General Observations | Basements | Home Systems | Kitchen and Bath | The Exterior
Exterior Drainage
If properly located on its lot, drainage will be away from the home. Low areas around homes located on the low end of a fairly steep hill may collect water. A sump pump may be necessary to protect the home from moisture in the basement.
- Notice the areas around a home that have a high water table, sliding subsoil, underground springs, ledges or other similar problems. Surface grading should be highest next to the home so that water is carried away. If lot grading is correct, there should be no standing water in the yard 24 hours after it rains.
- Check for low spots around downspouts, standing water after it rains, signs of rot in wood, discoloration on brick or clogged downspouts. These are all signs that water is collecting next to the home and may be seeping into the basement.
- Notice whether patios, porches and driveways are slanting away from or toward the home. While it's relatively easy to regrade the ground, tearing out concrete and repouring it are expensive.
- Look at retaining walls because their replacement cost is high. Check for cracks or signs of movement indicating poor construction or maintenance. If moisture is caught behind a retaining wall, it will freeze and expand, causing cracks in the wall.
Exterior Finishes (Siding)
There are many different types of home siding, from traditional brick to vinyl, and often more than one type of siding exists on a home. Their looks and maintenance vary according to the type and condition of the materials. Aluminum siding, for example, looks similar to wood and the baked on finish is almost maintenance free. Vinyl siding has replaced wood in newer homes.
Asbestos siding is made of the same materials as an asbestos roof. Its permanent finish does not need painting but will accept paint well. Anyone removing it should be extremely careful to avoid breathing in asbestos fibers. Removing and replacing asbestos siding should be done by a qualified, certified professional. When hiring a contractor to evaluate the situation, make sure the contractor has no connection with any remediation or abatement firm.
Stucco, on the other hand, is considered by some to be a high-quality finish.
- Check to see whether water is behind the wood in English Tudor half timber, half stucco homes.
- Check to determine whether the stucco is on masonry or frame. A hollow sound indicates frame. Stucco on frame is extremely susceptible to water penetration, particularly at the home's corners and around windows and doors. Water penetration is more likely if the cracks between the stucco and wood trim are not properly caulked.
- Check brick siding carefully because it may need to be repointed and repaired. While ivy covered brick walls are attractive, English ivy will damage the home's mortar, especially in older homes. Grape ivy may be less harmful but should be kept away from wood trim because it can grow under the rim.
- Check to make sure that wood clapboard siding is painted and away from moisture problems. While it will last the life of the home if well maintained, wood clapboard siding should be carefully inspected for rotted boards. Pay particular attention to any wood close to the ground, a likely area for rot and termites.
- Make sure that composition siding board is well maintained, painted and away from moisture to prevent deterioration.
Garages
A garage is an important selling feature of a home, with a replacement value of over $7,500 for a single car garage and over $9,000 for a double car garage.
Be sure there is a fireproof wall, ceiling and door between an attached garage and the home. This should be 1/2 inch fire code drywall for the ceilings and walls or masonry and a solid core door.
Make sure a two car garage measures at least 20 X 20 feet and a single car garage measures at least 14 X 20 feet. These measurements can be slightly smaller for compact cars.
Remind the termite inspector to inspect the garage as well as the home for termites. Many old frame garages attract termites because the wood is resting almost directly on the ground.
Gutters & Downspouts
There are four major types of gutters: copper, aluminum, galvanized and vinyl. Copper gutters, considered the highest quality, last almost a lifetime. Aluminum gutters, the most commonly used material for gutters, have a permanent baked on finish. Galvanized gutters used 30 to 40 years ago, have a normal life of 15 to 20 years, and must be painted regularly both inside and out. Vinyl gutters, used in recent construction, are relatively maintenance free except for cleaning.
Check the condition and alignment of the home's gutters and downspouts.
Make sure water is directed away from the home.
Check to see if gutters and downspouts have pulled away from the home.
Roofs
Asphalt or Fiberglass Shingle Roofs
In the last 30 years, asphalt or fiberglass shingle roofs have been installed on most homes in the United States. They are durable, attractive, relatively inexpensive and designed to last 15 to 20 years.
- Check to see if an asphalt/fiberglass roof is aging. Evidence of aging includes exposed bare spots where the granules have worn away. You find this easy to see on a light colored roof but more difficult to detect on a dark roof. If you're in doubt, try checking around the downspouts for granules collected at the outlets.
If the shingles are pulling up at the ends, a condition known as "fish-mouthing," the roof is deteriorating. The slots between the shingles, or keys, are the weakest part of the roof and will wear out quickly.
- Be sure to check the south side of the roof and the area with the lowest pitch. Because sunlight is the major cause of deterioration, these areas will wear out fastest, even while the other side of the roof appears to be in good condition. In this case, a second asphalt/fiberglass shingle roof is normally installed directly over the first roof without removing the first layer of shingles. Before installing a third roof, both of these layers are removed down to the sheathing.
- Look at the edge of the roof to see how many layers exist. If there are three layers of shingles on a roof, the roof may be unable to carry the extra weight of another layer and the nails wont go all the way into the sheathing.
- Ask the seller whether the roof has been replaced recently. If a home is 18 years old with the original roofing intact, the roof will probably need replacing soon. On the other hand, if a home is 24 years old and has a second roof, that roof is probably only six to eight years old and will last for many more years.
Slate Roof
Slate roofs are considered to be deluxe roofs, usually good for the life of the home. There are many different grades of slate. Good Vermont slate, for example, can last 50 to 75 years without deteriorating, while Bangor slate may start to shale and deteriorate within 40 years.
- Check a slate roof carefully for signs of scaling or brown stains, which indicate deterioration. The roof may need frequent maintenance and replacement within a few years.
- If the home has a slate roof, ask the seller to replace missing slates and to tar the ridge before you buy the home.
Wood Shake and Cedar Shingle Roof
Wood shake and shingle roofs have experienced a revival in recent years. They cost about a third of the price of slate.
- Check to see if the roof is low pitched because machine cut cedar shingles will probably rot in about 12 years. However, heavy butt edge shakes on a steep pitch roof will last 15 to 20 years.
Fire Retardant Treated (FRT) Plywood Roof
Townhomes without a parapet wall separating individual units may have fire retardant treated (FRT) plywood roof sheathing. The chemical in the plywood disintegrates when subjected to high temperatures causing the wood to delaminate.
- Check to see if the home has FRT plywood because it will need to be replaced. The age of the roof and the brand will help you determine the type of plywood used. Ask a professional to verify if FRT plywood is present.
Flat Metal Roof
Flat metal roofs require regular maintenance. Terne metal or tin roofs are frequently found on inner city homes and, if painted regularly, can last the life of the home. It's difficult to determine the condition of a metal roof that has been coated with tar many times.
- Check to see if the roof has been spot tarred in several places and look for signs of past leaks in the top floor ceilings or the attic space. If so, the roof is badly deteriorated and at least partially rusted through. A metal roof must be replaced if it has rusted through because it cannot be patched.
- Check a flat roof for bare spots, bubbles or signs of sponginess all of which indicate deterioration. If the roof has standing water several hours after a rain, it will deteriorate almost twice as fast as a roof with proper drainage.
Selvage or Asphalt Roll Roof
Selvage or asphalt roll roofing is inexpensive and typically lasts eight to 10 years. Check to see if the home has a selvage or asphalt roll roof. If it does, make sure it's properly installed because it's considered to be low–quality material.
Now that you have gone through all the inspection check lists, please proceed to Step 3.
General Observations | Basements | Home Systems | Kitchen and Bath | The Exterior
