commondefects

Top 10 Most Common HomeTop 10 Most Common Home
DefectsDefects
Presented byPresented by
National Association ofNational Association of
Certified Home InspectorsCertified Home Inspectors
Chicago ChapterChicago Chapter

Copyright 2005 National Association of Certified Home Inspecto2
Top 10 Home DefectsTop 10 Home Defects
Here are examples of the top ten most commonHere are examples of the top ten most common
defects found during home inspections. Whiledefects found during home inspections. While
common. Most of these defects can be easily,common. Most of these defects can be easily,
and inexpensively, fixed.and inexpensively, fixed.
If left unattended to, these conditions can only getIf left unattended to, these conditions can only get
worse and lead to much more expensive repairs,worse and lead to much more expensive repairs,
and in some cases, structural failure or fire.and in some cases, structural failure or fire.

1.1. Foundation: DrainageFoundation: Drainage
The house’s foundation should not be covered andThe house’s foundation should not be covered and
be visible for at least 6” for brick walls and atbe visible for at least 6” for brick walls and at
least 8” for siding and stucco walls.least 8” for siding and stucco walls.
Gutter downspouts should lead away from theGutter downspouts should lead away from the
foundation at least 6 feet, 10 feet is better.foundation at least 6 feet, 10 feet is better.
Covering the foundation can lead to water infiltration,Covering the foundation can lead to water infiltration,
insect intrusion, rot, mold and structural failure.insect intrusion, rot, mold and structural failure.

1.1. FoundationFoundation

True Story:
Brand New
4,400 SF
House
With A BIG
Hidden
Problem

Nice brick
planter at the
front covers the
foundations
weep wicks
with 3” of soil.
The result?

Rotted Rim Joist and Sill Plate in 4 Months! $36,000 fix!

Result – If
Not Fixed.

2.2. Electrical DefectsElectrical Defects
A house’s electrical system can cause the mostA house’s electrical system can cause the most
dangerous problems if it is not properly anddangerous problems if it is not properly and
professionally installed and maintained.professionally installed and maintained.
Always have any electrical work done by a licensedAlways have any electrical work done by a licensed
and insured electrical contractor.and insured electrical contractor.
Electricians in Illinois areElectricians in Illinois are notnot licensed by the state.licensed by the state.
Some are ‘licensed’ by a municipality, requiringSome are ‘licensed’ by a municipality, requiring
only minimum liability insurance.only minimum liability insurance.

2.2. Electrical Panels – Location, InaccessibleElectrical Panels – Location, Inaccessible

2.2. Electrical Panels – Owner RepairsElectrical Panels – Owner Repairs

2.2. Electrical Panels – Double TappingElectrical Panels – Double Tapping

2.2. Electrical Panels – Double Tapping MainElectrical Panels – Double Tapping Main

2.2. Non-Professional / Homeowner WiringNon-Professional / Homeowner Wiring

2.2. Electrical – Animal ProblemsElectrical – Animal Problems

3.3. RoofRoof
Roofing problems are common, and the mostRoofing problems are common, and the most
easily dealt with. Make sure that alleasily dealt with. Make sure that all
roofing work is done professionally androofing work is done professionally and
properly.properly.
Roofers in Illinois areRoofers in Illinois are requiredrequired to be stateto be state
licensed and insured, but most are not.licensed and insured, but most are not.
Contractor E & O insurance guarantees theContractor E & O insurance guarantees the
quality of the work.quality of the work.

3.3. Roof DrainageRoof Drainage
New House
Builder Saved
$20.00.
Buyer Lost
Roof in 2
Years!
All upper
downspouts
must drain to
lower gutters.

3.3. Roof DrainageRoof Drainage
12,000 SF
House.
Downspout
draining
directly onto
cedar shake
roof.
Note the
shake curling.

3.3. Roof LeaksRoof Leaks
Quick Fix for Leaky
Roof
Owner tries quick
repair with
elaborate siphon
system.
Wound up ruining
the bedroom
ceiling because the
bucket filled and
broke through.

3.3. Roof Deck Rot Due To MoistureRoof Deck Rot Due To Moisture
Lower gable attic, roof
decking old, but
serviceable
Upper gable attic, roof
decking rotted and soft.
Upper attic had un-vented
bathroom exhaust fan.

4.4. HeatingHeating
Heating systems are most commonlyHeating systems are most commonly
plagued by the lack of the proper amountplagued by the lack of the proper amount
of combustion air. Make sure that theof combustion air. Make sure that the
furnace has an adequate source offurnace has an adequate source of
combustion air. The rule is 10 cubic feetcombustion air. The rule is 10 cubic feet
of air for each cubic foot of gas burned.of air for each cubic foot of gas burned.
Without exterior venting, a 100,000 BTUWithout exterior venting, a 100,000 BTU
furnace requires a room 25 X 25 X 8 at afurnace requires a room 25 X 25 X 8 at a
minimum!minimum!

4.4. Heating - Insufficient Combustion AirHeating - Insufficient Combustion Air

Yellowing flame
means carbon
monoxide is
being produced.
Beware of
furnaces
installed in
closets that do
not have an
exterior air
intake vent flue.

Failed heat
exchanger
caused by
insufficient
combustion
air.

Brand new
high efficiency
furnace.
Improperly
installed.
Note missing
combustion air
vent on left.

5.5. Improper Maintenance and RepairImproper Maintenance and Repair
Always have all house repair done byAlways have all house repair done by
professional, licensed and insuredprofessional, licensed and insured
contractors.contractors.
Make sure that you are fully informed whenMake sure that you are fully informed when
you make any do-it-yourself repairsyou make any do-it-yourself repairs
Most times, money you think that you areMost times, money you think that you are
saving, up front, is eaten up later.saving, up front, is eaten up later.

5.5. Improper Maintenance – Owner RepairImproper Maintenance – Owner Repair
Leaky sink
drain?
What to do?
The Old
Diaper Trick.

5.5. Improper Maintenance – Bad PlumbingImproper Maintenance – Bad Plumbing

5.5. Non-Professional RepairsNon-Professional Repairs
No
grounding.
Wires not
enclosed,
not
waterproof.
Sink
electrified!

5.5. HVAC –Owner “Innovations”HVAC –Owner “Innovations”
New and
“improved”,
supercharged
water heater.
The only smart
thing about this
setup is the fire
extinguisher.

6.6. Structural DamageStructural Damage
Structural damage is probably the mostStructural damage is probably the most
expensive type of damage to repair. If notexpensive type of damage to repair. If not
done properly, your house can collapse.done properly, your house can collapse.
Structural problems, though rare, are usuallyStructural problems, though rare, are usually
very expensive to repair.very expensive to repair.

Floor joist cut
to allow for
heating duct.
Structural
integrity of the
floor in
danger.

Welding torch
hole cut in
steel beam in
garage to
facilitate the
garage door
opener.

1875
Apartment
building.
Central
foundation at
the middle is
failing.

Old pier with
washed
away footing
and CMU
blocks set on
their sides.

Diagonal crack
with multiple
plane. Uneven
settling,
commonly seen
in clay soil
conditions.
A real structural
problem.

7.7. Plumbing ProblemsPlumbing Problems
Plumbing problems are most commonlyPlumbing problems are most commonly
caused by inadequate maintenance orcaused by inadequate maintenance or
owner repairs.owner repairs.
Plumbers, in Illinois, arePlumbers, in Illinois, are requiredrequired to be stateto be state
licensed and insured, but many are not.licensed and insured, but many are not.

7.7. Plumbing Problems – Water HeaterPlumbing Problems – Water Heater

7.7. Plumbing Problems – Improper Fixture UsePlumbing Problems – Improper Fixture Use

8.8. Water and Air InfiltrationWater and Air Infiltration
Water infiltration is, often, the most easilyWater infiltration is, often, the most easily
avoided house problem. Remember, to aavoided house problem. Remember, to a
house, water is the enemy.house, water is the enemy.
Water in wood = ROT, regardless of the age ofWater in wood = ROT, regardless of the age of
the wood. A brand new 2 x 4 canthe wood. A brand new 2 x 4 can
completely rot in 4 months if its moisturecompletely rot in 4 months if its moisture
content is greater than 38%. Kiln driedcontent is greater than 38%. Kiln dried
wood has a moisture content < 4%.wood has a moisture content < 4%.

Thermal imaging to display ceiling water infiltration.

9.9. Crawlspace / Attic VentilationCrawlspace / Attic Ventilation
Along guarding against water infiltration,Along guarding against water infiltration,
proper ventilation is the best way to makeproper ventilation is the best way to make
sure that water is kept out.sure that water is kept out.
Crawlspaces and atticsCrawlspaces and attics mustmust be ventilated inbe ventilated in
order to avoid wood rot and mold.order to avoid wood rot and mold.

Clothes
dryer vented
to Attic
6 month old
house
Rotten roof
decking

Bathroom
Exhaust Fan
Vented to Attic

Weird things found in attics and crawlspaces

The deadly “Assassin Kitty”!

10.10. Non-Inspected Construction DefectsNon-Inspected Construction Defects
Just because your house passed aJust because your house passed a
governmental code inspection, that is nogovernmental code inspection, that is no
guarantee that it is free of defects. Codeguarantee that it is free of defects. Code
inspectors are overworked and buildinginspectors are overworked and building
codes are merelycodes are merely minimalminimal requirements.requirements.
Even brand new houses can haveEven brand new houses can have
substantial and expensive defects andsubstantial and expensive defects and
safety hazards!safety hazards!

10.10. Installation DefectsInstallation Defects
Hair dryer installed near
bathroom basin, against
manufacturer’s instructions.

10.10. Old / Defected Electrical EquipmentOld / Defected Electrical Equipment
Federal Pacific Equipment
Zinsco

Thank you for your time.Thank you for your time.
Questions?Questions?

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