Agent Toolkit
Use this guide to expand your agent tool belt. Learn to train your inspector eye and identify common inspection red flags for any age of home so you can help your buyers and sellers ahead of time!
EXTERIORS
Drainage & Grading
- Does the yard slope towards the home in any area?
- Are there planter beds up against the house or any watering systems next to the foundation?
- Is the ground in contact with the siding in any areas?
- Are there gutters on the home?
- If yes, are they on all draining sides of the home?
- If yes, do they extend 4-6 feet away from the foundation?
Exterior Materials
- Are there any sections that have exposed wood or peeling paint?
- Are there any loose or missing sections?
Wood
15-40 year life span. Lots of maintenance
Vinyl/Metal
30+ year life span. Very minimal maintenance
Fiber Cement
50+ year life span. Almost no maintenance
*Older homes, the fiber cement may contain asbestos
Roof Covering
- Are there any pieces that are not laying flat or are curling?
- Are there any missing pieces?
- Can you see more than one layer at the roof's edge?
- Are there any areas of black tar build up?
Asphalt 3 Tab
Looks like subway tiles. 15-20 year life span
Asphalt Dimensional
Multiple layers on each shingle. 25-30 year life span
Metal
40-50 year life span
Chimneys
- Are there any chimneys present? What type?
Brick/Stone
Notice the build up of tar around the roof joints? This is a sign of leaking around the chimney and a temporary moiture prevention method.
Metal
This chimney flue is at the end of its life. The rust will soon lead to holes and drafting issues.
- Can you see a cap at the top?
- Are there any visibly loose bricks or open joints?
- Is there metal flashing visible around the base at the roof connection?
- How to determine if the chimney is in use. Is there a fireplace inside?
- If yes, you will have a chimney flue for every fireplace present (The flues may be in one combined chimney at the exterior)
- If no, many older homes have a chimney chase for a current or past gas appliance flue exhaust. (i.e. furnace, water heater)
Foundation
Stone
Look for gaps or holes in between the stones.
This can allow water and movement over time.
Poured Concrete
Are there any large cracks? (Anything over ¼”)
Concrete Block/Brick
Is the mortar joints in between the blocks in tact? Any missing joints can allow water and movement over time.
GARAGE
Fire Separation Barrier
- A fire separation barrier is not intended to stop the fire, but to restrict it long enough for you and your family to escape, as well as give the fire department time to arrive.
- Every garage wall that is attached to the home should have a minimum of 1/2” drywall barrier that is tapped and mudded at all the edges and penetrations.
- The ‘man’ door, or the door leading into your home from the garage, should also be fire-rated and self closing. Solid wood doors that are a minimum of 1 3/8” thick or an exterior steel door that has a 20 minute fire rating both meet this requirement.
Automatic Opener Safety Features
- Photo Eyes: Are they present near the floor at the overead door? And do they work?
- Pressure Reverse: Does the door stop closing when it detects an object beneath it?
INTERIOR
Receptacles
- Are there GFCI outlets at the wet areas (i.e. bathrooms, kitchens, garages, exteriors, unfinished basements)?
- Is the home older than 1960?
- If yes, there may be ungrounded wiring throughout. Do you see any 2 prong outlets?
Windows
- Does each bedroom have a proper Escape & Rescue window?
- Do the wood windows open?
- Is there any foggy or broken glass?
Wall Coverings
- Lathe & plaster: This will be found in homes prior to 1935. You will often find many cracks in this material and it is hard to patch and repair.
- Hard plaster: This is a mix of plaster, metal mesh, and drywall. It is very heavy, insulates well and can be found in home between 1935-1960
- Drywall: Modern wall materials. Hairline cracks are common and easy to patch
MAJOR HOME APPLIANCES
How to determine the age
- The serial number always includes the month and year of manufacturer. Every manufacturer uses a different layout. Newer appliances tend to use the first four digits to display the age. If you can’t determine the exact age visit Building Intelligence Center website.
- If the appliance is a gas appliance there will always be an ANSI number with a date at the end. The age will always be within 4 years of the ANSI numbers year.
Life span
- Furnace: 25-30 yrs
- A/C: 15-20 yrs
- Water Heater: Electric 12-15 yrs, Gas 10-12 yrs, Tankless 20 yrs
PLUMBING
- Is there any visible plumbing? What materials are used?
- PVC, CPVC, PEX, Copper, Galvenized, ABS, Cast Iron
- Are there any leaks at any fixtures? (we find them often by putting full loads on the plumbing at the same time…filling up all the fixtures and draining them at the same time)
- Are any of the toilets loose?
How to Look Up a Sewer Permit
Ever wonder how your sewer scope technicians know the ins and outs of your sewer line without seeing it? They look it up of course 😉
You can too and help provide even more information to your clients. All sewer line permits are public and easily accessible.
ELECTRICAL
Problem Panels to look out for:
- Federal Pacific
- Zinsco
- Pushmatic
Federal Pacific
Zinsco
Pushmatic
Split Bus Panels
- No main single disconnect. Murray panels are very common in 40-50’s homes
- Usually lower capacity and often do not meet our modern need
Fuse Box Panels
- Outdated and need to be evaluated by a licensed electrician
Knob & Tube Wiring
- Pre 1935. Is any visible? Check with insurance for coverage
