Did you know that according to industry data from the National Association of Realtors, roughly 86% of home inspections find at least one issue that should be addressed, and nearly half of buyers use those findings to negotiate a lower sales price.
Buying or selling a home is often the largest financial transaction of a person’s life. Yet, beneath the fresh coat of paint and the staged furniture, a house can hide secrets that range from minor nuisances to structural nightmares. In a recent deep dive with Warren, a professional home inspector and technical advisor for the House Doctor show, Ron uncovered what truly happens during a comprehensive home inspection and why "deferred maintenance" is a red flag every homeowner should understand.
The "Across the Street" Strategy
Most people start a home inspection by walking through the front door. However, Warren Camp suggests a different starting point: the curb.
By stepping across the street to view the building's facade, an inspector can identify signs of deferred maintenance. This term refers to the practice of postponing repairs or upkeep, which often leads to more significant, costly issues down the line.
Red Flags on the Exterior
- Mortar Separation: Loose bricks or "complete mortar separation" in a veneer or facade can indicate that the building's exterior is not well-connected to the structure.
- Neglected Surfaces: A garage door that hasn't been painted in 15 years might seem like a cosmetic issue, but it often points to "style and rail separations," making the door structurally weak.
- Siding Alignment: A curve or concavity in the siding isn't just an aesthetic flaw; it can signal a framing failure or a foundation that has cracked and settled.
The Home's Silent Enemy
One of the most critical aspects of a home inspection is evaluating how the property handles moisture. Water is a primary cause of decay and structural instability.
Drainage and Slope
The slope of the land around a house should always move water away from the building, never toward it. If a home is built on a hillside where water naturally flows toward the foundation, inspectors look for mitigation strategies such as:
Efflorescence and Foundation Moisture
Inside the basement or crawlspace, inspectors look for efflorescence—a white, crystalline powder on concrete walls. This is a sign that moisture has been seeping through the foundation over time, crystallizing the lime in the cement.
Structural Integrity
A thorough home inspection requires access to the "bones" of the house. Warren Camp emphasizes that homeowners should remove stored items to ensure foundations and structural framing are accessible.Common Structural Concerns to be aware of are foundation cracks, loose stones, weak corners in structures.
Sloping Floors and Mysterious Stains
Inside the home, two of the most visible signs for buyers are sloping floors and ceiling stains.
"Sloping floors are an indication to home inspectors that there may be a consequence or a cause downstairs, perhaps foundation-related or structural." — Warren Camp
While some may think a slight tilt is "character," inspectors use levels and specialized devices to determine if the movement is significant. Similarly, when a stain appears on a ceiling, an inspector will use an electronic moisture meter to determine if it's an active leak.
How to Choose a Professional Home Inspector
Not all inspections are created equal. When hiring a professional to assess your home, Camp recommends looking for three specific criteria:
- Experience: Look for an inspector who has performed at least 500 or more inspections.
- Ethics and Independence: Ensure the inspector has no "secondary interest". You should avoid "contractor-inspector" combinations, as it is a conflict of interest for an inspector to perform the repairs they recommend.
- Written Documentation: A professional must provide a thorough written report of all findings to serve as your permanent documentation.
To find a qualified professional, the American Society of Home Inspectors (ASHI) is a gold standard, with thousands of members across the nation.
What are some questions to ask your home inspector?
As you move through the property, ask for specific interpretations of the signs the inspector finds. There are many more, but here are some examples:
- "Is this a case of deferred maintenance?" Ask if visible issues, like a garage door that hasn't been painted in 15 years, indicate that the previous owner has neglected more serious underlying problems.
- "Is this exterior feature structural or aesthetic?" For example, if you see loose bricks, ask if it is a structural wall or just a veneer (facade) that has suffered mortar separation.
- "Does this interior slope correlate with an exterior flaw?" If you notice a sloping floor or curved siding, ask the inspector if there is a relationship between that and a foundation or framing failure downstairs.
- "Is there a risk of wood rot here?" If siding is in contact with concrete or the ground, ask about the risk of decay.
- "Are there any 'headbangers' or fire hazards?" Ask about the placement of flues or low-hanging structures that could be dangerous to residents.
A home inspector actively looks for safety, structural, and other issues in a home. They can help assess any issues before you make a big purchase. While there are many common home inspection issues, they can range from minor items to much larger structural issues.
