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What Home Inspectors Look for in Roofs, Plumbing, and Electrical Systems

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When buying or selling a home, one of the most critical steps in the process is the home inspection. A certified home inspector examines the property from top to bottom, ensuring the major systems are functioning properly and identifying potential safety hazards. Among the most important areas inspected are the roof, plumbing, and electrical systems. These three areas can significantly impact a home’s value, safety, and future maintenance costs.

In this article, we’ll break down exactly what home inspectors look for in roofing, plumbing, and electrical systems, so you know what to expect and how to prepare.

Roof Inspections: Protecting the Home from Above

The roof is your home’s first line of defense against weather damage. During a roof inspection, the home inspector evaluates the entire roofing system for signs of wear, damage, and structural issues. Here’s what they typically check:

1. Roof Covering and Materials

  • Inspectors examine the shingles, tiles, or metal panels for cracking, curling, missing pieces, or rust.
  • They check for signs of improper installation or patchwork repairs.
  • Common defects include aging shingles, granular loss, and exposed underlayment.

2. Flashing and Penetrations

  • Flashing around chimneys, vents, and skylights is examined for rust, gaps, or deterioration.
  • Poor flashing can lead to roof leaks and moisture intrusion.

3. Roof Drainage

  • Gutters and downspouts are evaluated for clogging, sagging, and improper slope.
  • Inspectors ensure that water is being directed away from the foundation.

4. Structural Integrity

  • The roof’s structure, including the decking, rafters, and trusses, is visually inspected (when accessible) for sagging, rot, or signs of leaks.
  • Attics are often checked for water stains or daylight penetration.

Plumbing Inspections: Ensuring Safe Water Flow

The plumbing system is responsible for supplying clean water and removing waste efficiently. A plumbing issue can quickly turn into a costly and unsanitary problem. During a home inspection, the plumbing system is thoroughly reviewed:

1. Water Supply and Pressure

  • Inspectors test faucets, showers, and toilets to evaluate water pressure and flow.
  • They check for leaks under sinks, behind toilets, and around appliances.

2. Pipe Material and Condition

  • The inspector identifies the type of piping (copper, PEX, galvanized steel, etc.) and notes any signs of corrosion, leaks, or damage.
  • Galvanized pipes, for example, are prone to rust and may need replacement.

3. Drainage and Waste Systems

  • Inspectors test drains in sinks, tubs, and showers to ensure proper drainage.
  • They check for signs of slow drainage or gurgling, which can indicate a clogged or poorly vented system.

4. Water Heater

  • The water heater is examined for age, condition, and proper installation.
  • Inspectors check for leaks, rust on the tank, and a working pressure relief valve.

5. Sump Pump (if present)

  • Inspectors will check the operation of the sump pump, especially in basements prone to water intrusion.

Electrical Inspections: Keeping Your Home Safe from Shock or Fire

The electrical system powers your entire home and must meet current safety standards. Faulty electrical wiring is a leading cause of house fires, so this part of the inspection is crucial.

1. Main Electrical Panel

  • Inspectors open the electrical panel to check for labeling, condition, and signs of overheating or corrosion.
  • They verify the panel has enough capacity to support the home’s electrical load.

2. Wiring Type and Condition

  • The inspector identifies wiring types (e.g., aluminum, copper, knob-and-tube) and checks for frayed wires, exposed connections, or amateur modifications.
  • Aluminum wiring in older homes can be a fire hazard if not properly maintained.

3. GFCI and AFCI Protection

  • Ground Fault Circuit Interrupters (GFCIs) and Arc Fault Circuit Interrupters (AFCIs) are tested in bathrooms, kitchens, garages, and bedrooms for safety.
  • Missing or non-functioning GFCIs are flagged for correction.

4. Outlets, Switches, and Fixtures

  • Inspectors test a sample of outlets and switches throughout the home.
  • They ensure outlets are grounded and properly secured, and that light fixtures function as expected.

5. Visible Electrical Hazards

  • Any exposed wiring, improperly installed fixtures, or unsafe DIY repairs are noted in the inspection report.

Conclusion: Why These Systems Matter

Understanding what home inspectors look for in roofs, plumbing, and electrical systems helps buyers, sellers, and homeowners stay proactive. These critical systems affect not only the safety and functionality of a home but also its resale value and potential repair costs.

If you’re preparing for a home sale or purchase, or just want to ensure your home is in top condition, scheduling a professional home inspection is the best step forward. Don’t wait until a small issue becomes a costly problem—know what’s going on above your head, behind your walls, and beneath your floors.

Ways to Lower Your Energy Bill, South Sound Inspections, Blog Post

Ways to Lower Your Energy Bill

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How to Save Money on Utilities this Summer

You may be enjoying the great outdoors this summer, but your home still needs to be a cool escape from the summer heat. While blasting the A/C inside keeps your home cool, it can also be expensive. Read on for a few easy, affordable ways you can lower your energy bill this summer while ensuring your home remains comfortable.

Seal windows and doors 

Windows and doors are the entryways to your home, so they’re the first point where cool air can escape and hot air can enter. To help reduce your energy bill, check the seals on windows and doors to ensure they’re in good shape, and re-caulk or seal any areas that may have degraded over time. 

Use blackout shades or heavy curtains on windows

In addition to sealing windows and doors, another way to lower your energy bill is by limiting the amount of heat that enters the home. Because sunlight streaming in through a window can heat up a room, make sure that you use blackout shades or heavy curtains to limit the amount of sunlight that comes in through the windows. 

Use ceiling fans

Ceiling fans can help you make the most of the cool air that your HVAC is delivering. You can create a downdraft of cool air by programming ceiling fans to turn counterclockwise. If you use your ceiling fan wisely, you can decrease the intensity of your A/C output. 

Upgrade your thermostat

Installing a programmable thermostat is a great way to lower your energy bills. You can choose a specific temperature that you’d like to keep your home at, and set the A/C to run less while you’re not at home. Many newer thermostat systems allow you to adjust temperatures remotely via an app, so you can program the A/C to start cooling your home just before your return from work!

Rethink your lighting

Upgrading your light bulbs and turning off unnecessary lighting can reduce your energy costs. Be sure to turn off all lights before leaving a room, going to bed at night, or leaving the house. It may also be a good idea to power down electronics that aren’t being used at nighttime. You can also consider installing new LED bulbs, which can be 80% more efficient than traditional light bulbs. 

HVAC maintenance

A well-maintained HVAC system will run more efficiently and cost you less money. To ensure your HVAC system is in good condition, be sure to replace air filters regularly so that cold air can get pushed through your home without obstructions. 

Lower water heater temperature

Lowering your water heater temperature is a lesser known way to lower your energy bill, but when used along with the methods mentioned above, you may be able to see the difference in your monthly energy usage. Most water heaters are programmed to 140℉, but you won’t feel the difference if you lower it to 120℉. According to the EPA, lowering your water temperature may amount to as much as $400 in savings over the course of a year. 

Looking for more summer home maintenance tips? Call South Sound Inspections for professional advice today!

Things People Try To Hide From Home Inspectors, South Sound Inspections, Blog Post

Things People Try To Hide From Home Inspectors

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A typical home inspection involves an objective assessment of a home’s many systems, including the roof, plumbing, electrical, foundation and basement, and HVAC.  While home sellers in Washington state are required to disclose maintenance issues, home inspectors cannot assess every single nook and cranny of a home. And unfortunately, some unscrupulous home sellers can attempt to cover up issues to mislead buyers. Here’s an explanation of how home sellers may try to hide issues and a list of the most common problems they try to hide.

How Do Home Sellers Hide Repair Problems from Potential Buyers?

Home inspectors cannot enter rooms or areas of a home that are obstructed or locked. Home sellers can take advantage of this by blocking off or locking rooms that have repair or maintenance issues. Inspectors also cannot move heavy furniture, so if a couch or bookshelf is standing on a section of flooring in poor condition, it may be missed during inspection. While inspectors use tools and technology like thermal imaging cameras, most home inspections are based on visual observations. 

Roof Issues 

The American Society of Home Inspectors does not specify how roof inspections should be performed, so home inspectors are tasked with “observing” the roof, which they may do with the help of a drone camera rather than climbing up a ladder. This can make it easy for home sellers to hide roof issues. If a home seller used roofing sealant as a cheap fix rather than making quality repairs to roof flashings, vents, and chimneys, a home inspector may not spot these cover-ups. 

Mold

Mold is usually easy to identify simply based on smell, but some home sellers try to cover this up. If you enter a home and notice lit scented candles, open windows, and the smell of air freshener, it’s possible that the home seller may be trying to cover up mold. An inspector may be able to identify mold based on moisture readings with a thermal imaging camera, but the candles and air fresheners are one way home sellers attempt to cover up mold issues. 

Window Problems

Windows can be a very expensive item to repair or replace, so home sellers may use shortcuts to cover up window problems. If you notice windows with heavy sealant, caulking, or paint, you should be wary of repair issues. In certain cases, if windows are obstructed or painted over, a home inspector won’t be able to identify problems that need repair. 

Flooring Issues Under Carpeting or Rugs

Issues like excess moisture, cupping, stains, or fractures in floor boards can be covered up by heavy furniture, or home sellers may simply use a large area rug that’s difficult to move to hide floor problems. If you suspect flooring issues, you may be able to request an inspection of the subfloor to identify possible water damage or rot. 

Repairs, Remodeling, and Landscape Regrading After Major Incidents

While it may be nice to see new paint, cabinetry, or renovations during a home inspection, keep in mind that home sellers may use these to hide major issues. Keep an eye out for basement renovations or major exterior upheavals, like the resurfacing of exterior or interior foundation areas, as those may be attempts to cover up water damage or foundation issues. You can ask the home seller to provide proof of permitted work done when you see evidence of newly rehabbed areas. 

The home inspection process can be complicated, so contact a professional from South Sound Inspections to help guide your journey. 

High Humidity in the Home, Blog Post, South Sound Inspections

High Humidity in the Home

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Why Humidity is a Problem and What to do About It

Living in a damp climate like the Pacific Northwest can lead to issues around the home, specifically regarding humidity. Humid air inside the home can feel heavy and uncomfortable; in some cases, it can also be unhealthy. While there may be a variety of causes for humidity in the home, there are also accessible solutions that can help, too. Read on for information about what to do when your home is feeling too humid.

What are common causes of humidity in the home?

During hot, muggy summer weather, humidity can enter your home if it’s not properly sealed and if your HVAC system isn’t working properly.

 Air leaks caused by open gaps or seams can draw humidity inside. And an HVAC system that is outdated or incorrectly sized can also lead to a humid-feeling home. A good choice for high-humidity is an air-source heat pump, which transfers heat from inside your home to the outside.

Another common cause of humidity in the home can be using appliances for cooking, drying clothes, washing dishes, or taking showers. These activities add more moisture to the air and can make it uncomfortable inside, especially when it’s humid outside, too. Make sure your dryer’s discharge pump is connected properly to the back of the dryer and that it’s depositing air outside. 

Plumbing leaks, moisture from soil under your home, and poor insulation can also cause humidity in the home.

Why is humidity in the home a problem?

Excess humidity in the home may lead to electrical issues, mold and mildew growth, and musty odors.

If the humidity in your home gets to 50% or higher, it may cause corroded wires and condensation – two things you do not want interfering with your electrical system.

High humidity over 60% may damage wallpaper, furniture, brickwork, and floors. It can also encourage mold and mildew growth, which may exacerbate allergies or other respiratory issues.

How can I decrease humidity in the home?

Many homeowners will respond to humidity in the home by purchasing a dehumidifier (or several, depending on the size of the home). But this is only a temporary fix.

You may want to consider either upgrading your HVAC system, or getting it correctly sized to your home. When a large A/C works to cool a small space, it tends to short-cycle (only running for a few minutes), before it shuts down, so it can’t keep up with the humidity building up outside. Homes usually need longer run-times – not extra-large air conditioning units – to keep living spaces cool and dry.

You can also try increasing ventilation in high-humidity areas like kitchens, bathrooms, and laundry rooms. Install an exhaust fan in these areas and open up windows when possible to circulate some fresh air. 

Should I get a dehumidifier?

Getting a dehumidifier is often a first impulse of many homeowners who are struggling with humidity in the home. A dehumidifier can remove excess moisture from the air, and the amount of time you run it depends on the size of your home. However, portable dehumidifiers are only a temporary solution, and you will have to dump out the water it collects and clean it to prevent mold and mildew growth inside the appliance.

The best long-term solution is to get your insulation inspected to ensure it’s working optimally, and to check your doors and windows to see that they’re properly sealed.

If you’re wondering whether or not your home is prepared for a hot and humid summer, contact South Sound Inspections for more information.

How to Keep Your Home Cool in Summer, Blog Post, South Sound Inspections

How to Keep Your Home Cool in Summer

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Once summer arrives, you and the family are most likely excited about soaking up the sun and enjoying the great outdoors. But it’s a good idea to make sure that your indoor areas can be a welcome escape from the heat. From maintaining your A/C unit, to outfitting your windows and doors for the season, here are some key tips for keeping your home cool in the summer.

Check Your Doors and Windows

Making sure that cool air doesn’t escape your home is key to maintaining comfortable indoor temperatures. It’s a good idea to seal gaps around doors and windows, and add a draught guard to the bottom of doors so cool air doesn’t seep out from the bottom.

For windows, clean the window track and sill to ensure that windows fully close. If you see cracks around the window, seal them with caulk or weatherstripping.

Make Use of Curtains

Keeping your blinds closed (if you have them) or shutting your curtains can help to block heat from the sun’s rays outside to keep you cool indoors. Heavier and thicker than typical drapes or blinds, blackout curtains provide a barrier between you and the heat outside. Some blackout curtains also feature a reflective side that helps to redirect heat and sun away from the inside.

Maintain Your A/C Unit

Your A/C unit works best when it’s clean and well-maintained, so get in the habit of installing new air filters every few months. Clogged, dirty filters can limit the flow of cool air, and if air flow is obstructed, it can bypass the filter and leave dirt on the evaporator coil, which decreases the coil’s heat-absorbing abilities.

If your A/C unit is outside, clear debris like tall grass, weeds, and leaves that may have gathered around it. You can also remove the fan cage to clean out debris from the inside.

Use Your Ceiling Fan Wisely

The direction that your ceiling fan spins can have an impact on how cool your home feels during the summer. To encourage a downdraft of cool air, program your ceiling fan to turn counterclockwise. This can enhance the cooling effects of the A/C when it’s running.

Seal the Fireplace

A fireplace is great for cozy, winter nights, but during the summer you’ll want to ensure that cold air doesn’t make its way up and out of the home, and that warm air doesn’t come into the home. Close and seal the damper to prevent air flow, and adding a chimney cap damper can help to seal off the fireplace from the top.

Check Your Attic Insulation

A well-insulated attic can help keep your home cool during the summer. Inspect your attic to see if the insulation is dirty or compressed – if so, you may need to replace it with newer materials that can more effectively block heat transfer. Seal and weatherstrip around the windows in your attic to ensure hot air doesn’t move from your attic to the rest of the home.

If you’re wondering how your HVAC system will keep up with hot temperatures this summer, contact South Sound Inspections for an evaluation of your heating and cooling systems.

Most Common Home Inspection Repairs in the Seattle Area, Blog Post, South Sound Inspections

Most Common Home Inspection Repairs in the Seattle Area

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Given Seattle’s climate and unique geography – wet seasons, steep hills, and an abundance of greenery — homes in our area tend to present specific issues. These issues are usually identified during home inspections, and there are repairs you may need to consider if you’re moving into a Seattle-area home. Here are some common home inspection repair issues and tips on how to resolve them. 

Sewer Lines

Homes in the Tacoma area specifically are subject to side sewer inspections as part of the entire home inspection process. But, homes outside of Tacoma can also benefit from these inspections due to common issues related to plumbing that occur in our area, like rootbound pipes, offset joints, sagging, broken pipes, and clogs. Professional sewer cleaning services can repair rootbound pipes by using a high pressure water hose with an attached blade to cut through the roots. In extreme cases, sections of pipe may need to be replaced. 

Roof Issues

The roof is the first point of contact that a home has with the Pacific Northwest’s infamous rain. Over time, rain breaks down debris, like leaves, and that process causes mold, which in turn wears away shingles. This leads to leaks that can cause moisture damage or mold in your attic. One approach to address this is using peroxide- or bleach-based solution to spray down the roof and destroy mold. 

Similarly, clogged gutters can lead to water pooling near the edge of the roof or overflowing and flooding near the home’s foundation. An easy repair and preventative maintenance includes cleaning out gutters regularly to ensure they’re clear before the next rain. 

Chimneys are another roof feature that presents problems like deteriorating brickwork and masonry, loose chimney flashings, or cement that wears away between bricks. Fill in visible cracks and call in a professional roof contractor to replace broken chimney flashings.   

Foundation and Soil Issues

Seatte’s hilly surroundings are picturesque, but they can complicate your life if your home sits on sloping ground. A home’s foundation is usually subject to shifting over time, and a home on a slope can experience foundation cracks. A significant issue is also erosion – when rain impacts the soil and causes debris to move downhill towards your home. 

Cracks that are wider than ⅛ inch can be filled in with concrete crack filler, but contact a foundation professional for more complex repairs. Older properties may need to invest in soil regrading, installing a French or surface drain, or adjusting landscaping. 

Mold

The damp Seattle climate can wreak havoc on basements and lead to mold issues. If you have a small area of mold in your home, you can clean it yourself. 

First, protect yourself with gloves and a face mask, and then seal the area to be cleaned by closing vents and opening up a window. Remove furniture and throw away damaged items. Scrub surfaces with a mild detergent solution and then wipe down floors and walls with a diluted bleach solution and let it dry. You can also apply a borate-based detergent mix, without rinsing it off, to affected areas, which can prevent mold from growing.  

Wood Rot

If wood rot is found during an inspection, and it’s a small area, you can fix it by removing the rot and filling in the resulting hole with epoxy or a wood patch. If a larger area is affected, like an entire deck or porch, it may be necessary to replace rotted beams or joists with new wood. Once the new wood fixtures are installed, prevent future rot by sealing your deck and removing mildew buildup by regularly scrubbing the surface with a brush and soapy water. 

If you’d like to learn more about what kinds of repairs to prepare for in your new Seattle-area home, contact South Sound Inspections for a professional evaluation. 

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Mailing Address

4227 S Meridian Suite C #290
Puyallup, WA 98373

Contact Phone

Seattle 206.930.6740
Tacoma 253-820-9650

Schedule an Inspection

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Mailing Address

4227 S Meridian Suite C #290
Puyallup, WA 98373

Contact Phone

Seattle 206.930.6740
Tacoma 253-820-9650

Most Common Home Inspection Repairs in the Seattle Area
Most Common Home Inspection Repairs in the Seattle Area
Most Common Home Inspection Repairs in the Seattle Area
Most Common Home Inspection Repairs in the Seattle Area

Home Inspector since 2002
WA Home Inspector Lic#: 256

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