10 Things You Can Check to Make Your Home Inspection Easier
As a home inspector, I frequently see the same problems in new and old homes. While some are problems best left to the experts to fix (electrical…), some are simple maintenance issues that a homeowner can fix themselves at minimal cost. Here are several problems that can be easily fixed, so you don’t have to list them as problems when you inspect your home:
1. Loose toilets: Your bathrooms should be a solid throne, not a rocking/swivel chair. When the toilet comes loose from the toilet flange, the movement damages the wax ring that forms the seal between the toilet and the flange (the drain pipe). This can quickly lead to sewage leaks. If your toilet rocks when you sit on it, or if you can easily turn it, it’s time to lift it, replace the wax seal, and restart the toilet. As a DIY project, all you need is the wax ring, which should set you back less than $10.
2. Leaky Sinks: Another common source of plumbing leaks is under sinks. These leaks sometimes remain hidden until I come and really test the pipes. To properly test your sink, put on the stopper and fill it…almost to the top. If you have an overflow, run a good amount of water through it, as these are often clogged or leaking. Once the sink is full, pull out the stopper and look under the sink with a flashlight. If you see water leaking, it’s time to tighten things up a bit or it may be time to replace the drain pipe. If you decide to fix this yourself, make sure you use the correct materials and check for leaks after and after using it a few times.
3. Caulk/Grout in Tubs and Showers: Although tubes of putty say they are good for 20-30 years, it should be tested under absolutely ideal conditions. I’ve gotten several complaints from the vendor side about being picky about caulk and grout, but these two things are your first line defense against water intrusion into the walls behind your shower.
The good news is that removing the old caulk and replacing it is fairly easy and inexpensive. Grouting requires a bit more skill, but it’s still not difficult or expensive. As a side note, grout doesn’t work well in corners, but most grout manufacturers have matching caulk that can be used in shower corners.
4. Downspout Extensions: I can’t stress enough how important it is to get the water out of your foundation, even if you don’t have a foundation. And by far, I mean 6-8 feet away. This means those plastic backsplash blocks you can put at the bottom of the downspout just aren’t enough. Get the expandable hoses and stretch them (less than $10 each). Also make sure the ground around your house slopes away from the foundation, at least 6 inches over the first 10 feet. If you have underground drains for your downspouts, make sure they work. During steady rain (not a thunderstorm), go outside and make sure they aren’t backing up where the downspout connects. If so, it’s time to clean them, because this just throws a lot of water right next to the base.
5. Smoke/Carbon Monoxide Alarms: Please please make sure they are working! They save lives! If you haven’t yet upgraded to the 10 year battery units, be sure to change the batteries in all of your alarms every 6 months. If you have gas/oil appliances (furnace, water heater, stove, etc.), a fireplace, or an attached garage, you must also have carbon monoxide (CO) detectors. One on each level with a potential CO source, as well as one in the hallway outside the bedrooms. I can’t stress this enough, not only to aid in inspection, but to save your life in an emergency.
6. GFCI outputs: Check that they work. You should do this every month anyway, but this is another frequent issue I run into. To test, simply press the test button, which should cause the reset button to pop out (and power off). Then press the reset button to restore power. As long as the test works and the enclosure reboots, it should work fine. If the test doesn’t work, or the receptacle won’t reset, it’s time to have an electrician replace it.
7. Penthouses: When was the last time you were in your attic? Look up to see how the insulation is. Are there areas where insulation is lacking? Pay attention to areas around electrical boxes (which should have a cover) and bathroom ventilation fans. If insulation is missing or displaced, it will stand out like a sore thumb on the thermal imager. It only takes a little time to redistribute displaced blown insulation, but you should wear protective gear such as disposable coveralls, goggles, and a dust mask. If your home was built before the early 1990s, keep in mind that the insulation may be vermiculite. If you suspect so, have it checked by a licensed insulation contractor.
While you’re in the attic, take a moment to check the bathroom fans. They must be connected to a vent pipe coming out of the attic. These fans are designed to remove warm, moist air, and when that air enters the attic, it can cause wood to rot and mold to form.
8. Dryer Vent Hoses: Another common problem I run into is with the dryer vent hose. The suitable type of hose is the semi-rigid hose. I frequently encounter flexible aluminum foil hoses, and their even more dangerous substitute, plastic hose! They were both designed for things like bathroom fans, not for anything in the heat. Remember, fluff is very flammable, and aluminum and plastic vents cannot contain the flames. Believe it or not, these vents were allowed until 2006 when the new standard was finally issued. Look for a dryer vent hose that meets UL2158A standards.
9. Ovens: When was the last time you changed your furnace/air conditioning filter? If you have to think about it, or it’s been more than a month, go ahead and replace it. While you’re there, if your furnace runs on oil or propane, is there enough in the tank for the inspector to test the unit? And are the pilot lights on in all your appliances? This is one of the most common reasons why I go back to inspect something, and more often than not, the seller ends up paying me for the re-inspection.
10. Light bulbs: This probably sounds like another tricky issue, but in addition to showing the buyer how well the house is lit and making it safer to move around the basement, I need to know that everything works. I don’t have time to search for replacement bulbs or to change working fixture bulbs to make sure it’s just a bad bulb. If a light doesn’t work, I have to assume there is more to it than just a bad bulb.
Checking these 10 things will not only help you pass your home inspection, it will also contribute to the health and safety of your home. So even if you’re not preparing to sell your home, take a few minutes to review it. The time you spend now will save you a lot of time and money in the future.