How Often Do Home Inspections Fail – Posted by Jeff Knox on Thursday, September 24, 2015 at 2:01 PM By Jeff Knox / September 24, 2015 Comment
Major issues that should not be ignored! There are five types of potential issues: plumbing, HVAC, roofing, foundation and electrical. These are the five core functional elements. These can be what we call possible “peace breaker” items and should always be addressed by the seller before the buyer closes on the home. In no way am I suggesting that you skip or ignore important questions. If a substantial binding problem is one of the things found above during the inspection of your relationship, talk to your manager immediately about how to remedy the dispute or breach the contract. Not all major issues will end you making a deal, but they should give you some concern about fixing things before you take home.
How Often Do Home Inspections Fail
I usually advise my clients to spend money on packages. However, when significant issues are discovered during an inspection, there is no way to estimate how much the property would cost. Therefore, it is better (in these cases) for the business seller to take these measures before closing. Also, significant problems must be repaired by licensed/quality service providers, and receipts must be provided for the work to the customer prior to closing.
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Significant plumbing issues include, but are not limited to, the following: pine boards. A crack in the board occurs when the pipe is embedded in the foundation board by dripping. A professional plumber will have to find the crack first. Once a leak is discovered, and if the leak is located in a concrete foundation, the plumber will either have to dig a trench under the house to repair the leak or break up the foundation boards to get to the crack. This is a significant problem!
Another major issue that can come up during a home inspection for plumbing is backed up lines. Backed up plumbing lines, which are found in sinks and bathrooms through sewers, can lead to flooding and extensive damage to the home.
Plumbing issues are the first of the major potential problems a home inspector may find in their search.
Electrical problems reported in a home inspection can include things like faulty wiring, old wiring, bad junction boxes, spliced wiring, and faulty electrical panels.
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In older homes built around the 1940s to 1960s, home inspectors will find many Pacific Federal electrical panels still in use. These boards have been known to cause house fires. Inspectors always designate the Federal Pacific Panel (FPE also referred to as Federal Pacific Electric). By the time these panels were initially installed, most local codes allowed them to be installed in the closet of a home. The law has since changed (at least here locally) and now requires electrical panels to be installed in our foreign garage. the wall
Since the Federal Pacific Panel may still be in use, and the code has been changed to the proper location of the panel, you can see where the storage and relocation of the panel box could get the customer expensive. It should also be noted that if the Federal Pacific Panel is still in use, there is a good chance that the home wiring connected to the panel is also against current code. There is therefore a good possibility that the house may also be required to be rewirt.
The Pacific Panel is not the only electrical outlet possible, but it is one of the most important in many houses built in the period mentioned above.
As modern humans, we often say that we cannot live without our heat and air conditioning. During the inspection of your home, the inspector will visually inspect the units and furnace. Common issues will be rusty, clogged drain lines, not enough walking space to and around the units, dirty filters, etc. However, to test the efficiency of the unit, the inspector checks what is called differential temperature.
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Your thermostat is equipped with an adjustable temperature differential setting that will determine how much your system cycles. The lower the differential setting, the faster your system will cycle and the tighter the temperature will stay. If you cycle your system more often, you raise your difference to a higher level.
A significant gap in temperature differential can indicate the potential for a major problem with the HVAC system. If a significant temperature differential is noted, be sure to immediately speak with your dealer about possible diagnosis in a qualified HVAC professional.
Since I am only licensed in Texas and, more specifically, practice in the North Texas area, my opinions on the most important issues in my area are shaped around the houses of my knowledge. But the support and design of the device will suit all areas the most.
There are two types of foundations in North Texas (and I would guess most other places) – column and beam foundation and slab (concrete) foundation. In North Texas we have clay soil that expands and contracts with moisture. Contraction and expansion in the ground beneath the house causes the house to live, change, and move. According to most structural engineers and home inspectors, a column and beam foundation is better suited to handle movement caused by soil. Unfortunately, post and beam are usually found in homes built in the 1970’s and older, because this type of foundation can be labor intensive and expensive to install for builders. That’s why new houses today are usually built on board foundations.
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Major Pier and Beam foundation issues – the piers no longer touch the supporting beams; they would turn to the support, where the beams were no longer equal; the beams/beams have rotted over time due to moisture under the house over time (years of rain) or leakage. Leaking water can destroy holes and logs, which are almost always constructed from treated wood.
Determining Concrete Slab Foundation Problems – One of the major problems with foundation slabs is cracking. If left untreated for long enough, movement in the foundation board can cause the house to crack. Unlike column and beam, which is a connecting system that uses all the piers and beams, the slab is a solid block of concrete. While solid, it doesn’t bend much or yield without breaking. If there are any of the following signs of concern: sloping floors, difficulty opening and closing windows, doors not closing properly, separation of siding from the house, large sections of cement missing from the siding, etc., then ask your home inspector for more information. -deep questions about your concerns. If you feel anything beyond your reasonable comfort level, or you want to be safe, you should have an architect inspect the home before you buy it.
Roofing can be a significant issue and possible expense for the buyer. There will be typical issues on the roof, which we will discuss below. And there are few issues in the lower roof system at all.
So what is not common? The evidence of the former is not typical, and is generally found by the inspector to be what we call the “decoration” of the roof. The roof is covered with a layer of plywood to which the filter and rafters are attached. You (and your inspector) can visually inspect the deck from the attic where the plywood underneath will be exposed. Large water spots, dark areas, and rotten plywood will be an indication of a previous leak. If you see visual evidence of a previous leak, I highly recommend that you have your agent do some investigating by asking the current owner if (a) they know about the leak; and (b) the leak is repaired.
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Another thing that is missing in the weaving is not the normal cross-sections. I’m not talking about one or two bumps here and there. I mean that large parts of the roof are missing. The buyer is not likely to climb the roof to look at the slats. This is where your home inspector is vital. Most home inspectors do one of two things to inspect a roof – (1) they will physically climb onto the roof and “walk around” inspecting its condition. Or they will locate and climb ladders where they can visually inspect the condition of the roof with binoculars. Personally, I prefer the inspector to “walk” through the roof. I think it provides a more comprehensive overview. But close up binocular vision seems to be good from my experience.
If significant and major issues are discovered, alert your vendor broker. A bad roof is something that every buyer will want to fix before buying a home.
(1) Home inspectors will find injuries with every home. Why? Because you typically pay them about .10 per square foot for an inspection. Meaning, if you’re buying a 3,000 square foot home, you can expect to pay about $300 for your
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