Common Defects
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Ful lCirc leHom eInsp ect io ns Top 10 Most Common Home Top 10 Most Common Home
DefectsDefects
Full Circle Home InspectionFull Circle Home Inspection
Ful lCirc leHom eInsp ect io nsCopyright 2005 National Association of Copyright 2005 National Association of
Certified Home InspectorsCertified Home Inspectors 22
Top 10 Home DefectsTop 10 Home DefectsHere 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.
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Certified Home InspectorsCertified Home Inspectors 33
Top 10 Home DefectsTop 10 Home Defects
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.
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Certified Home InspectorsCertified Home Inspectors 44
Top 10 Home DefectsTop 10 Home Defects1.1. FoundationFoundation
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Certified Home InspectorsCertified Home Inspectors 55
Top 10 Home DefectsTop 10 Home Defects1.1. FoundationFoundation
Ful lCirc leHom eInsp ect io nsCopyright 2005 National Association of Copyright 2005 National Association of
Certified Home InspectorsCertified Home Inspectors 66
Top 10 Home DefectsTop 10 Home Defects1.1. FoundationFoundation
True Story:
Brand New 4,400 SF House
With A BIG Hidden Problem
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Certified Home InspectorsCertified Home Inspectors 77
Top 10 Home DefectsTop 10 Home Defects1.1. FoundationFoundation
Nice brick planter at the front covers the foundations weep wicks with 3” of soil.
The result?
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Certified Home InspectorsCertified Home Inspectors 88
Top 10 Home DefectsTop 10 Home Defects1.1. FoundationFoundation
Rotted Rim Joist and Sill Plate in 4 Months! $36,000 fix!
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Certified Home InspectorsCertified Home Inspectors 99
Top 10 Home DefectsTop 10 Home Defects1.1. FoundationFoundation
Result – If Not Fixed.
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Certified Home InspectorsCertified Home Inspectors 1010
Top 10 Home DefectsTop 10 Home Defects2.2. Electrical DefectsElectrical Defects
A houseA house’’s electrical system can cause the most s electrical system can cause the most dangerous problems if it is not properly and dangerous problems if it is not properly and professionally installed and maintained.professionally installed and maintained.
Always have any electrical work done by a licensed Always have any electrical work done by a licensed and insured electrical contractor.and insured electrical contractor.
Electricians in Illinois are Electricians in Illinois are notnot licensed by the state. licensed by the state. Some are Some are ‘‘licensedlicensed’’ by a municipality, requiring by a municipality, requiring only minimum liability insurance.only minimum liability insurance.
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Certified Home InspectorsCertified Home Inspectors 1111
Top 10 Home DefectsTop 10 Home Defects2.2. Electrical Panels Electrical Panels –– Location, InaccessibleLocation, Inaccessible
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Top 10 Home DefectsTop 10 Home Defects2.2. Electrical Panels Electrical Panels –– Owner RepairsOwner Repairs
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Certified Home InspectorsCertified Home Inspectors 1313
Top 10 Home DefectsTop 10 Home Defects2.2. Electrical Panels Electrical Panels –– Double TappingDouble Tapping
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Certified Home InspectorsCertified Home Inspectors 1414
Top 10 Home DefectsTop 10 Home Defects2.2. Electrical Panels Electrical Panels –– Double Tapping MainDouble Tapping Main
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Top 10 Home DefectsTop 10 Home Defects2.2. NonNon--Professional / Homeowner WiringProfessional / Homeowner Wiring
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Certified Home InspectorsCertified Home Inspectors 1616
Top 10 Home DefectsTop 10 Home Defects2.2. Electrical Electrical –– Animal ProblemsAnimal Problems
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Certified Home InspectorsCertified Home Inspectors 1717
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.
Roofers in Illinois are Roofers in Illinois are requiredrequired to be state to be state licensed and insured, but most are not.licensed and insured, but most are not.
Contractor E & O insurance guarantees the Contractor E & O insurance guarantees the quality of the work.quality of the work.
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Certified Home InspectorsCertified Home Inspectors 1818
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.
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Certified Home InspectorsCertified Home Inspectors 1919
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.
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Certified Home InspectorsCertified Home Inspectors 2020
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.
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Certified Home InspectorsCertified Home Inspectors 2121
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.
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Certified Home InspectorsCertified Home Inspectors 2222
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!
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Certified Home InspectorsCertified Home Inspectors 2323
Top 10 Home DefectsTop 10 Home Defects4.4. Heating Heating -- Insufficient Combustion AirInsufficient Combustion Air
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Certified Home InspectorsCertified Home Inspectors 2424
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.
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Certified Home InspectorsCertified Home Inspectors 2525
Top 10 Home DefectsTop 10 Home Defects4.4. Heating Heating -- Insufficient Combustion AirInsufficient Combustion Air
Failed heat exchanger caused by insufficient combustion air.
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Certified Home InspectorsCertified Home Inspectors 2626
Top 10 Home DefectsTop 10 Home Defects4.4. Heating Heating -- Insufficient Combustion AirInsufficient Combustion Air
Brand new high efficiency furnace.
Improperly installed.
Note missing combustion air vent on left.
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Certified Home InspectorsCertified Home Inspectors 2727
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.
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Certified Home InspectorsCertified Home Inspectors 2828
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.
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Top 10 Home DefectsTop 10 Home Defects5.5. Improper Maintenance Improper Maintenance –– Bad PlumbingBad Plumbing
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Top 10 Home DefectsTop 10 Home Defects5.5. NonNon--Professional RepairsProfessional Repairs
No grounding.
Wires not enclosed, not waterproof.
Sink electrified!
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Certified Home InspectorsCertified Home Inspectors 3131
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.
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Certified Home InspectorsCertified Home Inspectors 3232
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.
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Certified Home InspectorsCertified Home Inspectors 3333
Top 10 Home DefectsTop 10 Home Defects6.6. Structural DamageStructural Damage
Floor joist cut to allow for heating duct. Structural integrity of the floor in danger.
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Certified Home InspectorsCertified Home Inspectors 3434
Top 10 Home DefectsTop 10 Home Defects6.6. Structural DamageStructural Damage
Welding torch hole cut in steel beam in garage to facilitate the garage door opener.
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Certified Home InspectorsCertified Home Inspectors 3535
Top 10 Home DefectsTop 10 Home Defects6.6. Structural DamageStructural Damage
1875 Apartment building.
Central foundation at the middle is failing.
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Certified Home InspectorsCertified Home Inspectors 3636
Top 10 Home DefectsTop 10 Home Defects6.6. Structural DamageStructural Damage
Old pier with washed away footing and CMU blocks set on their sides.
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Certified Home InspectorsCertified Home Inspectors 3737
Top 10 Home DefectsTop 10 Home Defects6.6. Structural DamageStructural Damage
Diagonal crack with multiple plane. Uneven settling, commonly seen in clay soil conditions.
A real structural problem.
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Certified Home InspectorsCertified Home Inspectors 3838
Top 10 Home DefectsTop 10 Home Defects6.6. Structural DamageStructural Damage
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Certified Home InspectorsCertified Home Inspectors 3939
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.
Plumbers, in Illinois, are Plumbers, in Illinois, are requiredrequired to be state to be state licensed and insured, but many are not.licensed and insured, but many are not.
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Certified Home InspectorsCertified Home Inspectors 4040
Top 10 Home DefectsTop 10 Home Defects7.7. Plumbing Problems Plumbing Problems –– Water HeaterWater Heater
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Certified Home InspectorsCertified Home Inspectors 4141
Top 10 Home DefectsTop 10 Home Defects7.7. Plumbing Problems Plumbing Problems –– Improper Fixture UseImproper Fixture Use
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Certified Home InspectorsCertified Home Inspectors 4242
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%.
Ful lCirc leHom eInsp ect io nsCopyright 2005 National Association of Copyright 2005 National Association of
Certified Home InspectorsCertified Home Inspectors 4343
Top 10 Home DefectsTop 10 Home Defects8.8. Water and Air InfiltrationWater and Air Infiltration
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Certified Home InspectorsCertified Home Inspectors 4444
Top 10 Home DefectsTop 10 Home Defects8.8. Water and Air InfiltrationWater and Air Infiltration
Thermal imaging to display ceiling water infiltration.
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Certified Home InspectorsCertified Home Inspectors 4545
Top 10 Home DefectsTop 10 Home Defects8.8. Water and Air InfiltrationWater and Air Infiltration
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Certified Home InspectorsCertified Home Inspectors 4646
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.
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Certified Home InspectorsCertified Home Inspectors 4747
Top 10 Home DefectsTop 10 Home Defects9.9. Crawlspace / Attic VentilationCrawlspace / Attic Ventilation
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Certified Home InspectorsCertified Home Inspectors 4848
Top 10 Home DefectsTop 10 Home Defects9.9. Crawlspace / Attic VentilationCrawlspace / Attic Ventilation
Clothes dryer vented to Attic
6 month old house
Rotten roof decking
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Certified Home InspectorsCertified Home Inspectors 4949
Top 10 Home DefectsTop 10 Home Defects9.9. Crawlspace / Attic VentilationCrawlspace / Attic Ventilation
Bathroom Exhaust Fan Vented to Attic
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Certified Home InspectorsCertified Home Inspectors 5050
Top 10 Home DefectsTop 10 Home Defects9.9. Crawlspace / Attic VentilationCrawlspace / Attic Ventilation
Ful lCirc leHom eInsp ect io nsCopyright 2005 National Association of Copyright 2005 National Association of
Certified Home InspectorsCertified Home Inspectors 5151
Top 10 Home DefectsTop 10 Home Defects9.9. Crawlspace / Attic VentilationCrawlspace / Attic Ventilation
Weird things found in attics and crawlspaces
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Certified Home InspectorsCertified Home Inspectors 5252
Top 10 Home DefectsTop 10 Home Defects9.9. Crawlspace / Attic VentilationCrawlspace / Attic Ventilation
Weird things found in attics and crawlspaces
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Certified Home InspectorsCertified Home Inspectors 5353
Top 10 Home DefectsTop 10 Home Defects9.9. Crawlspace / Attic VentilationCrawlspace / Attic Ventilation
The deadly “Assassin Kitty”!
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Certified Home InspectorsCertified Home Inspectors 5454
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!
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Certified Home InspectorsCertified Home Inspectors 5555
Top 10 Home DefectsTop 10 Home Defects10.10.NonNon--Inspected Construction DefectsInspected Construction Defects
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Certified Home InspectorsCertified Home Inspectors 5656
Top 10 Home DefectsTop 10 Home Defects10.10.NonNon--Inspected Construction DefectsInspected Construction Defects
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Certified Home InspectorsCertified Home Inspectors 5757
Top 10 Home DefectsTop 10 Home Defects10.10.NonNon--Inspected Construction DefectsInspected Construction Defects
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Certified Home InspectorsCertified Home Inspectors 5858
Top 10 Home DefectsTop 10 Home Defects10.10. Installation DefectsInstallation Defects
Hair dryer installed near bathroom basin, against manufacturer’s instructions.
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Certified Home InspectorsCertified Home Inspectors 5959
Top 10 Home DefectsTop 10 Home Defects10.10.Old / Defected Electrical EquipmentOld / Defected Electrical Equipment
Federal Pacific Equipment
Zinsco
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Certified Home InspectorsCertified Home Inspectors 6060
Thank you for your time.Thank you for your time.
Questions?Questions?
Top 10 Home DefectsTop 10 Home Defects