Home Inspection PLUS


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  What We Inspect
   
10 INSPECTION AREAS - "63,000 Parts"
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GROUNDS
Site Drainage - The inspector will look for areas around the home which appear not to slope away from the foundation or drain properly. If the home is not equipped with gutters, a gutter upgrade may be recommended. The idea is to keep as much moisture away from the building as possible. We do not inspect the adequacy of yard drains.

CLICK HERE

TO WATCH A VIDEO SHOWING WHAT CAN HAPPEN WHEN 

                                       EXPANSIVE SOILS ARE COMBINED WITH POOR DRAINAGE

Decks - Proper attachment and flashings is critical. The inspector will observe stairs, guardrails, handrails, proper framing principles, any wood in contact with dirt, etc. Refer to the pest report for all wood deterioration information. We will note any damage if we see it, but we do not do any probing.

Landscape Electrical - Any circuits on the exterior of the building should be GFCI protected. We will test these circuits to ensure GFCI protection. If they are not on a GFCI circuit, a safety upgrade will be recommended.

Fences/Gates - Broken fence posts and deteriorated slats are common. Often, sprinklers will hit fences causing accelerated deterioration. Fences are easy to repair and maintain. We also ensure that termite barriers are in place, if needed.

Outbuildings - In most cases, electrical additions to sheds and outbuildings have been installed by "Uncle Buck." Installing correctly is relatively a simple procedure for a licensed electrician to remedy.

Irrigation Systems - These are not inspected. The seller should be able to show you the system operation. Irrigation systems are easy to repair and maintain. Obvious visual deficiencies will be brought to your attention.

Tree Root Concerns - Tree roots can invade sewer lines at any time. We always recommend video scoping of the main sewer line. If large trees are near the foundation or are found to be moving/cracking concrete surfaces, your best recourse may be to have the tree removed. Consult an arborist.

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EXTERIOR/ROOF

Roofing Material, Roof Deck, Jacks, Flashings - Yes, we walk on roofs....ALL roofs (provided they are accessible and safe to walk on). The most common findings are broken roof tiles, questionable installations, improper flashings and worn shingles. We always recommend a licensed roofing contractor issue a roof certification, because unless there is visual evidence to suggest leakage, it is often impossible to tell.

Siding - The possibilities for defects is endless. Ultimately, any exterior wall covering should be well caulked at the seams, painted and free of any voids which can allow moisture to enter. Ensuring that weep screeds for stucco exteriors are not blocked is part of the visual inspection. We do not probe wood siding. Sometimes, a new coat of paint may be hiding something. The pest report should identify all concerns relating to deteriorated wood siding.

Window Screens - Easy to repair or replace. Damaged or missing screens will be noted because insects can enter and possibly sting the occupants. People who are susceptible to allergic reactions should be particularly cautious.

Exterior Doors/Windows - All accessible exterior doors and windows will be opened and closed and locking mechanisms checked. Most glass in doors should be tempered. Deadbolts keyed on the inside are not recommended.

Vehicle Doors and Safety Reverse Mechanisms - Vehicle doors will be operated using the button in the garage. Safety reverse mechanisms are checked. If a safety reverse mechanism is not installed, a safety upgrade will be recommended. 

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HVAC

Furnace and A/C Units - Heat and A/C are operated using normal user controls. Temperature differential is checked and the heat rise should be within limits specified on the furnace label and A/C should be between 18-22 degrees F. We also ensure that equipment is installed and operating properly. Most gas suppliers will conduct a FREE gas safety check. We recommend this be done.

Whole House Fans -  House fans are operated. The most common concern is that the installer (Uncle Buck) cut the framing members in the attic to accommodate the fan. Cutting trusses is never allowed and serious structural ramifications can result. We also ensure that adequate ventilation openings in the attic are present to accommodate the fan.

Ducting - All visible ducting is observed. Ensuring that ducting is intact and sealed properly will ensure the maximum amount of efficiency from your system. Disconnected and/or leaking ducts are common findings.

Fireplace & Chimney - Most fireplaces and chimneys are not maintained on a regular basis. Given the difficulty to view the interior of the chimney, we recommend a NFPA 211 Level 2 inspection be performed by a licensed professional. We will note all visible defects

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ELECTRICAL

Service Entrance to Receptacles - We identify service conductors, equipment, capacity, main and sub panels, service and equipment grounding, wiring types and methods, a representative sampling of all switches, receptacles and light fixtures. (Please replace the burned-out light bulbs before the inspector comes over. We can't tell if the switch or fixture or both are bad if the light bulb is burned-out.) We test GFCI's. We recommend GFCI upgrades if needed. The most common defect is Uncle Buck wiring. This extravagant and dangerous form of wiring is most prevalent in attics and garages. Most electrical defects can pose the greatest hazard to the occupants and are the easiest to fix. By a qualified electrician of course.

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POOL/SPA (Optional + Additional Fee)
Pools/Spas - Visible parts of the plaster/fiberglass will be observed. Cracks in the pool body should be immediately repaired. Often, it is difficult to thoroughly examine the pool body when it is filled with water. There are many items we inspect in regards to pool safety. Proper GFCI protection, tempered glass where needed, gates that self-close and self-latch, child safety, the list goes on. Pool equipment is also observed and operated. Most homeowners do not maintain their pools and equipment properly. Even pool service companies sometimes fail to grasp what proper maintenance is required. Our inspection will identify all VISUAL defects. There are about 200 items we inspect on a typical in-ground pool. 
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PLUMBING

Water Heater - Can you believe there are 53 items we inspect at the water heater?
Gas/Water Pipes - We identify where the utility shut-offs are and let you know in case of an emergency. In most cases, a lot of the piping is underground or inside walls. All accessible piping will be examined and any concerns brought to your attention.

Drain Pipes - Some ABS drain pipes manufactured and/or installed between 1985 and 1988 has been found to be defective. If visible, we will identify the drain pipe and document if the pipe in your particular home is suspect. Yes, we also look for leaks.

Faucets/Valves - All accessible faucets and valves will be operated. Functional flow and drainage will be observed. Commonly, bathroom sinks are found to drain slowly. You may be able to alleviate this condition by removing the trap arm below the sink and cleaning out the black fur ball. 

Washer/Dryer Connections - If applicable, dryer vents should be cleaned upon taking possession of the property. Common findings include improper vent materials, vents not terminating at the exterior of the building and separated vent pipes in the attic and crawlspaces.

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BATHROOMS
Tub/Shower - A common area for moisture intrusion problems are in the bathrooms. Cracked grout, loose tiles, poor caulking maintenance and leaky drain pipes are typical concerns. We check for safety glazing in required areas. We also recommend that carpeting not be installed in bath areas.

Toilets - Loosely mounted toilets are typical. The wax seal between the bowl and plumbing pipe is easy to replace if worn. We also check for proper operation. Typically, toilets are never replaced in the home unless it has been remodeled. Almost all toilet tanks have the date of manufacture stamped in the tank or inside the lid. That's how you can sometimes tell how old the home is. Shhhh...don't tell anyone.
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INTERIOR
Ceilings & Walls - We carefully examine wall coverings. We look for staining around windows, and around skylights. We look for a fire separation between the house and garage. We look at ceilings. We look for stains. If staining is observed, you may wish to have some intrusive testing done and/or an indoor air quality test. Remember, we conduct a visual inspection and cannot tell you what's behind wall coverings. We DO NOT test for mold. If any microbial growth is observed, it will be brought to your attention and further evaluation and indoor air quality testing will be recommended.

Floors - Floor coverings are observed. Significant defects will be brought to your attention.
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KITCHEN
Appliances - Appliances are operated using normal user controls. Common findings included inoperative range elements, anti-tip devices for ranges not installed and inoperative range hood vents.

Cabinets - Cabinet doors and drawers are open and closed. 
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STRUCTURE

Visible Portions of Foundation/Slab - We look for cracks, movement and positive slope away from the foundation. Water allowed to drain or pond against the foundation will certainly cause problems if it hasn't already. All cracks in foundations will be brought to your attention.

Framing - Most "older" contractors will agree, that framing has become a lost art. With the advent of nail guns and tract housing going up faster and faster, questionable framing techniques are on the rise. We will inspect all accessible areas and inform you if any sub-standard conditions exist.

Crawlspace - We crawl under homes....all the way around...back and forth....we charge extra for crawling. It's dark and dangerous down there and crawlspaces usually contain the most defects. Plumbing leaks, waste pipe leaks, wet soil conditions, cracked foundations, insufficient ventilation, deteriorated joists and beams, improper electrical connections, disconnected ducting and rotted flooring are typical finds.

Attic - Yes, we also crawl into attics....all the way around...back and forth. We look for adequate ventilation and insulation, any water stains on the roof framing, etc. Typical finds in attics are improper wiring, disconnected ducts, gas burning appliance vents in contact with combustibles and improper roof framing. Cut trusses are also popular.

Remodel Evidence - We will note if anything appears to be added-on or remodeled. It would be in your best interest to check with the local building department to see if any building permits have ever been issued for the property. We do not check for permits or verify zoning and set-back requirements. Most insurance companies will not cover losses to un-permitted additions.

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Obviously, we cannot possibly tell about you every item we inspect. The inspection is certainly not limited to the abovementioned examples.

All Inspections will meet the Standards of Practice set forth by the American Society of Home Inspectors(ASHI)
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2004-2017 Home Inspection Plus, Inc

PO Box 102   Lincoln, CA  95648   
Phone: 916.316.7587       Fax: 916.408.4387
     
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