Top Ten Common Defects

Top 10 Most Common Home Top 10 Most Common Home

DefectsDefects

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National Association ofNational Association of

Certified Home InspectorsCertified Home Inspectors

Copyright 2005 National Association of Copyright 2005 National Association of Certified Home InspectorsCertified Home Inspectors 22

Top 10 Home DefectsTop 10 Home Defects

Here are examples of the top ten most common Here are examples of the top ten most common

defects found during home inspections. While defects 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 get If 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 houseThe house’’s foundation should not be covered and s foundation should not be covered and

be visible for at least 6be visible for at least 6”” for brick walls and at for brick walls and at

least 8least 8”” for siding and stucco walls.for siding and stucco walls.

Gutter downspouts should lead away from the Gutter 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.


Top 10 Home DefectsTop 10 Home Defects1.1. 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!


Top 10 Home DefectsTop 10 Home Defects2.2. Electrical DefectsElectrical Defects

A houseA house’’s electrical system can cause the s electrical system can cause the

most dangerous problems if it is not most dangerous problems if it is not

properly and professionally installed and properly and professionally installed and

maintained.maintained.

Always have any electrical work done by a Always have any electrical work done by a

licensed and insured electrical contractor.licensed and insured electrical contractor.


Top 10 Home DefectsTop 10 Home Defects2.2. Electrical Panels Electrical Panels –– Location, InaccessibleLocation, Inaccessible


Top 10 Home DefectsTop 10 Home Defects2.2. Electrical Panels Electrical Panels –– Owner RepairsOwner Repairs


Top 10 Home DefectsTop 10 Home Defects2.2. Electrical Panels Electrical Panels –– Double TappingDouble Tapping


Top 10 Home DefectsTop 10 Home Defects2.2. Electrical Panels Electrical Panels –– Double Tapping MainDouble Tapping Main


Top 10 Home DefectsTop 10 Home Defects2.2. NonNon--Professional / Homeowner WiringProfessional / Homeowner Wiring


Top 10 Home DefectsTop 10 Home Defects2.2. Electrical Electrical –– Animal ProblemsAnimal Problems


Top 10 Home DefectsTop 10 Home Defects3.3. RoofRoof

Roofing problems are common, and the most Roofing problems are common, and the most easily dealt with. Make sure that all easily dealt with. Make sure that all

roofing work is done professionally and roofing work is done professionally and

properly.properly.


Top 10 Home DefectsTop 10 Home Defects3.3. Roof DrainageRoof Drainage

New House

Builder Saved $20.00.

Buyer Lost Roof in 2 Years!

All upper downspouts must drain to lower gutters.


Top 10 Home DefectsTop 10 Home Defects3.3. Roof DrainageRoof Drainage

12,000 SF House.

Downspout draining directly onto cedar shake roof.

Note the shake curling.


Top 10 Home DefectsTop 10 Home Defects3.3. 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.


Top 10 Home DefectsTop 10 Home Defects3.3. 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.


Top 10 Home DefectsTop 10 Home Defects4.4. Heating Heating

Heating systems are most commonly Heating systems are most commonly plagued by the lack of the proper amount plagued by the lack of the proper amount of combustion air. Make sure that the of combustion air. Make sure that the furnace has an adequate source of furnace has an adequate source of combustion air. The rule is 10 cubic feet combustion 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 BTU Without exterior venting, a 100,000 BTU furnace requires a room 25 X 25 X 8 at a furnace requires a room 25 X 25 X 8 at a minimum!minimum!


Top 10 Home DefectsTop 10 Home Defects4.4. Heating Heating -- Insufficient Combustion AirInsufficient 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.


Top 10 Home DefectsTop 10 Home Defects5.5. Improper Maintenance and RepairImproper Maintenance and Repair

Always have all house repair done by Always have all house repair done by professional, licensed and insured professional, licensed and insured contractors.contractors.

Make sure that you are fully informed when Make sure that you are fully informed when you make any doyou make any do--itit--yourself repairsyourself repairs

Most times, money you think that you are Most times, money you think that you are saving, up front, is eaten up later.saving, up front, is eaten up later.


Top 10 Home DefectsTop 10 Home Defects5.5. Improper Maintenance Improper Maintenance –– Owner RepairOwner Repair

Leaky sink drain?

What to do?

The Old Diaper Trick.


Top 10 Home DefectsTop 10 Home Defects5.5. Improper Maintenance Improper Maintenance –– Bad PlumbingBad Plumbing


Top 10 Home DefectsTop 10 Home Defects5.5. NonNon--Professional RepairsProfessional Repairs

No grounding.

Wires not enclosed, not waterproof.

Sink electrified!


Top 10 Home DefectsTop 10 Home Defects5.5. HVAC HVAC ––Owner Owner ““InnovationsInnovations””

New and “improved”, supercharged water heater.

The only smart thing about this setup is the fire extinguisher.


Top 10 Home DefectsTop 10 Home Defects6.6. Structural DamageStructural Damage

Structural damage is probably the most Structural damage is probably the most expensive type of damage to repair. If not expensive type of damage to repair. If not done properly, your house can collapse.done properly, your house can collapse.

Structural problems, though rare, are usually Structural 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.


Top 10 Home DefectsTop 10 Home Defects7.7. Plumbing ProblemsPlumbing Problems

Plumbing problems are most commonly Plumbing problems are most commonly caused by inadequate maintenance or caused by inadequate maintenance or owner repairs.owner repairs.


Top 10 Home DefectsTop 10 Home Defects7.7. Plumbing Problems Plumbing Problems –– Water HeaterWater Heater


Top 10 Home DefectsTop 10 Home Defects8.8. Water and Air InfiltrationWater and Air Infiltration

Water infiltration is, often, the most easily Water infiltration is, often, the most easily

avoided house problem. Remember, to a avoided house problem. Remember, to a

house, water is the enemy.house, water is the enemy.

Water in wood = ROT, regardless of the age of Water in wood = ROT, regardless of the age of the wood. A brand new 2 x 4 can the wood. A brand new 2 x 4 can

completely rot in 4 months if its moisture completely rot in 4 months if its moisture

content is greater than 38%. Kiln dried content 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.


Top 10 Home DefectsTop 10 Home Defects9.9. Crawlspace / Attic VentilationCrawlspace / Attic Ventilation

Along guarding against water infiltration, Along guarding against water infiltration, proper ventilation is the best way to make proper ventilation is the best way to make sure that water is kept out.sure that water is kept out.

Crawlspaces and attics Crawlspaces and attics mustmust be ventilated in be 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


Top 10 Home DefectsTop 10 Home Defects10.10.NonNon--Inspected Construction DefectsInspected Construction Defects

Just because your house passed a Just because your house passed a governmental code inspection, that is no governmental code inspection, that is no guarantee that it is free of defects. Code guarantee that it is free of defects. Code inspectors are overworked and building inspectors are overworked and building codes are merely codes are merely minimalminimal requirements.requirements.

Even brand new houses can have substantial Even brand new houses can have substantial and expensive defects and safety and expensive defects and safety hazards!hazards!


Top 10 Home DefectsTop 10 Home Defects10.10. Installation DefectsInstallation Defects

Hair dryer installed near bathroom basin, against manufacturer’s instructions.


Top 10 Home DefectsTop 10 Home Defects10.10.Old / Defected Electrical EquipmentOld / Defected Electrical Equipment

Federal Pacific Equipment

Zinsco



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Top Ten Common Defects

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