Author: BHW Manager

Home Inspections and Pests: What You Need to Know

Home inspectors look for safety issues, hazards and major defects. They’re limited in what they can say and determine about pests. If they see signs that pests could be present, such as wood rot or moist wood, they can definitely let you know, however, they are not experts in pest inspections. For that, you’ll need a professional pest inspector.

Common Pests

The most common pests of concern are termites, carpenter ants, powder post beetles and rodents. Things a pest inspector looks for to indicate an infestation include piles of wings, mud tubes (termite tunnels), bubbled or buckling paint, wood rot, moist wood (indicating wood-destroying fungi), rodent droppings and chewed wiring. The danger of these pests isn’t just that they eat wood, it’s that they cause structural damage that impacts the integrity of the entire home. If your home inspector notices these issues, he will note them in his report, however, it is up to the pest inspector to determine the extent and impact of the infestation. Sometimes, an inspector can see an infestation in an infrared scan and share that information with the pest inspector to help pinpoint the site of a potential problem.

Pest Inspection

Pest inspections are performed by a licensed pest inspector who is trained specifically in inspections for real estate transactions. Whether or not a pest inspection is required varies by state. In South Carolina, every real estate transaction currently requires a Wood Infestation Report called a CL-100. South Carolina is in a region of the country that ranks as high risk for subterranean termites, as do other southeastern states. Even if a state does not require an official pest inspection, the county where the property is located might or the mortgage lender might require one, especially for VA and FHA loans.

Your real estate agent or your home inspector can give you a list of preferred pest inspectors available in your area. It’s important to choose a high quality and reputable pest inspector for your home. The types of pests they look for are particularly destructive and can damage the structural integrity of the home, resulting in buckling walls or floors or even collapsing of floors or portions of the home.

Inspector’s Report: The Dangers of Outdated Wiring

When you’re buying an older home, there are two types of wiring of concern: aluminum wiring and knob and tube wiring. Outdated wiring is a major cause of house fires and can be a safety hazard for you and your family.

Knob and Tube Wiring

Knob and tube wiring was used in home construction from around the early 1900s through the 1950s. Also called open wiring, this type of electrical system is not an issue by itself. The issue with this type of wiring is that over the years, many of these wiring systems have been modified or added to in ways that are dangerous. One example of such a modification is changing the fuses to higher amp fuses. A knob and tube electrical system is equipped with 15-amp fuses, which in some cases can cause the fuse to blow or trip with the higher energy demands of today’s appliances and electronics. To prevent the fuses from blowing as often, some homeowners have replaced the 15-amp fuses with 25 or 30-amp fuses. Certainly, they blow or trip less frequently, however the wiring was not intended for this and results in the wiring overheating, creating a fire hazard.

Another common issue with knob and tube wiring is that in many cases, homeowners have added extra outlets to the existing wiring system–extra outlets that this wiring system is not designed to handle. Knob and tube wiring also doesn’t have a ground conductor (third prong), making it incompatible with many modern appliances. (Note: All wiring systems installed in homes from 1950 to 1960 did not include ground conductors.) This type of wiring can still work safely if it is protected by a 15-amp circuit only, no damage has occurred to the wiring over the years and no extra outlets or components have been added. In most cases, the safest and best long-term solution is to have the home totally rewired with modern wiring and components.

Aluminum Wiring

Aluminum wiring was most commonly used in homes from 1965-1976. The most common problems with this type of wiring are overheating and failing of the wiring terminals. Signs of these issues include flickering lights, discolored receptacles and smells of burning plastic. Not all aluminum wiring is dangerous. It can be safe if proper connections and terminals were used and there is no damage to wires. The most common compatibility issue with this type of wiring is that some outlets and lights were wired for a 110-volt circuit, which is not designed to handle the more common 220-volt appliances and electronics.

If your home inspector finds outdated wiring in your home, such as aluminum wiring or knob and tube wiring, he will likely recommend you schedule a thorough inspection with a licensed electrician. Electricians are trained in the evaluation and safety of all types of wiring systems and can best assess the wiring system you have and if it will need to be replaced.

Common Red Flags Often Missed by Buyers and Sellers

There are a number of issues with a home that both buyers and sellers could miss. And some of these issues could even be missed by a new or inexperienced home inspector. Just another reason why you should always choose an experienced and qualified home inspector when you are planning to buy a home. Let’s take a look.

1. Breaking down HVAC system – While there are some subtle signs inspectors can pick up on that an HVAC system is not running its best, these subtleties are often lost on home buyers and sellers. The unfortunate nature of HVAC breakdowns is that not even inspectors can catch them before they happen. The HVAC could be working fine one day and the stresses of the next day’s weather or temperature could cause a breakdown.

2. Electrical problems – Inspectors don’t have x-ray vision to look at the wiring inside the walls but they do pretty good at picking up potential problems with outlets and switches using the equipment they do have. If the inspector suspects an electrical issue, it’s best to follow their recommendations on having an electrician out to verify there are no issues.

3. Roofing issues – Any roof made from wood is going to have some inconsistencies. A qualified home inspector can tell these normal variations from major issues that could indicate a problem with the structural integrity of the home.

4. Damaged or partly blocked sewer lines – There are a number of potential home problems that might not be readily apparent and this is one of them. Inspectors check the drain lines and note material of the plumbing and often give an approximate age. They run the water and check the lines as best as possible but they are only there for 2-3 hours. Sewer line issues can often take much more time to reveal themselves than the time allotted for a typical inspection.

5. Leaks – If a house has been vacant, particularly with the water turned off, any leaks might have dried up. In some cases, it could take a few days of consistent water use for a small leak to present itself. Obviously, this is usually long after the inspector has come and gone. If possible, have the water on and running to the home for a couple of days before the inspection to give the inspector the best chance at finding leaks. Otherwise, he’ll have to rely on the condition of wood and other materials underneath cupboards and sinks to make an educated guess whether a leak might be present.

Some issues can’t be predicted by even the most experienced home inspector. However, the particular issues on our list are common red flags often missed by buyers and sellers that an inspector might be able to find. Your very best chance at catching some of these issues is with an experienced and qualified home inspector. They have the attention to subtle details to be your best advocate for catching these problems, if it’s possible to catch them before a major issue occurs.

Scariest Home Inspection Finds

If you’re thinking of ghost stories, that’s not exactly the kind of “scary” we have in mind. But these scary home inspection finds from across the country are scary for lots of other reasons. Prepare your common sense for a spook!

1. Scary Find: Baseboard heater inside an underground crawl space. Why it’s scary: It’s a serious fire hazard!
While warming up the crawlspace to avoid frozen pipes might sound like a good idea, this particular way of doing it could burn the whole house down. The proper way to deal with cold, mold or dampness in a crawlspace is with insulation and encapsulation. You’ll save money and avoid frozen pipes without turning your house into a tinderbox.

2. Scary Find: Duct tape covering outdoor HVAC vent. Why it’s scary: HVAC systems rely on fresh air to provide you with safe air to breathe.
Not only does blocking ventilation prevent fresh air from coming into the system and your home (a necessity) but it could lead to a deadly situation with Carbon Monoxide (CO). CO is an odorless, colorless gas that kills. Every component of your HVAC system is there for a reason and has a purpose. Trying to thwart the way it works not only damages your system but risks your life as well.

3. Scary Find: Electrical panel under the sink. Why it’s scary: Water + Electricity = Electrocution.
A simple and very minor leak could lead to serious complications that put someone at risk for electrocution. Major electrical components such as electric panels and breaker boxes should never be housed in the same place as a major water source.

4. Scary Find: Steel and copper pipes directly connected. Why it’s scary: Mixing metals can cause interactions between the two metals that can prove damaging or dangerous.
In this case, connecting copper and steel piping directly to each other causes something called galvanic corrosion where the pipes corrode around where the two metals meet. This corrosion can cause chemicals and minerals from the pipes to leach into your water supply and can cause damage that results in a major pipe leak. While there are correct ways to use multiple piping materials, connecting two different metals together directly is always a bad idea.

5. Scary Find: Power outlet behind the toilet tank. Why it’s scary: Like we mentioned in #3, water and electricity don’t mix.
Toilets sweat and sometimes leak. As much as charging your cell phone while on the commode sounds like a great idea, we promise that it’s not. This is another case where electrocution is a possible outcome.

6. Scary Find: Wooden beam going through the chimney. Why it’s scary: Chimneys are usually attached to fireplaces. Fireplaces burn wood.
First, wood is flammable and chimneys are usually connected to fireplaces or wood-burning stoves. Secondly, if the beam is a support beam, when it catches on fire from the heat and flames of the fireplace, it can compromise the structural integrity of the whole house.

Home inspectors find some scary things every day. These are some examples of the scariest things inspectors have found and reported about. We’re still shaking our heads and we bet you are too. The lesson here is not to repeat any of these scary situations in your home.

Top DIY Home Maintenance Mistakes Inspectors Find

Home inspectors look at hundreds of homes every year, and boy, have they seen it all! They’ve seen every mistake from large to little and every bad home maintenance habit there is. Here are the most common DIY home maintenance mistakes inspectors find – and how you can avoid them.

1. Painting over water damage – Often, people try to paint over water damage without finding and fixing the cause of the damage first. This mistake can lead to rot, mold and even structural damage when the cause of the water damage isn’t addressed. This mistake is commonly found in showers, other parts of the bathroom and ceilings throughout the home (often in corners). Handle water damage the correct way! Fix the leak or cause, clean the stain, prime with stain-blocking primer and then repaint for a truly correct repair.

2. Improper weatherstripping – When not done properly, adhesive build-up can occur on surfaces where weatherstripping is applied. This can cause new installations of weatherstripping to not adhere properly and thus not provide the benefits of weatherstripping, such as energy savings, temperature consistency and preventing moisture from getting in. To do it properly, when you get ready to apply weatherstripping to your doors, windows and other gaps where air and moisture can get in, first begin by removing the old adhesive completely. Once the old adhesive is completely cleaned away, measure twice and cut once before you install your weatherstripping.

3. Not changing the HVAC filter – The longer you go between change-outs, the harder your system has to work and the more wear and tear you create. An overly dirty filter can also lead to debris getting into your duct system and making its way into your home for you to breathe. In climates like South Carolina’s, it is recommended to change the HVAC filter every other month or if you have pets or anyone in the home with breathing issues such as asthma, change the filter monthly.

4. Overlooking foundation cracks over 1/4″ – Cracks over 1/4 inch can lead to major flooding and water damage in your basement, crawl space or under your flooring. Inspect your foundation regularly for cracks and seal them with a crack-sealing spray or waterproofing paint. If any crack seems worrisome or appears to be widening, call a professional for help right away.

Home inspectors see home DIY maintenance gone wrong all the time. This list includes the top issues they see most frequently and how you can avoid them. A little extra time ensuring something is properly fixed will prevent further damage and avoid any unpleasant surprises during a home inspection.