The 15 most common problems reported in home inspections

When you’re buying or selling a home and the purchase agreement is freshly signed and you’re officially in escrow, things move fast. But it all comes to a head for one seminal event that could make or break a real estate transaction - the home inspection. In fact, home inspections (along with the appraisal and seller disclosures) are like a big flashing yellow right in every deal, with the buyer not feeling comfortable to move forward (by removing contingencies) until a full home inspection report is on hand – and usually the seller addressing any major fixes that need to be done.

Just how important are home inspections to buyers? An annual American Society of Home Inspectors reveals that 88 percent of respondents say home inspections increase their confidence about the condition of the property, 72 percent of U.S. homeowners said that a home inspection helped them avoid potential problems when they bought their home, and 64 percent of homeowners said they saved a lot of money as a result of their home inspection.

But home inspections don’t have to be nerve-wracking or a stumbling block to a home sale closing as planned. To avoid any unwanted surprises, pricy renegotiations, or even deals falling through, home sellers would be wise to do their own pre-inspection, by themselves, with the help of their handyman, or even by hiring a home inspectors themselves before listing the home, especially for luxury and high-end homes.

With a little planning and diligence, a clean home inspection report will encourage the happy buyer to proceed with a smooth transaction. In order for sellers to know just what to look for and proactively fix, here are the top maintenance issues found in home inspections:

1.    Electrical

Home inspectors make sure all outlets, GFCIs, and switches work properly, as well as check electrical breakers and fuse boxes. Some common problems include old wiring, wiring connections not put in a junction box, a lack of GFCIs in kitchens and bathrooms, outlets with reversed polarity (hot and neutral wires are mixed) and two electrical circuits wired through a single breaker.

2.    Water and plumbing

Smaller leaks around toilets, under sinks, and dripping faucets are actually pretty common and easily fixed, but bigger water damage issues can lead to mold and major structural damage, so home inspectors will look for telltale signs like discoloration on ceilings, rot, and cleanouts and drains that don’t work properly. Older homes may present a problem because galvanized water lines rust from the inside, closing the passageway which water can move through and reducing water pressure. Replacing all your water lines with new copper piping can be a huge expense – but necessary at some point.

3.    HVAC systems

Heat and air systems require regular maintenance and are costly to replace, so home inspectors will test both heating and cooling systems (no matter what the season!) thoroughly. Homeowners should be replacing their filters periodically and getting their HVAC system tuned up once or twice a year to keep the unit in good working order and prolong its life. Inspectors will also check the flow of ducting and making sure AC units outdoors are clean of debris and obstructions like high grass. Older homes or those in colder climates may have a furnace or boiler that also needs TLC.

4.    Smoke and CO detectors

This isn’t just nit picking, these detectors really save lives. In fact, studies show that fire-related fatalities are twice as high in households where no smoke detector is present or it’s inoperative. Regulations and safety codes for smoke detectors vary from state to state, but according to section 310.9.1 of the California Building Code, all residences must have smoke detectors installed.

Likewise, carbon monoxide poisoning shouldn’t be taken lightly, considering that more than 10,000 are poisoned by carbon monoxide and need medical treatment each year, and around 500 people die from carbon monoxide poisoning in the U.S. every year. California is now one of the 26 states in the U.S. that now mandates carbon monoxide detectors in private dwellings (and even schools) so it’s important you are in compliance not just to “pass” the home inspection but for the health and safety of your family.

Additionally, radon gas in the home is a growing health concern and testing is becoming more common.

5.    Windows

Home inspectors will check to make sure all windows open and close freely and aren’t painted shut, bent or warped, impeded by window ACs if they are the only egress in the room, and generally that they are up to standards of the home. Windowpanes should be free of cracks or splintering, and most people don’t realize that the dreaded fogging or trapping of moisture between double paned windows as the vacuum seal is breached will be an item the home inspector needs to flag.

In older homes with original windows, sash cords are often broken or missing, inhibiting the window from staying open, or closing correctly, and will need to be fixed.  Remember that focusing on windows being in tip-top shape isn’t just for cosmetic reasons but to ensure safe exit in case of a fire or other emergency in the home. 

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Look for part two of this blog where we'll cover the rest of the 15 most common maintenance items that are flagged in home inspections.

Mold in your home can be a serious health risk - here's what you need to know to stay safe.

There is an enemy lurking in your home - almost undetectable, slowly spreading while you sleep, growing uninhibited until it can damage your family’s health.  We’re talking about toxic mold, which can spring up behind the walls and under the floors wherever there is a source of moisture.  There are more than 200 types of mold, but with and with 1 in 12 Americans affected with asthma or some respiratory illness, mold in the home can severely affect your health – or even cause hospitalization or death in extreme cases.  Luckily, if you’re buying a house there are very specific mold disclosure laws in California, and we always recommend you get a thorough home inspection, which should be able to identify potential problem areas.  But it can’t hurt to be careful and proactive, so here is a quick primer on the problem of mold in your home:

What is it?

Mold is an organic fungus and part of the natural environment.  In the outdoors, mold serves a purpose by breaking down dead organic matter like leaves and dead trees.  There are over 200 types of mold and it can come in several colors – like black, green, gray or white.  Some molds are visible and give off an odor, but others are virtually undetectable.  The most dangerous molds give off mycotoxins, which can cause severe illness.  Mold grows where there is consistent moisture or dampness.  Therefore, mold growth in houses or apartments is a major problem that could impact the resident’s health and should be taken seriously. 

Mold reproduces by releasing its spores, which are invisible to the naked eye but can spread through the air.  Mold spores will only grow and spread if moisture is present.

Where can mold grow?

The scary thing about mold in the home is that it can grow virtually detected wherever there is a moisture source and needs only 24-28 hours to appear.  Mold can grow at the base of leaking windows, on the back of sheetrock, the top of ceiling tiles, under carpet or flooring, and even take hold inside your heat and air conditioning vents.  Bathrooms, basements, anywhere there is a water leak, areas of flooding, and near area where pipes or vents access the outdoors are typical areas of potential mold.

Is mold dangerous?

Mold can be extremely dangerous so should be treated seriously and with the utmost caution.  Mold spores produce allergens, irritants, and sometimes mycotoxins, which can exacerbate allergies or health problems or even cause sickness.  While most molds are not deadly, black mold and other strains can seriously affect a person’s health or even prove fatal over time.  Some molds can take a toll on your health immediately, while others manifest over time.

How can I prevent mold?

Remember the mantra, “The key to mold control is moisture control.”  Around the house, look for dripping pipes, leaking plumbing, windows, doors, or areas of the roof that allow water in, or other constant moisture sources.

If you have an area of the home that is prone to moisture, like a damp basement, buy a humidifier to take some of the moisture out of the air.  Make sure your bathrooms have good ventilation fans. 

Inspect your home inside and out for areas of mold growth, water damage or consistent water access and fix accordingly. 

What are the warning signs?

Inside the home, look for wet patches or areas of flooding.  While these are often behind the walls or in other areas hidden from eye, there are warning signs.  Look for brown or discolored patches on sheetrock or building materials.  Look for signs of soggy or rotting walls, woodwork, door and window sills and jams, or ceiling tiles.  Of course keep an eye out for drips, leaks, and standing water.  Check basements, AC pans and hoses indoors and out, and in or behind appliances like refrigerators, washing machines, or dish washers.  Check ventilation registers and inputs for signs of discoloration or dampness.  Some mold gives off an odor that’s warning sign – a damp, earthy smell, but other mold is odorless.  But remember that mold can only exist with moisture, so thoroughly examine your home with that in mind.

How can it impact my health?

If airborne mold spores are inhaled, which means they can easily affect a person’s respiratory or immune system.  People with asthma or other respiratory illnesses usually are most susceptible, and could have problems sleeping and headaches.  Other health problems that could develop from mold spore exposure are breathing problems, congestion, headache, severe or increased allergic reactions, asthma, sinusitis, and many kinds of infections.  Since mold spores are allergens, they can cause skin rashes (dermatitis,) sneezing, red and itching eyes, throat and lung issues, and other symptoms.

How can I clean it up?

It’s recommended that you hire a professional if you have a serious mold problem or any doubt about its existence or seriousness.  But some times there may be small areas of non-toxic mold that you want to clean up proactively.  You can buy a simple test kit at any Home Depot or most hardware stores.  You’ll probably also want to wear a N-95 respirator, which you can buy for $20 or so.  Wear protective rubber gloves and dispose of everything carefully when finished.  Most non-toxic mold infestations can be cleaned up by scrubbing with regular household detergent.  Some people have used biocides like chlorine bleach to clean up mold, though it should never be mixed with other detergents or chemicals and a proper respirator, gloves, and protective eyewear should be worn.   Never just paint or caulk over mold and make sure to keep it away from children.

If in doubt, hire a professional to run the appropriate tests.  If mold becomes a significant problem or you suspect airborne spores or are having any health problems, consult professionals.

Further resources.

The U.S. Environmental Protection Agency (EPA) provides extensive information in the Molds and Moisture section of the EPA website.

The Center of Disease Control (CDC) offers comprehensive information on mold on their site. 

Always get a home inspection when buying a home and pay attention to the seller’s disclosures about mold and water damage.

Mold remediation companies can do a thorough inspection of your home, inside and out, and detect mold in the air by running lab tests.  They can also take samples of building materials like walls or ceilings to check for mold.  A professional inspection may cost you a couple hundred dollars but may be the best money you’ve ever spent!

Common neighbor disputes, part 1; Noise, pets, and water.

Robert Frost, the great American poet once said, “Good fences make good neighbors.”  While it probably wasn’t the most elegant thing he penned, it could be the most accurate.  Yes, we’ve all had run-ins with neighbors, those strangers who become an important part of our lives just because of their proximity.  The rule goes that if a neighbor is good, you probably won’t even notice them, but if they’re bad…they can make your life flat-out miserable.  

Whether you live in a house with a spacious yard, are stuffed close in a McMansion, or have neighbors above and below you in a condo or apartment, we’ve all had issues: loud parties on Tuesday nights, dogs who like digging up our grass, neon yellow paint colors, pink flamingos in their front yard, and not paying their fair share for that dreaded instigator of neighborly conflict –the shared fence.  

You could get mad, you could scream at them, you can even send your dog to their lawn and paint your house in pink and purple polka dots out of spite, but there may be a better way to handle challenging neighbors.  Good communication and a level head are your best allies, but knowing some of the laws and regulations also prove invaluable.  So here are a few guidelines on 3 of the most common challenges among neighbors: noisy neighbors, pet complaints, and flooding and water issues. 

Noisy neighbors.

Neighbors who are excessively loud are one of the most difficult blights to deal with because how-loud-is-too-loud is such a subjective thing that’s hard to measure.  Additionally, a backyard party on a Saturday night that goes until midnight may not offend most people, but an older or crabby neighbor might call the police.  (And the police have to come if a complaint is made, regardless of who is right or wrong.)

Condos and apartments are even more difficult with noise complaints because you usually have 3 or even 4 neighbors above and below you.  Condos usually have association rules and apartments have policies that look to minimize noise complaints.  Any grievances can be directed to the condo association or apartment management.

For homeowners, most municipal codes have some sort of clause that lays out what constitutes a noise problem.  For instance, it may define it as, “an unreasonable annoyance, disturbance or offensive activity that unreasonably inhibits another neighbor from using their property.”

There are a few things you can do: to take the subjectivity out of it, you could take an acoustical test that measures exactly who loud the neighbor is on the decibel meter.  Documenting that is a good start in case a civil action or complaint ensues. 

Before it gets to that, try to talk to the neighbor.  Ask them politely if they could give you notice when they’ll have a gathering or event where the volume will be up, are doing early construction, etc.  Ask for a pre-arranged beginning and end time to the noise.  Hopefully, they will respect you communicating and respond.  It’s a lot better than calling the police every time things get loud.  

Other common noise complaints are over noise that is “habitual or mechanical in nature,” like a loud bar down the street or a machine shop.  Usually the City’s Code Enforcement Department is the place to contact to monitor the noise from businesses.

Here is the Sacramento Police Department’s website page that deals with noise complaints: 

http://www.sacpd.org/faq/nuisance/

Pet complaints.

You may have a crazy cat lady living next door who lets them infest the neighborhood, or a neighbor who has roosters who come alive at 3 am, but usually pet issues revolve around dogs.  There are three kinds of issues with dogs: excessive barking, relieving themselves on your lawn (the dogs – not the neighbors,) and dangerous dogs not properly leashed or fenced.

If a dog barks excessively – which usually happens when they leave a dog unattended in the yard – it falls under some of the same standards as noise complaints.  

Leash laws are laid out in most municipalities, requiring dogs to be properly leashed or behind locking fences for public protection.  If a dog is not, your city or municipality will take it very seriously because it’s a huge liability if the dog attacks someone.  Condos or apartments or homes with a Homeowners Association will have additional regulations that may get as specific as weight, size, and type of pet.  

Dogs relieving themselves on their lawn also fall under the verbiage of municipal leash laws.  Generally, pet owners have a civic responsibility to clean up after their pet.  

All animal and dog complaints are handled by the City's Animal Care and Control Division, so give them a call before you contact the police.  Here is Sacramento County’s web page on animal control and complaints:

http://www.animalcare.saccounty.net/AnimalIssues/Pages/BarkingDog.aspx

Flooding and water issues.

Noise and pets may be incessantly annoying, but nothing can harm your property as quickly as water damage.  Usually this occurs in apartments or condominiums where the upstairs neighbor has a pipe burst, bathroom leak, or appliance like washing machine, icemaker on a fridge, or dishwasher malfunction.  When that happens, there is very clear accountability who is responsible (the neighbor) and who has to fix it (the condo association or apartment manager.)  In California, the law always falls on the side of tenant rights so it’s a simple process to make complaints and force them to make it right.   

But water problems also occur between side-by-side neighbors.  This is often from faulty irrigation or bad sprinklers that cause flooding, kill neighbor landscaping, or even reach the house and cause property damage.  

Of course you should document any water damage with photos/videos/and a log, and report to the proper municipal complaint agency or association.  But with water damage, another very important issue could rear its ugly head: mold.

Water damage over time causes mold, which causes serious health concerns that lead to hospitalization or even death in extreme cases.  There’s a whole line of litigation that deals with mold but be aware that a landlord or condo association is responsible for remediation if mold exists, which includes replacing damaged sheetrock or other materials and proper city inspection.   If you are having respiratory or health problems that you think are coming from mold (especially if you have children) then you can buy homeowner mold testing kits and from there, contact mold inspection and remediation companies. 

Here is the Environmental Protection Agency’s web page on mold issues: 

http://www.epa.gov/mold/moldresources.html

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Look for our next post in this serious, when we tackle neighbor parking issues, trees, and fences!