Home Inspection Report Guide
Home ownership can be high maintenance, but when you consider all of the time and effort you put into choosing the perfect paint colours and coordinating furniture, you want to make sure that your home is just as perfect underneath as well. Therefore, whether you are considering selling, getting a property valuation report or are looking at a property to buy as a home or investment, learn more about:
- What to expect from a home inspection.
- Which areas of your home should be inspected, when and how often.
- Which home inspections you can do yourself, and which ones require the assistance, license or expert knowledge of a professional.
As you consider the different parts of your home, and the conditions, deterioration and issues your property can be subjected to, you will realise that a lot of inspections overlap and the cause found in one inspection could be a symptom identified in another. For a comprehensive home inspection, make sure you organise for a:
What are the Inspections
Home inspections are inspections that are conducted on your home so you can be sure your home is safe and up to standard. This section will explain what are building expectations are, what construction inspections are and what are termite inspections. These are the main inspections that will be carried out on a property.
- Building inspections Building inspections are when you will get an inspection to look over the work that has been done on major constructions. These may include a building a new house, building a flat, or doing major renovations to your home.
- Construction inspections The construction inspections are very similar to the building inspections but are reserved for smaller projects. The smaller projects may include building a wall out the front of your house, installing large antennas or building retaining walls. You will need to get a construction inspector to examine the work to make sure they are up to standard.
- Termite inspectionsOne of the other main inspections that people will conduct before they buy or build a home will be a termite inspection. Termites can weaken the house structurally and cause serious damage. If the infestation is severe the repair costs can be very high. Therefore, getting a termite inspection can save you a lot of money.
When you should Organise Inspections
We have outlined what inspections are commonly conducted but when should you organise these inspections. This section will explain when the best time to conduct the inspections is. The best time to conduct these inspections is:
- After you have made an offer. If you are buying a house, you must first you must secure the house before you make any of these inspections. You can secure a home and pay on the condition on the completion and the passing of the inspections. If you are doing renovations you will have to present the plans for the renovations before you start and get it inspected again at the end.
- Before you finalise payment. You should make sure that all the inspections have been carried out and returned before you make the final payment on the home. By doing this you will avoid buying a home that needs repairs. Many homes that are available on the market may have termites or even unapproved renovations carried out on them. By getting all of these inspections you can potentially save you a lot of money when you are buying a house.
- Mould inspection.
- Chimney inspection.
- Radon inspection.
- Electrical inspection.
- Septic inspection.
- Roof inspection.
The importance of getting your home inspections right
In the course of buying a new home there are so many other things to be thinking about – your home loan, moving costs, purchase costs, purchase taxes – that a building inspection of the property is just one more thing to add to your to-do list. However, your choice of building inspector and your dedication to the process can be the difference between getting a comprehensive inspection report from experts in their fields about every aspect of the property, and getting a report completed by a ‘jack of all trades’ inspector in just an hour.
When you consider that the results of a home inspection report can affect the sale price of a property, its resale value, the health of your family and the safety of your home, you will see why it is so important to find an inspector who is a master in each aspect of home inspection, so that you know that you are getting a comprehensive electrical inspection from a qualified electrician for example.
Using an inspector who is an expert in their field will also mean you can get an accurate assessment of any damage, or repairs which are needed so you can make the decision right away about whether to buy the home warts and all and fix it up, or move on from a property with too many expensive problems. This is why it also makes sense to leave DIY projects for the weekends, because in completing a building inspection of your property or a prospective buy, you may identify some issues, but you’re unlikely to have the experience, the knowledge an the specialist equipment to find them all, before it’s too late.
Mould inspection
Chances are you have found mould in your home at some stage – usually hiding up in the corners of the bathroom, and you easily wipe it away. However, while there are certain levels of mould in most homes, it is the mould which you can’t see which can cause structural building issues.
What is mould and where does it come from?
Mould can form almost anywhere, inside and outside and grows wherever there is moisture present. The mould produces spores which travel and land on a damp surface and begin to grow. Normally when mould is present in a home, it is not at a level which can affect a healthy person, but can bother more sensitive people, such as asthma sufferers.
As a result, many common building materials are able to harbour mould, as mould growth can be caused when flooring materials are not completely dried, such as the concrete. Normally however, because the mould spores are everywhere, mould growth indoors is usually due to water or moisture.
For you to have a serious mould problem, there needs to be a source of water, which can also be in the form of humidity. The mould also needs food and a place to support its growth and plywood, drywall, furring strips, carpet and carpet underlay are all food for mould. In the carpet for example, the invisible dust and cellulose are the food sources. Mould can start to form after a single incident of water damage and can grow inside your walls for example. Once the incident has passed, the mould becomes dormant until the next instance of water damage or high humidity.
How do you prevent mould?
If you find you have problems with mould at certain times of the year, then your house is either too airtight or too draughty. In an airtight home, mould can be stimulated in warmer weather when humidity levels inside the house rise, and moisture becomes trapped.
Mould can occur in colder months in a home which is draughty as warm air which escapes from your living areas travels into un-air conditioned spaces and condenses. Plus if your home is artificially humidified during winter this can create favourable growing conditions.
Moving air can help to reduce the moisture in the air of your home, and has the same effect as reducing humidity in the fight against mould. Also keeping your indoor temperature at around 230 C can inhibit mould growth.
How do you detect mould?
Mould can be detected through a visual examination of your home inside and out. If mould is actively growing, there is no need to take a sample to determine the type of mould as its growth and position can lead you towards the necessary treatment. However, a visual inspection can only reveal a portion of the mould which may be present.
By following any mouldy odours and areas where there are moisture or humidity problems evident or suspected can lead you to move furniture, lift or remove carpets, check behind wallpaper and wall panelling, check in ventilation and duct work or open wall cavities to check for mould.
What is the aim of mould testing?
You can undertake a mould investigation in your own home quite easily, and you should hope to find the locations of any mould growth, and the source of moisture causing the mould. If you can do this with a visual or a slightly more invasive inspection, then this can be more cost effective than if you require mould testing.
Mould testing is done by taking samples of the mould, but it is not normally recommended as part of a building inspection unless you or another occupant is showing symptoms of a reaction to high levels of mould. When mould sampling is deemed necessary:
- It is done to discover the concentration of spores in the air.
- It is done to identify a particular species.
- Before sampling begins a course of action to control and eradicate the mould must be determined.
- It must be performed by a trained professional.
- Specific mould sampling protocols, methods and interpretations of findings must be followed.
Sampling can be done using three methods, and usually all three are recommended to gain a complete picture of the issue. Mould testing can be done through:
- Air sampling. Samples are taken of both inside and outside air to compare the concentration of mould spores. Air sampling can often identify the presence of non-visible mould.
- Surface sampling. Using tape and taking swabs and dust samples, the amount of mould spores which are deposited on indoor surfaces can be learned.
- Bulk sampling. Materials may be removed from your home to enable further analysis to determine the concentration of mould in the sample.
Mould sampling requires a range of specialised equipment such as:
- A moisture meter.
- A humidity gauge.
- A bore scope to see inside walls, ceilings and other tight spaces.
- A digital camera to document findings.
- Protective clothing and eyewear.
- Infrared thermal imaging cameras to double-check moisture readings.
- A dehumidifier.
Chimney inspection
A fireplace can be a real drawcard in the real estate market, but only if it has been properly maintained. Whenever you play with fire there is the risk of getting burned and before you buy a home with a chimney, and to maintain the safety of your family and your biggest asset – your home – find out more about chimney inspection.
How often should a chimney be inspected?
A chimney inspection is best conducted one a year to keep your chimney clean, in a good condition, in line with building regulations and to update to any new safety additions or improvements. When you are considering purchasing a property with a chimney however, you have no way of knowing how often the previous owner had a chimney inspection, so to avoid an accident or fire in your new home, find out what you’re dealing with.
What is the most common cause of a dangerous chimney?
When you build a fire in your fireplace, creosote is produced. If you burn the fire hot enough, the creosote comes out as a gas and escapes harmlessly out of the chimney. If the fire isn’t hot enough the creosote vaporises and condenses, it is then that it can build up and catch fire.
What else will a chimney inspection cover?
There are three levels of invasiveness which can be part of a chimney inspection and each is looking for different things.
- The chimney inspector will look at all areas of the chimney which are readily accessible, that is, which can be accessed using standard tools. This means all accessible areas of the appliance attached to the chimney can be examined, as well as the chimney connection.
- A more in depth inspection may be required in the case of a property transfer, or if the chimney needs to be cleared after an accident, or significant work has been done on the chimney. This inspection looks at areas which can be accessed without damaging the chimney, including the chimney, the connection and the appliance. If an issue is discovered during this inspection, an even more in depth inspection will be recommended.
- In this instance portions of the chimney may be removed for a thorough inspection, and this can in some cases damage the finish, or the chimney itself. This level of inspection is often undertaken when a portion of the chimney needs to be repaired or replaced, so the damage done in removing it for inspection is a necessary and acceptable part of the process.
What is the aim of a chimney inspection?
Regular chimney inspections aim to maintain the health and safety of your chimney, and to ensure it is working correctly. A chimney inspection may reveal the need for the services of a chimney sweep, or may uncover parts (or the whole chimney) which need to be replaced. In older homes a chimney inspection can also provide recommendations and regulations to follow to bring chimneys up to date with current building and safety codes.
Radon inspection
Radon is a radioactive gas which is formed during the natural breakdown of uranium in soil, rock and water. Since Radon is colourless and odourless it can be hard to detect in the process of considering purchasing a new home, but as Radon exits the ground it can seep into a house through cracks and holes in the foundation, and can also contaminate well water.
Radon has also been found to cause lung cancer, especially in smokers. Smokers who live in a home with detectible levels of Radon can be more than 20 times more likely to develop cancer, than non-smokers.
It is possible to install a system in your home which detects radon gas, but if you are looking at buying a property of which you don’t know the history, a radon inspection is one which should be on your list. It is important not to rely on radon levels in neighbouring properties or suburbs because the house next door to the one you purchase could have a low level of radon, while yours is high.
How can the radon levels be checked on a property?
You can purchase radon testing devices or you can employ the services of a professional radon inspector if you do not have the time or the confidence to conduct the tests.
If you want to conduct the radon inspection yourself, you can use a passive radon testing device which includes charcoal canisters, alpha-track detectors and charcoal liquid scintillation devices which are exposed to the air in your home for a certain amount of time. The device is then sent to a laboratory for analysis. This type of radon inspection is best suited to you if you are selling your home and want to make sure you are not passing on anything harmful to the new owners.
Active radon testing devices are usually used by professional radon inspectors and air quality professionals. They continuously measure and record the radon in the air, using continuous working level monitors and continuous radon monitors to give a more reliable radon inspection result than the passive devices, and show if the device was moved during the inspection time.
Short term radon inspections can be conducted for home buyers with a short time frame and these can take between 48 and 96 hours. Long term radon tests are set up for a 90 day period. What can be done about radon in existing properties? Radon mitigation systems can be designed to suit the levels found in your property and your specific radon contamination, whether it is the gas, or through your water supply. Systems can be installed to filter water and remove radon at the water pipe or the water tap. There are also ways to draw radon from the soil under your house, as well as seal cracks and openings to prevent future contamination.
How can a newly built home be protected from radon?
If you are building a new home you can build in a radon reduction system which is much less than having to install a mitigation system in an existing home. The system will not only keep you and your family safe from the harmful gas, but will also improve the property’s resale value.
Electrical home inspection
The condition of the electrical systems in a property you are considering buying is important for your family’s safety, and to short circuit any expensive repairs which may be needed in the future. An electrical home inspection should check for both the safety of the electrical systems in a property, and the possibility that repairs may be required.
Who should complete an electrical home inspection?
The most thorough electrical home inspection will be completed by an actual electrician, rather than a general home inspector. A home inspector is unlikely to have specialist electrical knowledge, but if you have your electrical inspection completed by an electrician they can pinpoint any hazards or safety issues, as well as give you an accurate quote on the spot for the cost of any repairs which are needed.
What will be covered in an electrical home inspection?
An inspection of a new or existing property you are considering purchasing will look at items such as:
- Aluminium wiring. Aluminium wiring can be very dangerous in an electrical system as aluminium expands and contracts at different rates to other materials used in electrical systems. These contractions can then lead to loose connections. A loose connection then generates more heat and this heat if often enough to start a fire.
- GFCI receptacles. It is especially important to examine all receptacles in an older property because once they become loose or are corroded they are the most common cause of electrical problems.
- Grounding. In case of an electrical malfunction or surge, you want to make sure the property is safely grounded, and doesn’t conduct the electricity back into your home – and into you.
- Water leaks into service parts. Water leaks into the main service can create a very dangerous electrical situation, and one which you may not notice at the time of purchase.
- Light fittings. Again, anywhere your electricity comes out needs to be checked for safety and a secure fitting and the light fittings in older homes can be loose and dangerous so make sure you can replace old light fittings as soon as possible.
Home inspection septic
If there are issues with the septic tank or systems in a property you want to know about them before you buy, to avoid a messy situation. Luckily, many common problems with septic tanks and septic systems can be prevented through regular maintenance.
The steps to successful septic inspections and maintenance should be:
- Choose a fully certified septic inspection company. One of the best ways to find the best home inspection company which is certified for work on septic systems is word of mouth. As septic tanks are often found on rural properties, ask around at the volunteer fire department as they are likely to be familiar with the experienced plumbers, cleaners and maintenance inspectors.
- Don’t be taken to the cleaners on price. A thorough septic inspection should cost around $100 to $200 depending on the size of the system. However, some inspection companies may try and sell septic system treatments and repetitive inspection programs which you do not need – a septic system which is running properly doesn’t need bacterial or septic system additives. Unless there are warning signs such a odours, standing water or system backups, an inspection should be required only every two years.
- Know your system. If there is a problem with your septic system you want to be able to find it and fix it as quickly and easily as possible. Therefore, make sure you read up on septic systems, and map your system so you know where common problems arise and what an inspector may be looking for. For example you don’t want to be digging up your yard because the system is emitting a foul odour, only to find that the smell was coming from a blocked vent pipe located on the roof.
- Be there for the inspection. This will help ensure that the inspection is completed properly and thoroughly as the inspector must do more than just walk around your property and check that your toilets flush. A thorough inspection will also involve a look inside the septic tank to check for problems such as broken baffles or bad lids.
- When buying a property have your own septic inspection completed. Even though the seller may have had regular inspections completed, when you are buying a property with a septic tank, you want to know for yourself that it has been inspected by a high quality inspector and that everything has been checked properly. It is again important to be there for the inspection and don’t sign off on the property contract until the septic system is proven to be in good order, and any issues have been fixed.
What will a septic inspection look for?
A thorough home inspection of a septic system will cover:
- Whether the tank needs cleaning. This will be assessed by the depth of the sludge layer at the bottom of the tank, and the thickness of the scum floating on top.
- Whether incoming lines are clogged. The flow of waste water into the septic tank will be monitored.
- Vent pipes. Vent pipes will be checked for stoppages, and to see that they are the right size for the system.
- The leaving pipe. The inspector should check the pipe leaving the septic tank, and the distribution box which leads to the field lines as the distribution box should drain to all the field lines equally, to ensure that all of the leach field is not used, only a portion of it.
- Leach field lines. Your inspector should dig down into the leach field lines to check that they are not blocked, or filled with tree roots.
- Additional tanks or pumps. If your system has additional tanks or pumps, these should be checked by your inspector at the same time.
- Inspection before the tank is cleaned. The most accurate inspection will be conducted before the tank has been cleaned, not after. A recently cleaned tank can hide problems and make it harder to detect odours.
What questions should a septic inspector ask?
When you have your septic system inspected you want to be sure the inspector knows what they are looking for, and you should expect them to ask you questions such as:
- How many people live in the house?
- How many bathrooms does the house have?
- What is regularly put down the drains?
- Do you have a disposal?
- Do you have a water softener?
- How do you handle kitchen grease waste?
Home inspection roof
Regularly inspecting the roof of a property will help identify problems early and make them easier to fix. A roof inspection before the purchase of a property can also detect signs of weakness, deterioration or hazards, and identify any repairs needed.
What is the home inspection process for the roof of a property?
- An annual visual inspection of the roof to ensure it is free from snow or other seasonal blockages. An inspection should also be conducted after a severe wind or rain storm to check for damage or newly arisen weak spots.
- Past inspection reports and building history reports should be kept for comparative purposes as inspectors should review past inspection reports, photos, construction documents, details of repairs, maintenance or replacement which has been conducted on the roof in the past.
- A non-invasive investigation using infrared cameras to detect any moisture which has gotten into the roof space.
- Keep photographic records and reports on roof inspections so changes in the conditions of the roof can be more easily identified. This includes a record of all inspections, test investigations, thermographic readings, repairs and replacements.
- Monitor the loading limits of the roof if they are subject to snow, water or other extreme weather conditions.
Which parts of the roof are covered in a roof inspection?
When you are organising inspections of a property prior to sale, you want to be able to have each inspector cover as much of the property as possible, so it is important to know that your roof inspector will be responsible for:
- Examining the continuity of the roof covering.
- Deterioration of fascias, gutters and soffits.
- The performance of flashings.
- An inspection of the interior fittings, including the ceilings and walls, for signs of water penetration, frost build up and structural distress.
- Organising immediate repair projects.
What do you do with the results of the roof inspection on your home?
If you are having a routine roof inspection completed on your property and your inspector finds issues, make sure you report any signs of envelope movement or degradation of the roof, damage or structural anomalies, especially as the result of extreme weather. If you find issues with the roof of a property you are considering purchasing, seek out several quotes for the repair work, to see just how expensive the issue is, or whether it is something you can use as bargaining power to secure a lower price on the property.
Building inspections are an important part of the purchasing process because while you have to make sure a property has enough bedrooms for your family, is close to schools, shops and public transport, and is in a safe neighbourhood, you also need to consider the aspects of the property which aren’t as immediately obvious. After all, a mouldy floor or a sparking light fitting are just as important to consider when purchasing a home, as the distance of the property to the city.
Therefore, it is important to have a full range of home inspections completed if you are serious about putting in an offer on a property, and even if you’re not in the market for a new home, consider finding out what’s really going on under the floorboards and in the ceiling of your own home, for your peace of mind, and your family’s welfare.
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