Knox Inspection Services, Inc.
1410 South Terrace
[1 block west
of 15th and Lewis]
Toll Free: 800.875.5474
How are the heat exchangers in the furnaces inspected?
Between 0% to 20%,
depending upon efficiency rating, of a forced air gas furnace heat exchanger
can be visually examined. A deteriorating heat exchanger will often
exhibit accumulated particles of rust in the burner compartment and flame
distortion when the furnace blower is activated. A Carbon Monoxide
test is not usually performed because they can be unreliable during certain
temperature conditions. If there is any mention of the heat exchanger in
your inspection report get it serviced before closing! Heat exchangers
are not implied to be free of defects. The temperature extremes make
heat exchangers unpredictable.
Does the Inspector walk on the roof surface?
One story homes with
composition shingles and a 3-12 slope, with a safe location to set the
ladder usually get walked upon. Otherwise, probably not. If
however, the Customer wants the roof inspected from the top we will be
sure the roof surfaces are Inspected from the top. There may be an
additional fee if two story ladders or special equipment is required.
Roof surfaces on two story properties, covered with precipitation, with
wood or metal shingles, or with a steep slope, may be inspected only from
the ground with the aid of binoculars to avoid damage to the roof surface,
and risk to the Inspector. Standing on a ladder at the eaves using
a pair of binoculars brings the roof surface visually to within 5 feet.
(just like standing on it.) It is important for the Customer to inform
the Inspector of any disclosures regarding the roof surface. An "acceptable"
rating of the roof, or opinion of the number of surface layers is not necessarily
accurate. The Homeowners insurance company must be consulted for
How do you check for past moisture infiltration into the sub-slab air ducts,
basement, or crawl space?
A history past moisture
infiltration into sub-grade areas, such as basements, crawl spaces, or
air ducts is often difficult to identify if it has been infrequent.
The Inspector when using a mirror and flashlight, can se only 10% of the
sub-slab air ducts and consistently recommends a Video camera inspection
to view the full duct system. A strong flashlight is all that is
usually necessary in other locations. Deterioration, stains, mineral
residue, high water lines, rust, mud or water marks, are all evidence of
past moisture infiltration. Only the property owner knows the frequency
of the problem (if any). The Inspection offers no assurance that
the crawl space, air ducts, or basement, has not in the past, or will not
in the future, suffer from moisture infiltration which may result in conditions
of high humidity and mold growth requiring substantial repair or improvements.
A video camera Inspection is the only way to be sure the air ducts are
Why is there a lot of talk about foundation stabilization?
have clay soils which change by expanding and contracting with fluctuations
in moisture content. The Inspector/Engineer examines for movement
in the visible portions of the home to determine if foundation activity
has affected the overall structural integrity of the home. Some movement
evidenced by cracks and gaps is quite normal. Some movement is the
long term result of fluctuations in soil moisture and requires improvements
to stabilize the supporting system. Fortunately, the homeowner can
often minimize damage to the home resulting from changes in soil moisture
by proper site management. The prediction of structural activity
or damage to the home is not offered in this Inspection.
What are some “Red Flags” to Inspectors?
“Red Flags” are conditions
and situations that flag potential problems in a property. Generally
a home without a Seller’s Disclosure is a candidate for problems that are
not readily evident. A transaction without a professional sales associate
involved is a Red Flag. A home that the buyer accepts on the contractual
terms of “as is” often results in an unhappy buyer. A home with a
lot of cosmetic improvements made by the Seller, or when the Seller makes
the repairs recommended in the inspection report, often results in more
warranty claims filed in the first 30 days after closing. A septic
system that is frequently pumped of contents is a candidate for malfunction,
(normal pumping frequency is 5-7 years). A “French Drain” is of serious
concern if there is little or no documentation to support the installation.
Major improvements to the home such as electrical panel, hot water tank,
and major HVAC replacement that do not have the municipal permit stickers
on the new installations are of concern to the Inspector. Many things
done to a home to “get it ready to sell” are often in good faith by the
homeowner. An accurate Seller’s Disclosure when coupled with a good
Home Inspection and Home Warranty is always the best combination for the
informed Home Buyer.
Why do most Sellers
prefer the Buyer obtain a conventional mortgage loan rather than VA or
Who is contractually
obligated to obtain the estimated costs for the recommended repairs?
If a house has had
previous foundation stabilization, is that good or bad?
Does a completely
filled out Sellers Disclosure list all of the problems?
Is a Municipal construction
permit required to perform most major home repairs for legal compliance?
you answer the following questions?
you do not know the answer to these questions, please ask your
Inspector or Realtor®.
Service | About
Knox Inspection Team
Inspections | Buyer
Buyers Check List
Check List | Pre-Closing
Check List | After
Inspections | Red
Flags | Hazards
in the home
of Inspection Terms | FAQ|