As a home inspector, I’ve been places you couldn’t pay me enough to go if it wasn’t literally my job. I’ve shimmied into attics hotter than the surface of the sun and squeezed behind furnaces that haven’t been cleaned since the Carter administration. But nothing—and I mean nothing—competes with the crawlspace.

In the hierarchy of “Places Homeowners Don’t Want to Go,” the crawlspace is the undisputed champion. It’s dark, it’s cramped, and it’s usually home to an unsettling number of spiders that look surprisingly like weightlifters. Because it’s unpleasant, the crawlspace suffers from a severe case of “out of sight, out of mind.” You shut that little access door, walk away, and pretend the space below your subfloor doesn’t exist.

Here is an uncomfortable truth I have to deliver to clients often: Ignoring your crawlspace is like ignoring a cavity. It doesn’t get better on its own; it just gets more expensive and painful to fix.

In a crawlspace, the root of nearly all evil is moisture. A wet crawlspace is an active petri dish trying to consume your house from the bottom up.

If you’ve been blissfully ignoring that damp dungeon beneath your feet, here are a few reasons why you need to grab a flashlight (or better yet, HIRE ME to grab a flashlight) and find out what’s going on down there.

The Stack Effect (Why Your House Smells Like Dirt)

Before we get to the disasters, let’s have a quick science lesson. Your house operates like a giant chimney. Hot air rises and escapes out of your attic. To replace that air, your house sucks in new air from the lowest points—usually the crawlspace.

Building scientists call this the “stack effect.” I call it “inhaling the swamp.” Is your crawlspace damp, moldy, and smelling like a wet dog that rolled in mushrooms? Guess what? That’s the air you are breathing in your living room. 

Up to 50% of the air on your first floor originated in your crawlspace. If that doesn’t gross you out, nothing will.

Problem #1: The Structural Buffet

Your house is likely made of wood. The wood used for framing, joists, and subflooring needs to be dry. When crawlspace humidity gets above 70%, that wood starts absorbing moisture like a sponge.

Do you know what loves damp wood? Rot fungus.

I’ve been in crawlspaces where I could stick my screwdriver handle-deep into a main support beam because it had the consistency of wet cardboard. When wood rots, it loses its structural integrity. This leads to sagging floors, doors that suddenly stick, and cracks in your drywall upstairs. In a worst-case scenario, the whole structure could come tumbling down like a house of cards!

If your kitchen floor has started to feel “bouncy” when you walk across it, it’s not because your home is morphing into a backyard party bounce house. It’s because the joists below are transforming into mulch.

Problem #2: The Pest Party

Water is life. Unfortunately, that applies to pests, too. A dry crawlspace is an inhospitable desert to bugs. A wet crawlspace is an all-inclusive resort.

Termites are attracted to moisture. They don’t just want wood; they want soft, damp wood that’s easy to chew. 

A wet crawlspace is practically rolling out the red carpet for them.

Furthermore, high moisture attracts camel crickets (also known as sprickets). If you’ve never encountered one, they look like a spider and a shrimp had a terrifying baby that jumps directly at your face when startled. They love damp environments. Drying out the crawlspace is the only way to evict them permanently.

Problem #3: The Mold Explosion

Mold is the four-letter word of real estate. Lenders consider mold a major risk to the property’s value and structural integrity, often requiring professional remediation and a clean inspection report before final loan approval. 

Mold needs three things to thrive: food (your wood framing), appropriate temperature (crawlspaces are warm and snuggly), and moisture.

If you have a damp crawlspace, you almost certainly have mold growth. It might look white and fuzzy, or black and patchy on the floor joists. 

Remember the stack effect? Those mold spores don’t stay downstairs. They hitch a ride on rising air currents and enter your living space, potentially aggravating allergies and asthma. If your house has a persistent, musty “old basement” smell that no amount of scented candles can mask, that eau de stank is likely coming from under the house.

Ignorance Is NOT bliss! Stop Ignoring It.

Look, I get it. You don’t want to go down there. It’s gross.

But if you do start to notice musty smells, cupping hardwood floors, high indoor humidity, or a sudden increase in creepy-crawlies, take heed. “Just open the vents in the summer” is actually terrible advice. In humid climates it brings more wet air in to condense on cool surfaces.

So, it’s time to move from “everything is ruined” to “here’s how we save the house.” In the world of home inspections, we generally look at a hierarchy of fixes depending on whether you have a minor dampness issue or a full-blown subterranean swamp.

Here is a breakdown of how to actually dry out the dungeon.

1. The Vapor Barrier (The “Must-Have” Minimum)

Think of a vapor barrier as a raincoat for your crawlspace floor. Even if the ground looks dry, the earth is constantly “exhaling” moisture. A vapor barrier, usually a heavy-duty plastic (polyethylene) sheeting, is laid over the soil to stop that moisture from rising.

• Standard Grade: Most builders throw down a 6-mil plastic sheet. It’s better than nothing, but it’s thin and tears if you so much as look at it funny.
• Pro Grade: We recommend 10-mil to 20-mil reinforced plastic. It’s tough enough to crawl on without ripping, and it stays in place.

2. Diversion and Drainage

If you have actual standing water after a rainstorm, a plastic sheet isn’t the answer. You’ll just have a very expensive indoor swimming pool under your house.

• Gutters and Downspouts: I can’t tell you how many “wet crawlspace” issues are actually just clogged gutter issues. If your downspouts dump water right next to the foundation, gravity will do the rest.
• Sump Pumps: If the water table is high or the terrain forces water toward your house, you need a sump pump. It’s a bucket in the ground with a pump that says, “Not today, water,” and flings it far away from the foundation.

Crawlspace Encapsulation (The Gold Standard)

This is the nuclear option, and it’s arguably the best thing you can do for your home’s health. Instead of just covering the floor, you seal the entire space like a Tupperware container.

What’s involved:

• Sealing the Vents: Close off those foundation vents that allow humid summer air to enter.
• Wall Liners: The heavy plastic doesn’t just sit on the floor; it’s taped and sealed several feet up the foundation walls.
• Insulation: Replacing old, fiberglass “pink stuff” (which acts like a moldy sponge) with rigid foam board on the walls.

Pro Tip: Never encapsulate your crawlspace without addressing drainage first. If you trap water behind your beautiful new plastic liners, you’re just creating a giant, hidden mold bag.

Dedicated Dehumidification

Once the space is sealed, you might need to manage the air. In that case, you can’t just use a $200 dehumidifier from a big-box store; it’ll burn out in six months or sooner trying to keep up. You need a commercial-grade, low-temperature dehumidifier specifically designed for crawlspaces. These units are costly, but they can pull gallons of water out of the air daily and drain automatically so you never have to empty a bucket.

Before you panic and buy a crate of industrial fans, get your crawlspace inspected. Let us brave the spider-gymnasts and assess the moisture levels. Your home’s foundation (and your lungs) will thank you.

Buying Or Selling A Home in WNC?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post Dungeon Down Under: A Wet Crawlspace Can Be Your Home’s Worst Nightmare appeared first on Peter Young Home Inspections.

Considering the recent catastrophic effects of Hurricane Helene on Western North Carolina, it’s likely that a significant number of homes for sale in the area have suffered water damage.

Water damage can be a costly and disruptive problem for homeowners. As a potential home buyer, it’s essential to be vigilant and know how to spot the signs. Here’s a guide to help you identify potential water damage, assess its severity, and make informed decisions about whether to proceed with a home purchase.

Why it matters

Water damage must never be taken lightly. It can lead to a host of issues, including:

Structural Damage: Water can weaken the structural integrity of a home, affecting walls, floors, and foundations.

Mold Growth: Damp conditions create the perfect breeding ground for mold, which can trigger respiratory problems and allergies.

Electrical Hazards: Water damage can compromise electrical systems, leading to short circuits and fire hazards.

Decreased Property Value: Water damage can significantly reduce the value of a property.

Water damage red flags

Water damage can hide in clever ways. Knowing what to look for puts you in the driver’s seat. Here are some signs:

• Visible Water Stains: Look for water stains on ceilings, walls, and floors. These can be discolored patches or streaks. Check for water marks on carpets and upholstery. Inspect basements and crawl spaces for signs of past flooding.
• Musty Odors: A persistent, unpleasant odor, often described as “musty” or “mildew-like,” can indicate hidden water damage. Your nose knows! Use your sense of smell to detect any unusual odors.
• Peeling Paint and Wallpaper: Blistering, peeling, or bubbling paint can be a sign of water damage. Water damage can also cause wallpaper to loosen or discolor.
• Mold Growth: Visible mold growth, often appearing as black, green, or gray patches, is a clear indication of water damage. Look for mold in hidden areas like behind cabinets, under sinks, and in crawl spaces.
• Wood Rot and Decay: Inspect wooden beams, joists, and framing for signs of rot or decay. Look for soft, spongy, or discolored wood.
• Electrical Issues: Be cautious if you notice flickering lights, frequent power outages, or a burning smell. Water damage can compromise electrical wiring, leading to safety hazards.
• Foundation Problems: Cracks in the foundation, uneven floors, or doors that stick can be signs of water damage affecting the foundation.

How to know for sure

When you spot tell-tale signs of water damage, here are some additional steps to take:

• Hire a Professional Inspector: A qualified home inspector can conduct a thorough examination and identify potential water damage issues.
• Ask the Seller Questions: Inquire about any past water damage incidents, repairs, and insurance claims filed.
• Review Property Records: Check property records for any water damage claims or insurance reports.
• Use a Moisture Meter:  A moisture meter can help detect hidden water damage in walls, floors, and ceilings.

Potential solutions for water damage

Does uncovering water damage mean you should walk away from a home purchase? That depends upon the severity of damage. For minor damage, repairs can be negotiated with the seller.

For minor water damage, some common solutions include:

• Drying out affected areas with dehumidifiers and fans.
• Cleaning and disinfecting surfaces to prevent mold growth.
• Replacing damaged materials like drywall, flooring, or insulation.

Severe water damage is far more costly and extensive and may include:

• Structural repairs to address foundation issues or weakened framing.
• Mold remediation to remove and clean up mold-infested areas.
• Electrical system repairs or replacement.
• Complete renovation of affected areas.

To buy or not to buy… That is the question!

Should you walk away? When considering a property with potential water damage, weigh the following factors:

• Severity of the Damage: Evaluate the extent of the damage and the potential costs of repairs.
• Seller’s Willingness to Disclose: A transparent seller who is upfront about the issue may be more willing to negotiate a fair price or make necessary repairs.
• Your Budget and Time Constraints: Consider your financial resources and the time you’re willing to invest in repairs and renovations.
• Long-Term Impact: Assess how water damage might affect the property’s value and your future plans.

If water damage is minor and the seller is willing to make necessary repairs, it may be worthwhile to proceed with the purchase. However, if the damage is severe or the seller is unwilling to address the issue, you might just want to pass on the deal.

By understanding the signs of water damage and taking a proactive approach, you can protect yourself from costly repairs and ensure a sound investment in your future home.

Buying or selling a home in Western North Carolina?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post Unmasking water damage: A buyer’s guide appeared first on Peter Young Home Inspections.

People often ask if a home inspection can kill a real estate deal? The simple answer would be no. An inspection of itself is not the reason deals are called off. However, there are times when the inspector finds serious issues with a house, which can cause negotiations between buyer and seller to break down, and the deal may fall apart.

First, let’s define the role of a home inspector. An inspector is a professional hired by buyers or sellers to carefully inspect a house and inform you of things that may be broken and in need of repair or replacing. When he or she does find issues in a home, the report may recommend seeking out an “expert,” such as a licensed electrician, roofer, plumber, or HVAC specialist for further evaluation or remediation. That’s because most of the time, inspectors are not licensed in these fields.

In most cases, the buyer hires the inspector and pays him to do his job and present his report. There are times when an inspection may uncover serious issues that may cause buyers to walk away from the deal. However, the inspector presents the findings in a neutral fashion, without getting involved in negotiations between the seller and the buyer.

As a home buyer, do you need an inspection? That’s a resounding YES! North Carolina is a “buyer beware” state. As a buyer, it is your responsibility to learn everything you can about a property before signing on the dotted line. When trouble is found, you can request repairs or a discount for the cost of the repairs, but if the seller won’t budge, you have the option of walking away from the deal.

The greater Asheville area is still a hot seller’s market, so negotiation may be off the table for small issues, but major defects are a different matter entirely. Let’s take a peek at some of the discoveries that sometimes derail the sale of a home.

Water damage and mold

Mold forms from damp or even wet conditions. Moisture in the house can come from a leak in the roof or chimney, cracked foundation walls, flooding, failing siding, and more.

Mold in the attic or basement left unchecked can cause problems in the home’s interior.

If you find mold and moisture on the insulation in your attic, make an appointment with a licensed roofing company to find and eliminate the problem at its source. Then you’ll need to consult a mold remediation company to clean it up.

Water and mold in homes may cause some buyers to walk away from the deal.

Major foundation issues

A home’s foundation is the core upon which the structure rests. Major problems with the foundation will likely reveal other issues in the home, such as:

• Uneven floors
• Sticking or tilted doors and windows
• Dampness or water in the basement

Minor cracks in the foundation are normal, since all houses settle over time. However, large cracks can be a cause of concern and require a foundation expert to estimate the potential cost of repair.

Major foundation repairs can range in the tens of thousands of dollars. Discuss solutions with the seller, such as getting them to repair the problem. This may have to be fixed before the deal can go through, because lenders may reject a property with serious foundation issues. If the seller refuses, then the buyer might choose to end the deal.

Roof repair or replacement

A roof is more than just a barrier from the elements. It helps maintain the home’s structural integrity. Instructors will look for loose or missing shingles, soft spots, and signs of water damage. Even relatively new roofs can lose shingles in storms. These are easily replaceable, but rotted wood underneath the shingles can be an expensive fix and may signal the need for complete roof replacement.

Can complete roof replacement be a deal-breaker? That depends. If the roof is shot and needs immediate replacement, some folks will amend their offer, or they might request the seller make the repairs, or they might just walk away from the deal.

Finding asbestos in the home

Older homes may have asbestos, which, when disturbed, can cause a fatal form of lung cancer called mesothelioma. Before being banned in the USA, asbestos could be found in flooring, drywall, attic insulation, siding, and pipe insulation.

The problem occurs if you’re doing renovation and repairs, and the material breaks up and gets into the air (and into your lungs). If you have this in your home and you plan on doing renovations, then you will need to get the material tested and removed by an accredited and reputable environmental contractor. This can be costly (up to $20 per square foot) and may become a deal-breaker.

Polybutylene piping

Polybutylene piping is a type of plastic resin used for indoor plumbing in homes from the late 70s through late 90s. The most common color of “Poly B” was light gray, but there were other colors, such as blue, silver, black, or white, depending upon region and manufacturer.

The main problem with Poly B piping in homes was its susceptibility to degradation and eventual failure over time, resulting in leaks and burst pipes, and causing sometimes catastrophic water damage. 

There are other types of plastic pipes found in homes, but if they are gray and flexible, chances are they are Poly B. Your home inspector should be able to identify them, or may recommend getting a licensed plumber to confirm the findings. Many homes built with Poly B are likely facing the need for replacement with more reliable materials.

Depending upon size, repair costs can range from several thousand dollars to more than $15,000. Discovery of Poly B is, at the very least, a reason for renegotiating a home’s selling price.

Dangerous or outdated electrical system

Two potential sticking points in home deals are aluminum electrical wiring and old-fashioned knob and tube wiring. Aluminum wiring can be trouble, because the connection to outlets, switches, fixtures, and lights can become overheated. Continual heating and cooling can result in loose connections and fires. Many insurance companies will not underwrite homes with aluminum wiring.

Knob and tube wiring lacks a ground wire for safety. An easy way to spot it is all the electrical outlets in the home have only two-prongs.

Electrical repairs and wiring upgrades can be pricey, and some buyers may choose to walk if the seller won’t budge on the price or opt to do the repair.

The need for speed!

If your inspection report reveals serious issues in the home, begin negotiations with the seller immediately, and if you do need to walk away, do it quickly. Your purchase agreement usually contains clauses about a bad inspection report of a low home appraisal. 

Your realtor and attorney can advise you on withdrawing your offer and arranging to get your earnest money returned. Then you’ll be free to find another, more suitable home for your needs.

Buying or selling a home in Western North Carolina?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post Potential home inspection deal-breakers appeared first on Peter Young Home Inspections.

Here’s a novel idea: You’re not buying or selling a house, but you need a home inspection?

You heard correctly. Now you’re probably wondering why you need an Asheville home inspection if you’re not buying or selling. There’s a simple but powerful reason: Your home is a major investment that can build value and provide security over a period of many years. If you want to protect that investment, you must perform upkeep and maintenance on your home and its systems. This is almost a no-brainer.

Where do you begin? Kitchen makeover? Bathroom tiles? New refrigerator? These are things most of us can see at the surface, but there may be hidden perils that only a trained eye will spot. That’s where an experienced home inspector comes in. If you want some reassurance that you’re not in for some expensive, sudden surprises, arrange to have a home inspection. Inspectors will check so much more than most homeowners are capable, including the structural integrity and major systems, to find any problems that may require fixing. 

Additionally, timely home inspections can increase your home’s value. Making sure your home is inspected regularly makes sense both financially and for safety. Don’t wait for an emergency. Schedule an inspection before you start any upkeep or repairs on your home. 

Let’s take a look at some of the hidden perils homeowners might miss.

The shocking truth

Electrical problems are among the most prevalent and dangerous hidden perils in your home. Homeowners may miss the signs until it’s too late.

Some of the most common issues are faulty wiring, overloaded circuits, and even outdated electrical systems, such as those with aluminum wiring or old-fashioned fuses instead of breakers. Any of these could cause risk of shock, electrocution, or even devastating house fires. Home inspectors are trained to identify potential electrical problems.

Older homes may not have enough outlets, which can lead to overloading the existing ones. Overheated wires in walls are serious, hidden fire hazards. Additionally, older homes may contain knob-and-tube wiring, considered unsafe by today’s standards. A competent inspector can identify these problems and suggest fixes, such as replacing old fuse boxes with breaker panels and installing three-pronged grounded circuits throughout the home. Put simply, a qualified inspector can spot potential dangers before disaster strikes.

All wet

Plumbing problems are not to be taken lightly. When it comes to water, even a small leak can lead to big problems if left unattended.

The most frequent issues in homes are pipe leaks, clogged drains, and old, corroded water heaters. Especially water heaters. They may leak slowly at first, but this won’t last. 

Think about it. You have a 50- or 75-gallon cylinder filled with pressurized water that springs a leak. Consider this a wakeup call! If that cylinder cuts loose and spews all that water into your home, the result can be extremely expensive.  But even very small leaks can herald big problems, such as toxic mold growth in your home. 

Old, outdated pipes made from galvanized steel or polybutylene can be a disaster waiting to happen, leading to extensive damage and costly repairs. A professional inspector may be able to identify underlying issues before they become problems.

If your home is on a septic system, ask your inspector to arrange a video septic inspection to rule out impending problems. A backed up septic system can dump raw sewage right into your home. Experts like to say that really stinks!

Breaking the mold!

If you have had any water leaks, mold may be a problem in your home. Mold growth can be hazardous to your health, resulting in allergies, respiratory infections, and even neurological problems.

Your inspector can help spot problem areas in your home and possible moisture sources that exacerbate mold growth.

If your home has a musty smell and you suffer from chronic respiratory issues, ask your inspector to arrange for a mold inspection. In the meantime, be sure you have adequate ventilation, and use dehumidifiers if necessary. If a professional mold inspection reveals a significant problem, you will have to call in mold professionals to make your indoor air safe for breathing.

While we’re on the subject of safe indoor air, be sure to ask your home inspector to check for sources of potential carbon monoxide in your home, such as malfunctioning gas heaters, ovens, or dryers. Also be sure to have carbon monoxide detectors in your home, and check them regularly.

We’ve covered the hidden perils in your home. While your inspector is there, he or she will check your appliances, doors, windows, grading, and more to ensure your home is safe and ship shape.

So don’t wait for trouble or until you’re buying or selling. Schedule a home inspection as a blueprint for regular maintenance of your most important investment. The cost of that inspection is great insurance against unexpected, costly repairs.

Buying or selling a home?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post Don’t wait until buying or selling; Get your home inspected before beginning upkeep or maintenance appeared first on Peter Young Home Inspections.

Home inspection is a must for home buyers before signing closing papers. Reliable inspection results can mean the difference between finding the home of your dreams or walking away from a money-pit nightmare. Some folks think they can skip inspection to hurry things along. A word to the wise: DON’T! A home inspection can uncover a home’s real value. It may reveal costly, needed repairs that detract from a that value or even call off the deal. Also, an inspection report can give you leverage to negotiate for a lower price on a home that’s facing serious repairs.

What should you be looking for in a home inspection report? Inspections may uncover small defects or dangerous and costly problems. Some call them red flags or deal-breakers. Let’s take a look at some of the more serious issues an inspection may reveal, beginning with a home’s exterior.

Start at the bottom

Let’s start with the foundation. This is the supporting structure for the entire house. Trouble with the foundation isn’t easy to fix, and it’s usually expensive to repair.

Uneven areas, sunken areas, or major cracks in the wall are telltale signs that the foundation is shifting.

Other signs are misaligned or sticking windows or doors, gaps between walls and windows or doors, sagging or slanted floors, or the musty smell of mold in the basement or floor space.

Click here for a look at foundation problems and potential repair costs.

Up on the roof

Roof problems can be serious dealbreakers. Depending on the size of the home and the type of roof, replacement can cost between $6,500 and $11,000 on small to average sized homes, or even as high as $80,000 on a supersized mansion. An inspector will assess the condition of the roof. Does it look well-maintained? Are there damaged or missing shingles or flattened spots where water pools?

Some homeowners may attempt to save money by doing roof replacement themselves. We don’t recommend that unless you have the know-how and are experienced working with power tools on a ladder or on a slope. You might save between $2 and $7 a foot on professional labor, but if you do it wrong, you could end up with serious damage to the roof, the attic, the eaves, and framing, even resulting in mold, water damage, and structural problems.

Check out this article on roof replacement costs.

Those darn pests!

Wood-destroying insects can wreak havoc on a home. For example, if poorly-installed support beams are in direct contact with the ground, termites may be gnawing away at posts that support floors or decks.

Not counting the cost of termite extermination, repairing termite damage can be an expensive affair. Costs range from $600 to $3,000, with a national average of $1,800.

Doors and windows

Doors and windows should open and close smoothly, but more importantly, they should seal tightly and keep the elements out to avoid costly energy bills, keep pests outside, and protect the home from water damage. Defective or worn-out doors and windows are replaceable, but the work can be costly. Much of the time the whole door frame needs to be removed and refitted, leading to stucco or siding repair and painting. Also, if a door is rotting out, that may be a sign of water damage, which can be another costly repair.

In the gutter

Damaged or non-functioning gutters can lead to serious water damage on your roof, eaves, walls, and even a home’s foundation. Gutters should be properly connected to the roof with no evidence of leaks, and water should flow AWAY from the home’s foundation.

Again, depending upon the size of your roof, you can expect to pay from $600 to $8,000, with an average of $2,000 for popular materials. If you need to replace old gutters, add in about $200 to tear down and dispose of the old ones.

Click here to learn more about gutters and costs.

Next we’ll look at some potential red flags inside the house.

Electrical issues

These can be serious inspection red flags. Many homes built between 1965 and 1972 were wired with aluminum instead of copper. Aluminum wiring can be a fire hazard. The U.S. Consumer Product Safety Commission (CPSC) reports that homes with aluminum wiring are 55 times more likely to have “fire hazard conditions” than homes wired with copper.

Replacing a home’s wiring can be a costly endeavor. Depending on the size of your home, the total tab can run as high as $30,000 or more. However, failing to address rewiring can be even costlier in the long run, especially in the event of a fire.

Insulation and asbestos

You might think asbestos problems are so yesterday, but you’d be surprised how common it is in homes built prior to 1980. It may even be found in some popcorn ceilings (remember those?).

Removal requires expensive, professional assistance. Asbestos is a dangerous carcinogen to your lungs, so never attempt to remove it yourself.

Many older houses have poor or practically non-existent insulation. Without costly remediation, the owners of these homes can look forward to many years of high heating and cooling bills.

The pipes, the pipes are calling

Some plumbing issues have easy fixes, like replacing the flapper on a toilet or fixing a leaky faucet. What about replacing pipes that are uninsulated and burst in freezing temperatures? That will set you back some! Don’t overlook lead pipes, banned in the US in 1986, but are found fairly often in homes built prior to that.

Replacing a home’s pipes will thin your wallet! To replace the plumbing in an existing structure, expect to pay between $50 and $200 per hour for labor plus the cost of materials. A typical 2,000-square-foot home averages between $3,000 and $16,000.

Find out more about pipe replacement costs.

Before you buy a home, we advise getting a video septic or sewer inspection, and be sure to scope the pipes that lead from the house to spot problems like tree roots breaking through pipes or clogged spots where water can’t drain properly.

Appliances

Outdated ovens, dishwashers, or refrigerators are not serious issues, especially in hot sellers’ markets. But watch out for trouble with furnaces, boilers, HVAC systems and water heaters. They can be very costly to replace. And if these are poorly-maintained gas appliances, they can emit lethal doses of carbon monoxide.

Mold

Mold and water leaks are common companions. Neither condition is desirable Some molds are relatively harmless and can be fixed fairly simply. However, keep in mind that if you don’t fix the water problem, mold will return soon enough. Other types of mold are known to cause serious respiratory issues, particularly for folks with asthma or allergies.

Mold must be addressed before you move into a home, and if the problem is widespread in areas of the house, then it may be time for some negotiating the contract.

Some say there are few problems revealed by inspection that are insurmountable, but some of the ones we discussed above might be dealbreakers or, at the very least, catalysts for some serious price negotiations.

Buying or selling a home?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post Home inspection “red flags” appeared first on Peter Young Home Inspections.

In our homes we rely on water in so many ways, such as baths and showers, dishwashers, washing machines, watering our lawns and plants, and more. Putting it simply, water is your friend. Until it isn’t!

When water sneaks out of where it should be, it can very quickly become your enemy, wreaking costly damage to your floors, foundation, and furnishings. Can it happen to you? It sure can! A majority of homes will spring a water leak. Some will be minor, but others can be devastating to both your home and your wallet. The worst part? Not all water leaks are obvious. You may not know about a leak until it has done serious damage. That’s why it’s crucial for you, the homeowner, to learn how to find water leaks before they do much damage. Here are some tips and tricks for finding leaks.

Check your bill

If you are on a municipal water system, you receive a monthly water bill. 

Generally, there’s not much variation in your water bill. However, if you are watering your lawn and garden a lot in the summer, your bill may increase by as much as 40%.

The average family of four uses no more than 12,000 gallons a month, according to the EPA. If you’re using much higher amounts, you probably have a leak somewhere. You’d be surprised how quickly it all adds up. A leaky faucet with a steady drip can waste nearly 10,000 gallons a year! That’s the equivalent of washing 300 loads of laundry, and it can add up to 30% to your water bill. 

If you are on a well, you won’t be getting a water bill, but that doesn’t mean you’re not wasting hard-earned cash. Your well pump is using electricity to pull that water up from the ground, and a steady leak can raise your power bill. Leaky faucets, shower heads, and hoses can increase the demand on your well pump as much as two to three gallons per minute. That can increase pump demand by more than 4,000 gallons over a 24-hour period. That means your electric bill is racking up all that extra demand.

Become a do-it-yourself water meter reader

Again, this only works if your home is connected to a municipal water supply. In colder climates, the water meter may be located underneath a small, manhole-style cover near the street. In warmer areas it may be located on the side or back of your home where the water supply enters. Here’s the recipe for using the meter to check for leaks:

1. Turn off all faucets in your home, and be sure the dishwasher and washing machine are not in use.
2. Check the water meter and write down the numbers.
3. Wait one hour.
4. Check the meter again. If the numbers have gotten higher, there’s a leak somewhere in your system.
5. Now you must determine if the leak is inside or outside your home. Find the main shutoff valve in your home. This may be in a basement or utility room where the main water supply pipe enters your home. Turn off the shutoff valve, and then check a few faucets to be sure the water has stopped.
6. Now check the water meter again, and write down the numbers. 
7. Wait another hour. 
8. Check the meter again. If the numbers haven’t changed, the leak is somewhere inside your home. If the numbers have changed the leak is in the water line that runs underground to your house. Call your water company and report the situation.

The green, green grass of home

Is there an area on your lawn where the grass is greener and grows faster than the rest of your yard? You might have a leaking water line underneath that area. If that part of the yard is always wet and squishy, you can be sure there’s a leaky pipe under there. If you’re not comfortable dealing with it yourself, call in a professional.

Take a look under the hood

If your meter test indicated a leak, or if your electric bill seems to be creeping up, it’s time to check the obvious places where leaks can spring. Look in the cabinets under all your sinks, and make sure they are dry. Next, check around tubs, showers, and toilet for signs of leaks, and then check below your water heater, washing machine, and dishwasher for small puddles or water stains. If you find puddles, shut off the water supply to the appliance and call in a plumber.

Time to dye!

If you hear trickling noises from your toilet tank, it probably means flapper has become brittle, and water is leaking into the bowl. This can waste upward of 200 gallons of water a day, and raise you water bill a few hundred dollars within a year.

Don’t hear anything? The leak may be too small for your ears to detect. Here’s how to tell if your flapper has a trickle. Get a bottle of red food coloring and put a few drops into the tank of all your toilets. Wait five minutes. If you see red in the bowl, it’s time to replace your flapper. This is an easy, do-it-yourself job. Or call a plumber if you’re not comfortable tinkering around in your toilet tank.

Click here to see a Home Depot video on toilet flapper replacement.

Become a leak detective

Some leaks are obvious, such as finding water leaking underneath your kitchen sink. Unfortunately, many can be stealth leaks, which might go unnoticed until they cause serious damage to your home. 

Here are some things to notice:

• A dripping noise. If you hear a dripping sound inside walls, that’s a strong indicator that you have a problem. However, some leaks are silent but deadly, such as water oozing down along a wall stud. 
• Wall or baseboard discoloration. Water might be leaking behind the drywall and soaking through, or it could be collecting at the bottom of baseboards.
• Bubbling paint or wallpaper. If the wall board is wet, paint or wallpaper my have trouble adhering to the wall. If this is accompanied by a bulge in the wall, chances are this has been going on for a long time. The damage is more extensive and that section of wall board will need to be removed and replaced after the leak is fixed.
• Musty odors. An unchecked leak is an ideal breeding ground for mold. Sometimes you may see black blotches on your side of the wall, but many times the mold is growing out of sight behind the wall. Don’t ignore musty odors. They are a warning sign of what could be a serious and costly problem.

This may be alarming!

When it comes to leaks, early detection is your best insurance policy. Some areas are just “leak magnets.” You can install Zircon Electronic Leak Detectors in those areas. 

Put them in cabinets under sinks, near your water heater, and close to water pipes that lead to exterior faucets that might burst during cold winter months. A shrill alarm will alert you to the slightest amount of water, giving you time to shut off the water supply and make repairs before serious damage occurs to your home. 

In conclusion, always take water leaks seriously, and stop them before they do serious damage to your home.

Buying or selling a home in or near Asheville?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment online.

The post Water is your friend. Until it isn’t! appeared first on Peter Young Home Inspections.

Have you ever experienced being so familiar with something that you start to overlook it? That happens to a lot of homeowners. They overlook things that should not be neglected. This can be a problem when it’s time to sell your home. The sale is contingent upon a favorable home inspection, and here’s the bottom line: The home inspector has a trained eye. He or she will catch all those things you may be missing. Here are some things inspectors routinely find.

Things are looking up!

The importance of a home’s roof cannot be emphasized enough. A leaky roof is never a localized problem if left unrepaired. Water will find its way in, and will travel downward, resulting in damage to ceilings, walls, even to floors. Inspectors will check a home’s interior for signs of water damage, such as stained ceilings and walls, or sagging areas on ceilings.

While most home inspectors do not take a stroll across your roof, they may take a look from a ladder, using binoculars to see further away. This type of visual inspection can may catch popped nails or torn or mold-damaged shingles, but won’t usually reveal hidden leaks. Some inspectors use drone operated cameras, which fly over your roof and make high-res digital recordings of its entire surface. Since inspectors go up in attics, they may see points of light coming through the roof. If these are not from ridge vents or turbines, they likely indicate trouble. If light can get through, so can water!

Your inspector can tell by the roof’s condition if it is coming near to “end of life.” Roof replacements are costly affairs, so a poor roof report might be a real sticking point in a home sale.

Blowing hot and cold

As temperatures are heating up across the country, your home’s HVAC system is more crucial than ever. When inspectors look at a home’s HVAC system, they might find several issues. The most common is a very easy fix – dirty or clogged filters. Your filter cleans the air as your HVAC system is working. When filters become clogged, they block the airflow, which can cause damage to the system’s heating and cooling functions.

The easy fix? Change the filter regularly. Check it every 30 days for signs of dirt and dust. Change it at least every 90 days. The longer it sits, the more dust, dirt, and allergens will accumulate in your home. 

Up in the attic, the inspector may find cracks or breaks in the ductwork. In some cases, support straps come loose and ducts may become partially disconnected. Cracked or broken duct connections waste power and money, since heated or cooled air is venting into the attic rather than living spaces. 

Another problem is old or poorly maintained systems. This can cause less than stellar performance as well as health and safety issues. Gas appliances need functioning exhaust systems to vent harmful gases to the outside. Cracks or breaks in heat exchangers can cause gases to leak back into the house. 

Keep in mind that HVAC systems are constructed of complex electronic and mechanical parts that are subject to wear and tear. Your inspector will assess the current condition of the HVAC system by running it through a heating or cooling cycle, and may be able to speculate on the remaining life of the unit. However, these are assessments are limited in scope. There are no guarantees the unit will not fail sooner than later.

Sneaky appliances

Home inspectors check out all major, built-in appliances, such as the stove, refrigerator, dishwasher, garbage disposal, washer, and dryer. Smaller appliances, like toaster ovens and microwaves aren’t inspected.

Appliances can be sneaky. Just because they work when the inspector is there, that doesn’t mean they will continue to do so. Stovetop burners can fail, as can oven heating elements.

•  Ovens that don’t get hot
•  Non-functioning range burners
•  Refrigerators and freezers not cooling properly
•  Unvented range hoods
•  Broken ice makers
•  Defective garbage disposals
•  Washers that don’t spin
•  Dryers that don’t heat up
•  Lint-clogged dryer vents

Depending on the age of the appliances, the inspector may advise on repair or replacement.

Making the grade

This one is quite simple. The land around a house should slope gradually away from the home.

When it slopes toward a house it can affect the foundation and cause water to collect in basements and crawl spaces.

Think mold! And that’s never a good thing.

Hiding something?

Home inspectors are like Sherlock Holmes when assessing the specter of hidden problems. What’s under a floor covering remains a mystery to the untrained eye. Inspectors don’t pull up carpets or wood flooring to see what lies beneath, but they look for telltale signs of trouble. A soft or sagging area on the floor indicates trouble below. Uneven, washboard-appearing wood flooring might indicate a wet crawlspace underneath.

Stains on the carpet or baseboards could indicate recurring moisture problems. 
This is why hiring an experienced home inspection sleuth is critical. You never know what a home may be hiding, but a good home inspector is trained to find out.

Buying or selling a home?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post These common home inspection issues can’t elude an inspector’s eye appeared first on Peter Young Home Inspections.

Everyone knows that you need to get a thorough, professional home inspection before purchasing a home. Sometimes it’s all smooth sailing, but there are times when inspectors zero in on serious issues. Are these issues “deal breakers?” That depends on how serious (and expensive) they are, but it also can depend upon the direction of the real estate market at the time.

In areas where there’s a glut of homes, buyers have a lot of leeway in demanding that sellers make fixes before the sale. However, in a hot sellers’ market like Western North Carolina is in currently, sellers know that buyers can’t be too choosy and are more reluctant to agree to expensive fixes. But there are some issues that need to be fixed before lenders will agree to finance the property. Let’s look at some of the more serious issues that may arise in a home inspection.

Foundation issues

Nearly all houses have some kind of “settling.” Over time, a home’s weight causes it to settle into the ground. This can create hairline cracks in the basement or even in walls. Most of these small cracks are not significant, but larger cracks can indicate a serious problem. 

For example, a quarter inch crevasse traversing a basement wall from floor to ceiling might indicate a serious problem. A house supported on concrete blocks is an accident waiting to happen. Likewise with slanted floors. If the house has settled too much, it may result in structural weakness. If cracks are large, the inspector may recommend a structural engineer to decide whether they are dangerous. If the home has serious structural issues, this is likely to be very expensive, and until it is fixed, banks may not offer financing on the structure.

Water damage

When there is standing water in the basement or evidence of water stains elsewhere in a house, inspectors hear alarm bells. While a small water stain on the ceiling may look like a simple fix, it could be evidence of a wider problem. Water works its way downward, so a stain in the basement might be caused by a leak in the roof. 

The trouble could be the roof or skylights, drain tile cracks, or a serious issue with the home’s plumbing system. The cause should be determined before buying the home. Water intrusion in a home can lead to another serious issue, and that is mold.

Black mold

It’s not unusual to find surface mold in poorly ventilated bathrooms, but black mold in a basement or crawl space is a far more serious issue. Black mold can cause allergies, asthma, and other serious health issues. If mold is widespread, the cost of remediation can be very expensive.

First you must bear the cost of removal, and then the added costs of making sure it doesn’t return. Serious mold issues might be due to foundation cracks allowing water to seep in, or it could be caused by roof leaks or plumbing failures. Any of those three causes require expensive fixes.

Antiquated or faulty electrical systems

Pre-1960 homes may have an antiquated “knob and tube” electrical system. In most areas, those systems don’t meet local codes, which means the home’s entire electrical system will have to be replaced. In some cases, walls may have to come down in order to do the wiring repairs.

Speaking of wiring, old wiring may be a serious fire hazard, and replacing it can set you back many thousands of dollars. Then there’s aluminum wiring, which was discontinued in Western North Carolina after 1974. Aluminum wires can overheat, resulting in fire damage. If a home is found to have aluminum wiring, it will need to be replaced.

Vermin infestations

There are vermin, and then there are vermin! It’s not too serious if an inspector finds some evidence that there were mice in the home. Most homes will host mice from time to time, and the owner can put out traps or even get a few cats to remedy the situation.

Termites are another story entirely. Termites show up when moisture gets into wood in your home, and they can literally eat you out of house and home, as the saying goes.

Getting rid of them can be difficult and very costly. First you must kill them, then you must replace the wood they destroyed, and finally you must keep an eye on the area to be sure they don’t come back. Small areas can be spot treated, but larger infestations may require tenting the house, and this is a costly endeavor.

Inspectors may find other pests, such as squirrels, bats, and raccoons. They will need to be removed by professionals, and then their means of entry must be sealed up. This requires some repair, but is far less of an issue than termites.

These are some of the more serious issues home inspectors find. Are they deal breakers? They can be. If they prevent lenders from financing the property, they will have to be fixed, but in a hot sellers’ market it may be more difficult to get sellers to make these repairs. However, as most realtors will tell you, “Everything is negotiable.” It’s always an issue of what each side is willing to compromise to make the deal happen.

Buying or selling a home?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post Serious home inspection issues could impact closings appeared first on Peter Young Home Inspections.

A common question that customers ask home inspectors is, “What is included in a home inspection?” Home inspections are essential to the process of buying and selling homes. Financing may hinge upon the findings and subsequent remediation of issues that may be found during inspections. If you’re in the market as a buyer or seller, a home inspection will soon be on your agenda.

Here in part 2, we’ll take a look at:

• Basements/crawlspaces 
• Heating and cooling 
• Fireplaces/stoves 
• Plumbing 
• Electrical
• Interior doors and windows

Look out below!

Not all homes have basements. Some have crawlspaces, and some are built on slabs. A lot of basements are dimly-lit spaces with bare concrete or block walls – places to house the water heater, furnace, electrical panel, or HVAC system. For a home inspector, basements are a great vantage point from which to gain valuable insights into the overall health of your home. From visible cracks in the foundation, to water stains, to telltale signs of pest invasion, a basement tells a story to an inspector’s trained eyes. 

Then there are “finished basements,” with all the amenities, that serve as recreation rooms, home office space, or even separate guest quarters. Since these have finished walls and floor coverings, they can hide issues from the inspector. Still, there are signs, such as a musty smell or dampness, that signal the picture isn’t as rosy as it may appear.

Your inspector checks the foundation for cracks in the walls and floor, and gaps in the fitting of doors and windows. Another sign of foundation damage can be seen outside the basement in uneven ceilings and roof structures.
Unfinished basements can reveal excess moisture and signs of leaks. The inspector looks for leaking pipes, water seepage through windows or wall cracks, and telltale evidence of past flooding and water damage. If the basement ceiling is the subfloor for the level above, the inspector will check for structural integrity and the condition of the insulation. If the insulation is hanging loose and damp, there is a problem with excess moisture, which can penetrate the home.
Basements with water issues or poor air circulation can negatively affect air quality in the rest of the home. The two major issues are the presence of mold from excess moisture and the presence of radon gas in the ground or water supply. Moist, leaky basements usually signal the arrival of pests, such as insects or rodents, which can be potential health hazards.

What’s crawling around down there?
Your crawlspace should be safe and clean. Your inspector must be able to enter safely to check for:

• Foundation cracks
• Moisture and mold
• Wiring problems
• Framing issues
• Insect and vermin infestations
• Ventilation
• Vapor barriers
• Asbestos or other hazardous materials

The first important step in a crawlspace inspection is that the inspector needs to be able to enter safely. Assuming the entry is large enough to pass through, the inspector will first look inside to see if there are exposed construction materials, exposed nails, unprotected electrical wires, standing water, or a strong smell of mold. If these are present, the inspector will not go inside, and the crawlspace will not pass inspection.
Failing a crawlspace inspection is not a Shakespearean tragedy. Chances are good your inspector can make recommendations to remedy the situation.

Can your home FAIL an inspection?
The short answer is NO. However, poor inspection reports may be reasons for axing the deal or renegotiating price. See our blog on this topic for more information.

Blowing hot and cold

Your home inspection will include a check of the HVAC system. HVAC stands for heating, ventilation, and air conditioning. The system includes the integrated components of the home’s heating and air conditioning system, including main units, air handlers, pipes, ducts, electrical components, and central thermostat. It keeps your home warm in winter and cool in summer, and it also regulates indoor air quality and removes excess moisture through a cycle of inside-outside air circulation.

Home inspectors will check the overall condition of the HVAC system, but they can only inspect what they can see. This includes what can be seen in crawlspaces and attics, such as ducts and vents. Some elements are hidden in walls or under floors, such as pipes and electrical components.

Things that are invisible to the inspector are not included in the inspection. That being said, an experienced inspector knows how to spot signs of potential hidden defects. He may use a moisture detector to pinpoint dampness. Considering the cost of HVAC repair or replacement, it is worth the price to hire an experienced inspector for peace of mind. 

Your HVAC system requires regular maintenance. Click here for a handy month by month guide to HVAC maintenance.

Fireplaces and wood stoves

For many people, winter means it’s time to light the fireplace or woodburning stove. Your HVAC system may keep your home at a steady temperature, but nothing warms your bones on a cold night like a bright, crackling wood fire.

Woodburning appliances must not be taken lightly. My Chimney reports more than 20,000 chimney fires in the U.S. each year. Some are not apparent until an inspector finds the blackened evidence. Others burn so hot that they take out part or all of the home in a fiery blaze. If that’s not bad enough, there’s always the risk of carbon monoxide poisoning. That’s why it’s good to have an inspector check out the appliance and chimney before you buy a home, and that’s why we call in the services of a chimney specialist if your home requires a stove, fireplace, or chimney inspection.

If the stove or fireplace is used regularly, it should be visually inspected and cleaned each fall before fire season sets in. Chimney and stove pipe brush kits available at home stores, but if you’re not comfortable on a ladder or on the roof, then you’d be better off calling in a chimney sweep each fall before winter sets in.

The pipes, the pipes…

What does a home inspector look for in a home’s plumbing system? Generally, the inspector will check all sinks, toilets, bathtubs, showers, and outdoor spigots to ensure they are working properly. This also includes installed systems throughout the house. This means anything attached to the home that would require tools for removal, such as a sump pump for removing moisture from the basement.

The inspector checks for leaks or evidence of leaks. A seasoned inspector knows exactly where to look on floors, along the foundation, and on basement walls. Leaking water may indicate that pipes require repair or replacement before they cause water damage to foundations, floors, and ceilings.

I’ve got the power!

Another area of inspection is the home’s electrical system. Once again, the inspector can only check what can be seen. Wiring problems behind walls can be overlooked, however the inspector may find electrical issues in attics, basements, or crawlspaces, such as exposed wires or improper junctions.

The inspector will visit each room and turn on all lights and electrical fixtures. He or she may do a tactile inspection of wall outlets and receptacle plates to ensure they are not warm to the touch. Finally, the inspector will check the main breaker panel to ensure there are no overloaded breakers or faulty connections.  Some older homes still have fuses, rather than breaker panels. If the fuse box is very old, the inspector may recommend that the system be checked by a licensed electrician for safety and peace of mind.

Windows and doors

On the interior side of windows, the inspector will determine if the thermal seal is broken (the glass is going cloudy or there is moisture between the panes). Windows should operate smoothly and not fall when let go, and they should lock securely. There should be no cracked or broken panes, water staining of the wood, and the windows should be painted or stained to protect the wood. Weather stripping around doors and windows must be intact and in place securely.

As you can see, a home inspection is serious business! Without a favorable inspection, a buyer may not be able to secure financing and insurance.

Buying or selling a home?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click the link below to make an appointment.

The post What’s in a home inspection? Part 2 appeared first on Peter Young Home Inspections.

Here’s something you probably didn’t know. Large numbers of Americans live in “old” houses. More than 38% of all homes in the US were built before 1970, according to Eye on Housing. In fact, only 19% of owner-occupied homes were built after 2000, and a mere 3% were built after 2010. Generally, homes built after 1990 are considered newer, while homes built prior to 1920 are designated old or antique. 

Many people think of older homes as having better materials and workmanship than newer (or new) construction. This is not always true. Even when it is, older homes may show issues of wear and tear, deteriorating conditions, and obsolete systems. With this in mind, let’s take a look at some common dangers that may lurk in older homes, especially if you are thinking of purchasing one.

Out, out damp spot!

Moisture has a way of finding its way through the walls, roof, or below the ground level of houses. While this can occur in houses of all ages, older homes that have lacked proper maintenance are especially susceptible to penetrating dampness. Some known culprits for dampness are missing or damaged roof tiles or shingles, deteriorating or poorly sealed flashing, leaking or damaged rain gutters, gaps in doors and windows, foundation cracks, and damaged or deteriorating siding. Also, brick and stone work can deteriorate with age, and become more porous and susceptible to frost or storm damage.  Water stains on ceilings or interior walls is a sure sign of penetrating dampness. If not repaired, water continues to enter, especially during heavy rainfall. Droplets of water on walls or ceilings is another bad sign. Damp areas are cooler than the surrounding wall, and condensation forms on the surface. Depending upon the cause of water intrusion, repairs can be costly, such as putting on a new roof, repairing the foundation, or replacing exterior siding. If the dampness is not resolved, it can lead to our next hidden danger. 

Breaking the mold 

Always check an older home for signs of previous water damage. If the underlying cause was fixed, but the areas were never properly dried, mold is likely to be present. In the presence of moisture, organic material, warmth, and oxygen, mold can sprout quickly and rapidly spread. How serious is mold? According to the  Centers for Disease Control (CDC) the Institute of Medicine (IOM) found “sufficient evidence to link indoor mold exposure with upper respiratory tract symptoms, cough, and wheeze in otherwise healthy people; with asthma symptoms in people with asthma; and with hypersensitivity pneumonitis in individuals susceptible to that immune-mediated condition.” Small patches of mold can be cured with a spray-on mold remover. Larger infestations will require the services of a professional to eliminate. Keep in mind that the mold you see may be just the tip of the iceberg. Ask your home inspector to check for more serious signs of mold.

Get the lead out! 

Older homes can be dazzling with ornate doors and intricate windows. However, these charming features may harbor a potential danger: lead paint. Homes prior to the 1970s likely contain lead in some of these original features. Until the mid-60s, lead paint was commonly used on windows, doors, and other woodwork. In some cases, lead paint may be buried under layers of subsequent paint jobs. If undisturbed it poses no problem, but if you intend to sand or strip and repaint wood features, it’s best to err on the side of caution and consult a professional. 

When lead paint begins to deteriorate, it can release dust which can cause serious health issues if inhaled, such as kidney, nerve and brain damage, and infertility. That’s why if lead paint is suspected, it must be removed by professionals. One way of recognizing lead paint is by its unique pattern of deterioration. While other paints peel as they age, lead paint cracks in very distinct rectangle patterns. If you’re unsure if paint in your home contains lead, call your home inspector for a professional evaluation. Home buyers must receive notice of possible lead paint, and contracts can be contingent on a successful lead inspection.      

Find EPA lead paint guidelines here.

Asbestos 

Homes built prior to 1970 are more likely to have asbestos. Asbestos can be found in insulating materials, roof shingles, ceiling and floor tiles, and around furnaces and boilers, where fire resistance is desired. 

Why is asbestos dangerous? If asbestos is sitting intact and dormant it doesn’t pose much risk. However, when disturbed, asbestos fibers are release into the air. When inhaled they can cause serious respiratory illnesses and even a serious, fatal form of cancer called Mesothelioma.   

If you are renovating your home and you suspect asbestos-containing materials, or you have disturbed asbestos during your work, then stop work immediately, and call the appropriate state agency for guidance.  

Click here for North Carolina asbestos abatement guidelines and resources.

A shocking situation 

Odds are that the electrical system in an older home is just as old as the home itself. Old electrical systems and wiring may include hidden dangers. Many homes built prior to the mid-70s have two-prong, ungrounded electrical outlets. In 1969 Underwriters Laboratories mandated three-prong plugs on major appliances for safety. Trouble is, only half of the receptacles in US homes were three-prong at that time. Wiring in most homes did not include a grounding wire. Ungrounded systems increase the risk of electrical shock in the event of circuit failures.   

Unfortunately, in a significant number of homes, three-prong outlets were installed without a grounding wire being added. Without the grounding wire, a three-prong receptacle is no safer than a two-prong. That’s why it’s important for your inspector to check all the home’s receptacles to know what is really there. 

Another potential problem in older homes is aluminum wiring. Copper wiring is safer and far less flammable. Aluminum wire is 50% more likely to cause a fire due to its high operating temperature. Faulty and aging wiring is one of the main causes of fires in homes.  See our May 2020 blog on home fire safety for more information. Damaged plugs, sockets and frayed cables can cause shocks, deadly electrocution, burns, and devastating home fires. These are some warning signs of a faulty electrical system:

• Dim or flickering lights
• Electrical interference (static) on your television
• Frequent circuit breaker tripping
• Sparks or sizzling sounds from sockets
• Acrid burning smells
• Warm or hot switches or sockets

If you notice any of these signs, call an electrician immediately.  If you’re not sure about the age of your electrical system, make an appointment with your home inspector. In fact, it’s a good idea to have your home’s electrical system inspected every ten years. Electricity must not be taken lightly. It can kill you or destroy your home.

It’s a gas gas gas! 

Electricity is not the only potential killer lurking in an older home. Carbon monoxide gas is known as the “silent killer,” because it is odorless, tasteless, and colorless, and it can smack you with a fatal dose without you even being aware of it. Caused by incomplete burning of carbon-based fuels, carbon monoxide may be an issue in older homes if the furnace or other oil or gas burning heaters have been neglected and allowed to deteriorate. Low-level exposure to carbon monoxide can cause flu-like symptoms that ease off when you’re away from the property. These can include:

• Headaches
• Dizziness
• Nausea and vomiting
• Tiredness and confusion
• Stomach pain
• Difficulty breathing / shortness of breath

Higher levels of exposure are more serious, and may cause these symptoms:

• Loss of physical coordination
• Increased heart rate
• Chest pains
• Changes in behavior/mental impairment
• Vertigo
• Seizures
• Loss of consciousness
• Death

The best way to keep yourself and your family safe is to install carbon monoxide detectors in your home. Install one in the room where a carbon burning device is being used, and install them in main living areas, such as outside bedrooms. If your carbon monoxide detector is ever triggered, get out of the house immediately and call your gas company from a safe distance.  

Don’t let these potential dangers scare you away. Older homes have their charm. As the saying goes, forewarned is forearmed. When your inspector knows what to look for, you can buy that older home with confidence.

Call Peter Young Home Inspections 

Buying or selling a home? Never sign any contract without first getting a home inspection!  Call Asheville Home Inspector Peter Young, 828-808-4980, or click here to make an appointment today.

The post Hidden dangers may lurk in older homes appeared first on Peter Young Home Inspections.