What to expect from a Pinnacle Home Inspection.

PINNACLE PROPERTY INSPECTION SERVICES

What to expect at your home inspection

Pinnacle Property Inspection Services

All portions of the home should be evaluated. The condition of these areas should be documented with pictures and suggestions on how to handle the issues at hand.

Inspectors will use many type of tools to evaluate your homes condition. The best tool your inspector should have is “knowledge”. The knowledge of how all the systems work in a home is extremely important.


THE EXTERIOR OF THE HOME AND THE INSIDE SHOULD BE EVALUATED EQUALLY.


Areas that can be expected to be examined~

Lots and GroundsExterior Surfaces and ComponentsRoofing systemsGarageAtticBathroomBedroomLiving SpacesFireplacesKitchenElectrical systemsStructureBasementAir Conditioning systemsHeating SystemsPlumbing systemLaundry roomCrawl spaces


Lots and Grounds

The lot and grounds of a home is very important. These are some of the most important items that should be documented on your property.

•Grade•Driveway•Patio•Walks•Steps•Porches•Decks•Balconies•Trees and bushes•Window Wells•Fences•Surface Drains•Lawn Sprinklers


Lots and Grounds

Issues with lots and grounds can cause many issues.

•Grade issues can cause structural damage to a home. Damage to walks , driveways, patios and porches can all happen due to poor grade or poor sloping.

•Trees or bushes can cause damage from the roots to the limbs. Power lines or roofs can be damaged from tree limbs overhanging roofs or intertwined in power lines.


Exterior Surfaces and Components

The Exterior Surfaces portion of the inspection should document in detail the areas below~

•The buildings exterior surface and its condition. Including all trim, doors, windows.•Door bells•Exterior lighting•Exterior outlets•Hose bibs•Gas meter and shut off


Exterior Surfaces

The material and condition of the exterior of your home should be documented. This is very important because structural issues are generally found through the condition of the exterior of a home.Some of the issues you might expect on an exterior inspection are ~

•Step cracking around windows due to rusted lintels•Dry rotting on wood siding•Back pitched lintels that may allow water to enter the home.•Opening areas in the siding that may allow water or pest entry into the home.•Damaged soffits, damaged fascia, dry rotted trim, damaged windows, missing screens,


Exterior Surfaces

The inspection of door bells, exterior lighting, electrical outlets, hose bibs and gas mains is very important.

•Door bells should be tested

•Exterior lighting should be tested. Pole lighting is known to have issues.

•Exterior outlets should be tested and documented if they are GFCI type outlets

•Hose bibs should be tested to make sure they function properly.

•Gas mains should be tested for leaks. Gas company should be informed immediately if leaks are noted.


Roofing systems

The roof has many areas that will require inspection and documenting. These portions of the roofing system are ~

•Roof style, materiel, condition, age and location

•Flashing materiel and condition

•Valleys condition

•Skylights condition

•Gutters, downspouts and leader materiel and condition

•Plumbing vent condition

•Chimney materiel , location and condition


Roofing Systems

Roofs come in all types of materials and styles and may have to be inspected differently. The bottom line is that they need the proper amount of attention because they are a major part of you homes structure. Some of the styles are~

•Hip•Cross hip•Gable•Cross gable•Flat•Mansard•Salt box•Shed•Gambrel


Roof styles


Roofing Systems

The type of materials will vary by how they are used, the location in the country and the cost to use them. Asphalt shingle is the most popular but there are many choices. Prices per square foot can range from $50 - $1550.

•Asphalt shingle•Wood shake•Wood shingle•Slate•Clay tile•Raised seam•Rolled roofing•Tar mop down•Concrete tile•Plastic shingle•Composite shingle


Roofing systems

Skylights can cause issues if not properly installed on your roof. They are great to have but can leak if not monitored. Proper inspection from the roof location to the inside of the home with thermal imaging and moisture scanners is recommended. There are generally 2 types of materials used on skylights.

• Plastic windows

•Insulated glass

•Insulated glass is generally a better product because it does not allow the skylight to have condensation issues as easy as the plastic skylights.


Roofing Systems

The chimney will need to be inspected if accessible. There are many areas of the chimney that will need to be inspected.

•Condition of the chimney material

•Flashing material and the condition.

•Crown material and condition

•Flue material and condition

Flues can be cracked, crown can have cracks, flashings can have openings and the chimney may require repairs are all potential issues that may be unveiled.


Roofing systems

As you can see there are many type of flashings on a home and its roof.

These areas will need to be examined to see if there is a possibility for a leak


Roofing Systems

A roofing drainage system is very important to the structures health. There are 3 portions of a roofing drainage system.

• Gutters ~ Take the rain water from the roof and Chanel it towards the downspout. Gutters can be made of aluminum, copper , plastic and galvanized metal. Their condition will need to be documented.

•Downspouts take the water to the bottom of the home. The downspouts are made of the same materials as the gutters.

•Leaders should take the water at least 6’ away from the home to prevent water issues and possible foundation issues on a property.


Garage

The garage should be inspected just as diligently as any part of the property. Some of the areas you may see on your inspection report are ~

• Type of structure. Detached or attached

•Materiel of exterior and condition.

•Garage door, service door, garage door opener

•Electric outlets and lighting

•Condition of the slab

•Roof and gutter system


Garage

The garage door and its opener should be inspected to make sure there are no safety issues that may cause harm to your family.

•Safety features on the garage door opener should be installed

•Cross bracing on the garage door opener should be installed


Garage

Garage electric should have GFCI type outlets to prevent safety issues with electrical outlets in an areas that may allow contact with electric and water.


Garage

The condition of the garage concrete slab should be documented. Most garages floors have some type of cracks. These cracks can develop from ~

• Lack of a drainage system on a garage roof will allow water to undermine the slab and crack the slab.

•Poor compaction

•Age of the property


Garage

Roofing systems of a garage will need to be inspected just like any roof. Documentation of all systems of the roof should be itemized on your report.

•Roofing material condition

•Gutter or drainage system

•Flashing


Attic

The attic has many components that will need to be evaluated.

•The roofs framing and sheathing can be seen and inspected from the attic location

•The insulation type and depth will be determined in the attic

•Attic ventilation will be seen in the attic

•Attic fans and house fans can be inspected in the attic

•Wiring in an attic will need to be inspected in the attic

•Bathroom fans should pass through the attic to the exterior of the home through the roof or soffits


Attic

The framing and sheathing of a roof can be inspected in an attic. Many issues can be found in the attic . Some of these potential issues are ~

• Cracked or broken rafters or truss. This happens due to poor installation or age.

•Discoloration on sheeting. This may or may not be mold or mildew. This can occur because of poor ventilation or water entry from damaged roofing material or leaking flashings.


Attic

Insulation type and depth should be inspected. The condition of this insulation should be determined also. If pest entry occurs removal of the insulation may be recommended. Proper depth of insulation is generally 10” – 16” depending on what type of insulation is used. Most homes have insufficient depth of insulation. The cost for additional insulation is approximately $1 - $2 a square foot installed .


Attic

Electric in an attic should be covered to prevent the possibilities of electrical issues in an attic


Attic

Poor ventilation , leaks from the roofing system and the venting of bathroom fans to an attic are all potential ways to allow moisture in an attic. The allowance of moisture in an attic can produce a breeding ground fro mold or mildew. Bathroom fans and kitchen fans need to be vented to open air through the roof or the soffits.


Bathrooms

Bathrooms have many areas that will require inspecting.

•Walls, ceilings and floors will all need inspecting for potential issues

•Tubs and showers will need inspecting of surrounds, doors, pumps, blowers, overflows and drains

•Toilets will need to be tested to make leaks are not evident on tank or floor connections

•Sinks, faucets, and counters will need to be inspected for possible water leaks

•Ventilation will need to be documented. Either a fan or a window should be installed

•Electric in a bathroom should have GFCI type of outlets or breaker in the breaker box.


Bathrooms

Bathroom walls, ceilings and floors can give you ideas if water was an issues . If a ceiling of a bathroom has water marking or staining then there may be a possible leak from the bathroom above the ceiling.

This particular home had a leaking overflow in the bathroom tub above this ceiling.


Bathrooms

Toilets can have issues that might not be noticed easily and I recommend that testing of the wax ring and tank seal are properly secured.


Bathrooms

The electric in a bathroom should be of the GFCI type. Areas where water and electric could meet should be GFCI protected.


Bedrooms

Bedrooms are like any other living area. The inspector should be inspecting ~

•Walls,

•Floors

•Electric

•Windows

•Smoke detectors

•Windows

All walls should be tested for water issues with moisture meters and thermal imagers if available.


Living spaces

Living spaces in a home will have top be inspected the same way as you would inspect a bedroom. Moisture issues should be inspected for diligently.


Fireplaces

Fireplaces need to be inspected for~

•Fireplace construction. The fireplace will be either prefab or made of brick or stone.

•Gas leaks on gas log sets

•Flue condition should be documented to help determine the condition of the fireplace.

•Damper location and condition


Kitchen

The kitchen is like any other common area. Some of the added parts of a kitchen inspection are ~

•Appliances that will require testing and identifying if on recall lists.

•Electric outlets in kitchens should be GFCI type outlets.

•Plumbing components will need to be inspected to assure there are no issues with traps or faucets.

•Cabinets installation and reliability is a definite during this process.

•Countertop installation and condition should definitely be on your inspectors list


Electrical Services

The electrical inspection is very important portion of the inspection process. Your inspector should be testing outlets and wire condition through out the home. The electrical breaker box should have the cover removed to inspect. Your inspector should be looking for ~

•Breakers to wire connection should be sized properly

•Documentation of multiple connections on a breaker otherwise known as double taps. These are dangerous and should be corrected immediately

•Overheated breakers

•Open areas on the breaker box should be documented.

•Frayed wiring or fuse panels should be recommended for an update.


Electrical Services

This is a good example of an overheated breaker due to double taps. One of the wires will need to be installed into another breaker. This can be a possible fire hazard and should be taken serious.


Structural inspection

The structural inspection is like every other portion of the inspection process. Very Important. There are areas of concern that can be seen from the exterior of the home to the basement. Some of the areas your inspector will be looking are ~

•Structural type~ Is your home brick or wood frame? This will be answered by your inspector.

•Beam and post materiel should be documented on your inspection report.

•Joist or trusses should be sized and documented.

•Slab condition and location


Basement inspections

Basement inspections need to be done diligently. Structural issues, water issues and so much more could be found in the basement. Some of the major areas that will need attention your inspector ~

• Walls and flooring should be inspected for stains, moisture marks, mold or mildew as evidence of past water entry into the basement from sewer backup or sump or ejector pump failure.

•Sump and ejector pumps should be tested. Recommend battery back up pump to be installed.

•Smoke and carbon detectors will need to be tested.

•Stairs to basement should have secured hand railing


Basement inspections

Sump pumps need to be inspected properly because they are one of the main reasons basements get water. Ejector pumps need to be tested also .


Air conditioning

Documenting the age and the size of the ac unit is very important. More important is a temperature differential inspection. Some inspectors use a laser thermometer. I recommend you hire an inspector that uses a thermal imager for a professional air conditioner inspection.

Generally air conditioner manufacturers only allow up to 20 years for a life span for exterior units. Anything older than that you should plan on a replacement in the near future.


Heating system

The heating system in a home will require opening and inspecting the burners, blower, radiators and humidifier to assure proper functions. Testing for gas and carbon monoxide issues will determine if there are major issues with the furnace. Your inspector should also make sure that the proper heat is transferred through the home via the ducts or radiators . This can be done with a thermal imager or a laser thermometer.


PlumbingThere are many portions of a plumbing inspection that will need to be documented. All of the portions below should be inspected and documented by your inspector.

•Service line material and condition

•Water main location is very important in an emergency

•Water piping material, condition, water pressure and volume all need to be documented. Galvanized water piping may need to be replaced in the near future.

•Waste and vent piping material and condition will need to be documented

•Service access will need to be located and documented. This will be useful if the sewer is blocked and needs service.

•Gas piping. Leaks?

•Water heater age, condition and type will need to be documented.


Plumbing

Galvanized water piping corrodes from the inside out. Reduction of pipe size diminished the volume of the water . This will show that poor water pressure is an issue. Replacement of the horizontal galvanize water piping to copper water piping would be the recommendation.


Plumbing

Service access for your sewer should be documented by your inspector for issues with blocked sewer repairs.


Plumbing

Water heaters will need to be checked for ~

•Gas leaks

•Water piping leaks

•T & P Pressure valve and piping

•Leaking tanks

•Insufficient heating


Laundry room

The laundry room will require the inspection of ~

•Dryer gas piping for leaks

•Electric outlets in laundry rooms require GFCI type outlets

•Laundry tub and drainage system for the wash machine

•Flood pans for washers in 2nd floor areas in a home or condo building.


Crawl Spaces

Crawl spaces can be breeding grounds for moisture and mold issues if moisture barrier are not properly installed. Your inspector should go into the crawl space to inspect the area properly. Some of the things you should look to see that are inspected are ~

•Moisture barrier

•Vapor barrier

•Ventilation

•Sump pumps in crawl spaces

•Insulation

•Electrical

•Mold or mildew???


Thank you for allowing us to educate you on what to expect at your home inspection.

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What to expect from a Pinnacle Home Inspection.

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