Home Buying Inspection

Per ASHI Standards of Practice, the inspector shall inspect structural components including foundation, floors, walls, columns, and roof structure. Look for signs of settlement, movement, or failure per IRC Chapter 4 (Foundations) and Chapter 6 (Wall Construction).

1. Inspect foundation for cracks wider than 1/4" or horizontal/stair-step cracks

2. Check wall alignment from corners — walls should be plumb and straight

3. Look for sagging or uneven floors using a level or marble test

4. Inspect visible framing in basement or crawlspace for damage, rot, or insect activity

5. Check for doors and windows that stick, which may indicate structural movement

- Hairline foundation cracks (cosmetic) vs. structural cracks (horizontal or wider than 1/4")

- Bowing basement walls from lateral soil pressure

- Past termite or wood-boring insect damage to structural members

- Improper modifications (removed load-bearing walls without proper headers)

Per ASHI Standards of Practice and NEC (National Electrical Code), inspect the electrical panel, branch wiring, and protective devices. GFCI protection is required in bathrooms, kitchens, garages, exteriors, and crawlspaces per NEC 210.8. AFCI protection is required in bedrooms and living areas per NEC 210.12.

1. Identify panel brand, age, and amperage (100A minimum for modern homes, 200A preferred)

2. Check for recalled panels (Federal Pacific, Zinsco, Pushmatic)

3. Test all GFCI outlets with a GFCI tester — they should trip and reset properly

4. Identify wiring type: copper is standard; aluminum branch wiring (pre-1976) is a concern

5. Verify grounded three-prong outlets throughout the home with an outlet tester

- Federal Pacific Stab-Lok panels (known failure to trip)

- Aluminum branch circuit wiring requiring remediation (pigtailing or rewire)

- Missing GFCI protection in wet locations

- Double-tapped breakers (two wires on a single-pole breaker not rated for it)

- Knob-and-tube wiring in older homes (insurance and safety concern)

Per ASHI Standards of Practice, inspect the water supply, distribution, and drainage systems. Supply piping materials should be identified (copper, PEX, CPVC, or galvanized). Drain/waste/vent (DWV) piping per IRC Chapter 30. Water heater installation per IRC Chapter 28.

1. Identify supply pipe material — galvanized steel pipes indicate aging system (40-50 year lifespan)

2. Test water pressure at multiple fixtures simultaneously (40-80 psi is normal range)

3. Run all faucets and flush toilets to check drainage speed and listen for gurgling

4. Inspect water heater age (label on unit), condition, and proper TPR valve discharge

5. Check under sinks, around toilets, and in basement for active leaks or water stains

- Galvanized steel pipes corroding from inside, reducing water flow

- Polybutylene (poly-B) supply piping, prone to failure (manufactured 1978-1995)

- Slow drains indicating partial blockage or improper venting

- Water heater past useful life (8-12 years for tank type)

- Lead solder joints in pre-1986 copper plumbing

Per ASHI Standards of Practice, inspect roof coverings, drainage systems, flashings, skylights, and other roof penetrations. Exterior inspection includes siding, trim, windows, doors, and grading per IRC Chapter 9 (Roofs) and Chapter 4 (Foundations — grading requirements).

1. Determine roof covering age and material — asphalt shingles last 20-30 years typically

2. Look for curling, cracking, or missing shingles/tiles from ground level with binoculars

3. Inspect gutters and downspouts for proper attachment and drainage away from foundation

4. Check that grading slopes away from foundation (6" drop in first 10 feet per IRC R401.3)

5. Examine siding and trim for rot, damage, or gaps that allow moisture intrusion

- Roof past useful life with multiple layers of shingles (maximum two layers per code)

- Improper flashing at roof-wall intersections, chimneys, and valleys

- Gutters draining toward foundation causing basement water intrusion

- Negative grading directing surface water toward the structure

- Wood rot at fascia, soffits, or trim from chronic moisture exposure

Per IECC (International Energy Conservation Code) and ASHI Standards of Practice, evaluate insulation levels, window efficiency, and HVAC system age and condition. Insulation R-values vary by climate zone per IECC Table R402.1.2. HVAC systems should be evaluated for age, condition, and proper operation.

1. Check attic insulation depth and type — compare to IECC requirements for your climate zone

2. Inspect windows for single-pane vs. double-pane, condensation between panes, or failed seals

3. Determine HVAC system age from data plate (furnace life: 15-20 years, AC: 12-15 years)

4. Check for air leaks around windows, doors, outlets, and attic penetrations

5. Request utility bills for the past 12 months to evaluate energy costs

- Insufficient attic insulation (common in pre-2000 homes)

- Single-pane windows with no storm windows (significant energy loss)

- HVAC system at or past end of useful life requiring near-term replacement

- Missing or damaged vapor barriers in crawlspaces

- Air leaks at recessed lights, plumbing penetrations, and attic access