Smith Inspection Services

Austin Texas Home Inspection – A Wise Decision

Home Inspection Includes these items:

Foundation – Pier/Beam & Slab foundations. Obvious stress, poor drainage, tree roots, floor slopes, door/window alignment, etc. (Older slab foundation homes typically can be affected by cast iron & galvanized pipes which can be subject to water leaks under the foundation.) (Older pier & beam homes can be affected by poor drainage in crawl space causing piers to settle. Perimeter rim joist are subject to wood rot more than interior girders, therefore rim joist are scrutinized heavily. Improper splicing/notching affects the stability of structure.)

Roof – Roof Materials, installation, evidence of leaks, wear/tear, wind damage, hail damage are all inspected.

Attic (framing, insulation, ventilation, ducts) – Poor framing practices & under sized materials affects the stability of roof structure. Clear access to mechanical equipment/water heaters is noted. Insulation voids & minimal thickness raises the utility costs & causes hot/cold spots inside the home. Poor ventilation makes the attic very hot, raising utility costs & causes condensation inside the attic. Improperly installed a/c ducts decreases air flow minimizing hot/cold spots inside home. Pinching of ducts between framing members can reduce air flow as much as 50%.

Fireplace(s) – Fireboxes are inspected for cracks, dislodging firebrick, screen, door & fan. Flue liners when accessible from roof & firebox are inspected for creosote buildup, cracks (masonry liners), crowns, caps. *Smoke drafting is not part of the home inspection.

Electrical – Main panel & sub panel dead front covers are removed to inspect wiring, grounding, bonding (secondary & to gas meter). Signs of conductor over heating, rust, incorrect wire sizing, double tapping, neutral/grounds not isolated are all inspected. Older homes prior to 1982 are subject to FPE (Federal Pacific Electric) breakers. These breakers should be replaced due to known fire hazard according to published industry standards. GFCI protection, polarity of outlets, etc. are inspected. *Low voltage wiring is not inspected.

Heating/Air Conditioning – Gas fired furnaces, heat pumps, electric heating are inspected for obvious rust, correct installation & functioning under normal controls. Rust scale build up inside burners & age of units is noted to client. Combustion air, venting & gas line connections are inspected.
Air conditioning inspection includes age of system, dirty buildup, evaporator coil condition (when accessible), performance under normal controls, correct installation (condensate line, auxiliary drain/pan, plenum distribution duct seal, thermostat wire isolation from a/c power wire, etc.

Plumbing – Fixtures & their performance for leaks & low/unbalanced pressure between fixtures are inspected. Older fixtures for mineral deposits are noted which could block or restrict water pressure.
Drain waste pipes & vents are inspected when accessible. Older homes (pre 1974) may have cast iron or galvanized metal pipes which are prone to corrosion & leaking.
Water heaters are inspected for age, leaks around tank, TPR valve (Temp/Pressure Relief) performance, combustion air/venting, tank elevation in garage & drain pan condition.
Whirlpool baths are inspected for accessible panels, leaks at pump/drains, GFCI, controls under normal operation.

Built in appliances - All appliances are inspected under normal controls for operation, leaks, unusual noise during operation, electrical connections, discharge hose connection, etc. *Ice makers, wine chillers & refrigerators are not inspected.

Sprinkler system – Backflow preventer for double check valve, all fan & rotary head performance for leaks, full coverage of yard, supply line exposure & leaks, control functions, etc.

EIFS & Stucco moisture intrusion inspections are another service provided. All installation defects are noted, signs of water penetration, rust/deterioration & evidence of microbial growth are all identified. NEVER buy an EIFS or Stucco home or building without first having a Certified Moisture Analyst to evaluate its' condition. Bob can inspect any size structure, or assemble a team to inspect! Please see the Stucco section of his website.

Older Pier/Beam Homes

There are many older homes built prior to 1960 (1920’s – 1960’s) near downtown & Tarrytown in Austin, Texas. These homes were built without code restrictions, sometimes have the original wiring, original siding, no insulation in walls, original roof framing that once supported cedar shakes & have the original cedar piers supporting the foundation structure. The novice home inspector in Austin, Texas may need the experience, but is the wrong choice for these homes. You, the buyer need to hire the most experienced Austin, Texas Home Inspector, period! The support structure may look in fair condition; however, it is the original. It has been subject to moisture, termites, dry rot for 50 – 70 years. The problems with these types of homes can be endless & the typical inspection time increases 2-3 hours of what a normal home inspection in Austin would take. The repair cost frequently run from $50,000-$75,000.
Older homes typically would have the original plumbing (i.e. cast iron drains & galvanized metal supply pipes) that corrode over time. The novice Austin home inspector will not know what to look for & how to evaluate the pipes condition & potential health hazards. You need the more experienced Austin ASHI Home Inspector! Corroded pipes release rust & metal fragments into the water supply that can affect your health. How much is your life worth? Is it worth saving $100-$200 on a home inspector that just needs the experience, or are you convinced that you should protect your families health & your investment?
The framing in the attic of older homes would support cedar shakes, lighter in weight. When asphalt shingles are installed on the original roof framing, the weight is doubled. The framing then is undersized & deflection occurs which compromises the integrity of the roof structure. Once again, the novice home inspector in Austin who needs the experience will not know what to look for. Repair cost can be several hundred into the thousands. Is it really worth saving $100 - $200 on that cheaper Austinhome inspector? You need to hire the most experienced Austin ASHI Home Inspector. I have personally inspected over 500 of these older homes of the 5500 + home inspections I have performed. Let me protect your interest, your health & your investment. Call Bob today!

Pre 1974 Slab on Grade Homes

Older concrete slab homes can mean more problems. For instance, the concrete 35 years ago was not required to pass the stiffness (slump test) that concrete is today. That means more settlement that radiates into the foundation & sheet rock cracking that leaves windows & doors sticking in the jambs.
Older pre ’74 homes used cast iron/metal drain & galvanized metal supply water pipes. As these metals are in contact with soils in Austin which are acidic & have alkali, the metals corrode allowing water leaks under the foundation. This causes heaving of the foundation. The are several choices of repair: (1) tunnel under the foundation and replace the pipes, (2) tunnel through the foundation to replace the pipes, (3) route the pipes along the outside of the house & tie into the pipes above the grade. All of these repair methods are very expensive. The cost of repair can be from $10,000 - $70,000 depending on the size of home & distance of pipe to replace. You need to know that this could be your cost & problem before you buy this older home. My specialty is finding the problem before it becomes your problem. Is that what you want in your Austin Home Inspector? It is worth spending $100-$200 more on the experienced ASHI home inspector, period!