls
are common and easily repaired. [Yes, you can do it yourself!]
Vertical cracks that leak can be repaired professionally for about $200
- $300. Seepage that occurs between the wall and floor usually means
that the drain tile is not functioning properly and corrective measures
may be needed. This type of water proofing can be done from inside
or outside and can be very costly.
7.
Faulty
Furnaces.
Although heat exchangers can be difficult to examine, finding faulty ones
is one of the most common home inspection defects. Most commonly
found on 10 - 20 year old furnaces that have not been cleaned or serviced
on a regular basis.
8.Improper
basement and garage wiring.
The “weekend warrior” who wants additional lighting and receptacles usually
causes this defect. There is a right way and a wrong way to do this!!!
Symptoms include open splices, open junction boxes, dangling wiring or
improper extension cords.
9.Lack
of smoke detectors.
There should a minimum of one on each level of the house. It is further
recommended to have one in each bedroom.
10.Inadequate
attic insulation and ventilation.
For this region it is recommended to have 12” [R-38] of attic insulation.
Ventilation should be in the form of roof or ridge vents along with soffit
vents. Soffit vents should not be blocked by insulation. Lack
of insulation/ventilation can lead to excessive mold and mildew on roof
sheathing and premature deterioration.
