Author name: Kloc Curtis

What We Look For (And What We Don’t): Signs of Active Leaks — What Triggers a Concern Leaks rarely announce themselves with a dramatic ceiling collapse. Most of the time, they whisper—through subtle stains, swollen trim, soft drywall, or weird thermal camera patterns that say, “Water’s been here.” And that’s what I’m trained to look for. Not just puddles on the floor, but the symptoms that suggest a slow leak is happening behind the scenes. Because by the time water is visibly dripping, the real damage is already done. What Triggers Concern During a Home Inspection? I’m constantly evaluating the entire property for water intrusion risk. That includes: Grading issues: If the yard slopes toward the house instead of away from it, it’s like a welcome sign for water intrusion into the foundation or basement. Unsealed penetrations: Gaps around plumbing, wiring, HVAC lines, dryer vents, and even cable boxes—if not sealed—let water and pests in. Window and door flashing: If improperly installed or deteriorated, rainwater can slip behind siding or framing. Look for bubbling paint, soft drywall, or rusty metal corners. Staining or discoloration: I’m trained to recognize water stains even after they’ve been painted over. (Yes, there’s a difference in texture, sheen, and absorption.) Thermal anomalies: A thermal camera can detect cooler or warmer spots than expected—often indicating moisture behind the wall, especially if it’s rained within 24 hours. Where We Find the Most Leaks Leaks aren’t just a roof thing. I’ve found water intrusion in some of the most common (and surprising) spots: Below windows and doors Basements or crawlspaces with poor drainage Bathrooms with unsealed tubs or tile grout Attics with old flashing or missing shingles Inside garages where grading slopes inward And sometimes it’s not a leak—yet. It’s a condition that’s practically begging to become one. Like that HVAC line entering the home with a 1″ gap around it, or that flower bed you lovingly built that now holds water against the siding. I’ll call that out before it causes trouble. What I’m Looking For—And What I’m Not ✅ I’m looking for: visible damage, water stains, thermal anomalies, and entry points where water could get in. ❌ I’m not: performing moisture meter readings behind every wall, or predicting future leaks with certainty. This is a visual inspection—not a waterproofing guarantee. What Happens Next? If I flag active or suspicious leaks, here’s what I recommend: Get a contractor or roofer to evaluate and possibly open the wall or ceiling. Check the grading and downspout placement—simple fixes often prevent big damage. If thermal imaging suggests a problem, verify with a moisture meter or invasive testing (beyond inspection scope). FAQs: Active Leaks During Home Inspections Can you confirm if a wall has a leak? We can identify signs and patterns that suggest moisture, but we don’t cut walls open. Thermal cameras help, but confirmation often requires further testing. What are the biggest causes of water intrusion? Poor grading, unsealed exterior penetrations, damaged roofing or flashing, and deferred maintenance. Water always takes the easiest path in. Why do some leaks go unnoticed for so long? They often start small—like a slow drip behind drywall. By the time you see stains, warping, or paint bubbling, water has likely been there for weeks or months. Can leaks be hidden even if the inspection finds nothing? Yes. We only evaluate what we can see. If a leak is behind finished walls or ceilings and hasn’t caused visible symptoms yet, it may go undetected without invasive testing. → Next up: Post 40: Why You Should Attend Your Home Inspection Walkthrough ← Previously: Post 38: Potential Mold — What We Can Say (and What We Can’t) Curious what it’s like to schedule your own home inspection with us?

What We Look For (And What We Don’t): Potential Mold — What We Can Say (and What We Can’t) If I had a dollar for every time someone asked, “Is this mold?” — I’d have enough to fund my own HVAC lab. Mold is one of the most misunderstood, over-hyped, and under-acknowledged problems in real estate. So let’s clear the air. Yes, I can point out visible mold. Yes, I can flag areas with moisture or staining. But what I can’t do is tell you if the air you’re breathing is safe—unless you bring in a mold specialist to do an air test. Mold Is More Than What You See Sure, I can show you black spots on drywall or mildew on a bathroom ceiling. But visible mold is just the tip of the iceberg. The real risk is airborne mold spores. These microscopic particles float through the house—especially through HVAC ducts—and get breathed in constantly. You won’t see them. But you’ll feel them, especially if you’re sensitive or immunocompromised. Sometimes, I walk into a property that looks clean, but I know the history: a bathroom leak that wasn’t properly remediated. No visible mold now, but without professional cleaning, those spores hang around. You won’t know they’re there until an air test shows elevated mold levels. What I’m Looking For—And What I’m Not ✅ I’m looking for: water stains, active leaks, past flooding, mold-like growth, and conditions that promote mold (poor ventilation, dark/damp areas). ❌ I’m not performing: mold sampling, air testing, or lab-confirmed mold identification. That’s outside the scope of a general home inspection. We also use a thermal camera to identify moisture anomalies—often the source of hidden mold growth. If it’s rained in the last 24 hours, we may catch active leaks that haven’t even left visible stains yet. That’s the power of infrared. So What Should You Do? If I note suspicious areas or elevated moisture, you should seriously consider a follow-up with a mold remediation specialist. Especially if you: Have allergies, asthma, or breathing issues Plan to live with young kids or elderly adults Smell mustiness or dampness, even when the home looks clean Cleaning visible mold isn’t enough. Mold spores can stay airborne for weeks. A professional cleanup involves air scrubbers, HEPA vacuums, and containment—not just bleach and paint. FAQs: Mold and Home Inspections Can you confirm if something is mold? No. I can say “mold-like substance” or “visible fungal growth,” but confirmation requires lab testing. We always err on the side of caution. How can mold be present if I don’t see any? Airborne spores can remain long after visible mold is removed—especially if the HVAC system or ductwork was contaminated and never cleaned. Should I get a mold test if the inspector says there was past water damage? Absolutely. If there’s a history of leaks or conditions conducive to mold, an air test can reveal if invisible spores are still circulating. Can a home inspector recommend mold remediation? Yes, if we observe likely signs. But we’re not mold contractors—we simply document and refer. The next step is a specialist evaluation and air sampling. → Next up: Post 39: Signs of Active Leaks — What Triggers a Concern ← Previously: Post 37: What We Look for When We Suspect Termites or Pests Curious what it’s like to schedule your own home inspection with us?

What We Look For (And What We Don’t): What We Look for When We Suspect Termites or Pests One of the most misunderstood parts of a home inspection? Pest and rodent activity. I get asked all the time, “Are you inspecting for termites?” or “Did you check for mice?” Let me be clear—we’re not licensed pest control operators. We don’t do pest inspections. But… That doesn’t mean we’re not paying attention. I Know What Trouble Looks Like When I inspect a home, I’m always watching for the evidence of pest or wildlife activity: Rodent droppings in attics, garages, or under sinks Bird nests in soffits or eaves Animal urine stains on insulation Gnawed wires, disturbed ductwork, or chewed-through flashing Termite tunnels (mud tubes), wood rot, or wood that sounds hollow when tapped But unless the critter walks across my boot during the inspection, I can’t “verify” that it’s actively present—or guarantee that they’re not somewhere I can’t access. Snapshot vs. Guarantee This is where the “Snapshot” part of the inspection really matters. We take video footage of the attic, crawlspace, and other key areas. It shows exactly what I saw, on the day I was there. One time, I found a wide-open gable vent in an attic. It wasn’t sealed, and I documented it clearly in the report. Four months later, the owner had squirrels in the attic and was convinced I “missed” them. But I didn’t. I warned them they were likely to get rodents if the access wasn’t sealed. That video proved it—and our client was protected. What I’m Looking For—And What I’m Not ✅ I’m looking for: visible evidence of past or present pest, rodent, or termite activity—and signs that entry points exist. ❌ I’m not: doing a licensed pest inspection, testing for hidden infestations, or guaranteeing that a space is pest-free. Even if I don’t see activity, I’ll still point out areas where wildlife or bugs could easily enter. I’ll flag ventilation gaps, wood-to-earth contact, and any organic debris up against the home—all things that create perfect conditions for pests. FAQs: Pest & Termite Observations Do home inspectors check for termites? We’re not performing a licensed termite inspection. But we’ll note visual signs like mud tubes or damage. If we see something suspicious, we’ll recommend a pest control follow-up. What happens if pests show up after the inspection? That’s not unusual. Activity can begin or become visible after we’re gone. Our report reflects the condition on the day of the inspection. That’s why maintenance and sealing up entry points is critical. Can you find rodents if they’re hiding? No. We only report what we can observe. But droppings, smells, and insulation damage are clear signs. If things are too cluttered or blocked, we’ll note limitations. Is video helpful for proving condition later? Absolutely. Our walkthrough video gives buyers visual proof of what we saw—and didn’t—on the inspection day. It protects everyone involved. → Next up: Post 38: Potential Mold — What We Can Say—and What We Can’t ← Previously: Post 36: The Hidden Health Hazards of Hoarding and Excessive Clutter Curious what it’s like to schedule your own home inspection with us?

What We Look For (And What We Don’t): The Hidden Health Hazards of Hoarding and Excessive Clutter Some homes don’t just come with four walls and a roof. They come with years—or even decades—of accumulation. And while we all collect stuff over time, extreme clutter and hoarding go way beyond messy. They can turn a house into a health hazard, a fire trap, and a total unknown from an inspection perspective. When I step into a home and can’t see the floor in the living room, or the stove is buried under boxes, or closets are brimming with old newspapers, I already know: we’re not going to get the full picture. And more importantly—you’re not either. Why Clutter Puts a Home at Risk Excessive clutter isn’t just inconvenient. It creates serious problems, including: Blocked access to key systems – I can’t inspect outlets, walls, or HVAC registers hidden behind furniture or trash bags. Pest and rodent activity – Clutter gives rodents, insects, and even raccoons places to hide, nest, and multiply. Hidden water damage or mold – Piles of belongings trap moisture and block airflow, which can foster mold and decay. Fire hazards – Stacked paper and flammable material near outlets, stoves, or heaters are a serious danger. I’ve seen homes that would go up in seconds if one spark hit the wrong place. What I’m Looking For—And What I’m Not ✅ I’m looking for: signs of rodent or insect activity, visible water stains or mold, blocked airflow, and major fire hazards. ❌ I’m not able to: move heavy furniture or boxes, test systems I can’t reach, or see what’s hidden behind years of clutter. This isn’t just preference—it’s safety and liability. Why This Matters More Than You Think Even if clutter seems like a “cleaning issue,” it often masks major problems. Hoarding creates environments where systems silently fail, water leaks go undetected, electrical outlets overload, and vermin set up long-term homes. If I can’t see it, I can’t report on it—but I can tell you that it’s a risk. Don’t assume that what’s not written in the report doesn’t exist. If I tell you a room couldn’t be inspected due to access issues, take that seriously. In extreme hoarding cases, it’s not just a messy home—it’s a hazardous one. FAQs: Hoarding and Home Inspections Can you inspect a hoarded home? To a point. We do our best with what we can access, but many systems may be completely blocked. That limits the effectiveness of the inspection. What risks come with buying a cluttered or hoarded home? Rodents, mold, fire hazards, unseen damage, non-functioning systems—and massive cleaning and remediation costs after closing. Clutter hides everything. Do you move things to get access? No. We’re not allowed to move personal items, and in hoarded homes that could be dangerous or damaging. We document limited access in the report. Should I walk away from a hoarded home? That depends on your risk tolerance. But you should assume there are hidden problems—and budget for inspection follow-ups and remediation once the clutter is cleared. → Next up: Post 37: What We Look for When We Suspect Termites or Pests ← Previously: Post 35: Substandard Workmanship — When DIY Goes Too Far Curious what it’s like to schedule your own home inspection with us?

What We Look For (And What We Don’t): Substandard Workmanship — When DIY Goes Too Far Let’s set the record straight: I’m not here to enforce building codes or verify that every single screw, bracket, or pipe fitting meets a manufacturer’s specifications. But when I walk into a home and see crooked tile, exposed wires, plumbing that’s held together with duct tape, or makeshift deck supports… I start paying attention. Because even if something technically “works,” sloppy work is almost always a sign of deeper issues hiding out of sight. Sloppy Now Usually Means Trouble Later I’ve inspected enough homes to know that where there’s smoke, there’s usually fire. And in this case, the smoke looks like: Unpermitted renovations – Additions that don’t match the rest of the home, no visible permits, or finish work that looks rushed. Improper material use – PEX plumbing where it doesn’t belong, duct tape on electrical junctions, or wall anchors barely holding cabinets. Structural shortcuts – Joists cut to run plumbing, headers missing under doorways, or decks built with the wrong fasteners. “Innovative” repairs – Like wood shims stacked under a water heater or roof flashing made out of roofing shingles. This isn’t about perfection—it’s about patterns. If the workmanship I can see looks untrained or careless, I can’t promise that what I can’t see is any better. What I’m Looking For—And What I’m Not ✅ I’m looking for: visible signs of poor workmanship, structural shortcuts, or safety hazards that indicate future risks. ❌ I’m not responsible for: verifying compliance with manufacturer instructions or state building codes. That’s outside a general home inspection—and frankly, it would take weeks if I tried. Walking the Fine Line This is where a lot of folks misunderstand home inspections. If something looks okay but wasn’t installed to code, it may not show up in my report unless it’s clearly dangerous or functionally defective. Same goes for systems that technically “work” but are done in ways I wouldn’t trust in my own home. I document what I can see and test what I’m allowed to. If you hire a specialist later and they find something that wasn’t in the report, that doesn’t mean I missed it—it means it wasn’t visible or wasn’t within the SOP for a general inspection. That said, when I do see red flags? You can bet I’ll say so clearly. Because it’s not my job to make a house pass—it’s to make sure you’re not walking into a bad decision with your eyes closed. FAQs: Sloppy Work and What It Means for Buyers Can you tell if something was built to code? No. Code compliance depends on jurisdiction, permits, and evolving rules. I can spot red flags, but verifying code requires permits and sometimes destructive access. What’s the difference between poor workmanship and a code violation? Plenty. Some work might be ugly but legal. Other work might function well but be improperly installed. I report visible problems, not code enforcement. Why didn’t you catch XYZ that the contractor found later? If it wasn’t visible, accessible, or within my scope (like wiring behind walls), it wouldn’t be part of a home inspection. That’s why we often recommend further evaluations. How seriously should I take workmanship issues? Very seriously. They’re often just the tip of the iceberg. Poor work usually means corners were cut—ones you’ll be paying for later. → Next up: Post 36: The Hidden Health Hazards of Hoarding and Excessive Clutter ← Previously: Post 34: Neglect & Deferred Maintenance — Long-Term Red Flags Curious what it’s like to schedule your own home inspection with us?

What We Look For (And What We Don’t): Neglect & Deferred Maintenance — Long-Term Red Flags All homes are slowly falling back into the earth. Time, weather, gravity, and use—it all adds up. And when basic maintenance is ignored? The process accelerates… fast. Think of it like a car. If the oil’s only been changed every 20,000 miles and the brakes squeal every time you stop, would you expect it to run great? Exactly. A house is no different. Deferred maintenance is like rot you can’t always see yet—but it’s there, growing underneath. What Deferred Maintenance Looks Like I’m trained to spot the little things that signal bigger problems: Peeling paint or exposed wood – This isn’t just cosmetic. It exposes siding to moisture and decay. Clogged gutters or misaligned downspouts – That water’s going somewhere—and it’s usually toward your foundation. Moss on shingles – Moss holds moisture and breaks down roofing faster than you’d think. Cracked caulk around windows and doors – Easy fix… if caught in time. Left alone? Water intrusion and framing rot. Plumbing or HVAC filters never changed – A sure sign the house has been run hard and not cared for. Each one of these might seem minor, but together, they paint a clear picture: this house hasn’t had anyone looking out for it in a long time. What I’m Looking For—And What I’m Not ✅ I’m looking for: visual signs of long-term neglect, lack of preventive care, and symptoms of systems aging faster than they should. ❌ I’m not performing: historical maintenance record reviews or testing for how much life is left. But I can tell you this—when everything’s worn, tired, or borderline failing, it’s time to renegotiate. Why Neglect Costs More Than You Think A neglected home almost always has hidden costs. That loose railing isn’t just a trip hazard—it’s a sign of wood rot. That flickering light might be faulty wiring. And that dripping hose bib? It’s feeding mold in the crawlspace. Even if things technically work, they’re working poorly. The roof may not leak now, but it’s on borrowed time. And when everything has been pushed to the edge, you’re the one who’ll be writing the checks. FAQs: Deferred Maintenance and What It Tells You Is deferred maintenance a dealbreaker? Not always. But it means you’ll need to budget for repairs now—not just someday. Everything’s more worn, and problems are often stacked. How do you spot neglect during a home inspection? We look at wear patterns, exterior finishes, visible mechanical systems, and signs of long-standing leaks or damage. It’s not about one issue—it’s the pattern. Why is gutter maintenance such a big deal? Clogged or damaged gutters send water directly into siding, windows, or foundations. It’s one of the top causes of long-term structural and moisture issues. Can I still buy a home with deferred maintenance? Sure. But go in eyes wide open. Get repair estimates, negotiate price, and be ready to catch up on years of neglected upkeep. Otherwise, small issues will snowball fast. → Next up: Post 35: Substandard Workmanship — When DIY Goes Too Far ← Previously: Post 33: Extensive Repairs Required — When an Inspection Uncovers Major Issues Curious what it’s like to schedule your own home inspection with us?

What We Look For (And What We Don’t): Extensive Repairs Required — When an Inspection Uncovers Major Issues I don’t use strong language lightly in my reports. So when you see the phrase “Extensive Repairs Required”, you can trust that I’ve seen enough to raise every red flag I’ve got. And no, I’m not talking about a loose doorknob or a squeaky hinge. I’m talking about homes that have clearly been hacked together by a parade of well-intentioned but unqualified weekend warriors. Loose electrical, unsupported plumbing, half-finished framing, and questionable patches that only cover up the real problem underneath. If you’ve ever watched one of those renovation shows where the contractor opens a wall and gasps, “Oh no…” — yeah, it’s that vibe. Except this time, you would be the one paying for it. What Triggers the “Extensive Repairs” Language? Here’s what typically sets it off: DIY electrical or plumbing work – Unsecured wiring, missing junction boxes, improper traps or vents. Framing modifications – Cut joists, missing supports, or creative load-bearing “solutions.” Evidence of systemic neglect – Multiple areas of rot, decay, patchwork repairs, and overpainted damage. Signs of covered-up problems – Mismatched finishes, oddly placed drywall seams, fresh paint in specific spots only. It’s not one issue—it’s a pattern. When I see sloppy work in multiple systems, it tells me what’s likely behind the walls: more of the same. And as a home inspector, I have to call it like I see it. What I’m Looking For—And What I’m Not ✅ I’m looking for: clear signs of unprofessional work, structural shortcuts, safety risks, and deferred maintenance that suggest serious remediation may be needed. ❌ I’m not confirming: the full scope of hidden problems. That requires demolition, testing, and contractors digging in—just like those HGTV reveals. Why This Isn’t Just Cosmetic Some sellers think a new countertop and fresh paint can distract from bad bones. But if I find live wires behind drywall, framing that doesn’t meet basic standards, or water damage that’s been painted over—your cosmetic updates don’t matter. They’re lipstick on a leaky pipe. This is where you pause. Bring in trades. Get estimates. Because “extensive repairs” means more than just money—it means time, frustration, and surprises that might not be worth the risk. FAQs: Major Issues and Red Flags Does “Extensive Repairs Required” mean I shouldn’t buy the house? Not necessarily—but it’s a strong signal to stop, investigate deeper, and understand your true renovation budget. Some buyers are ready. Others aren’t. That’s your call. Can you tell how bad the hidden issues are? No one can—not without opening walls and floors. But poor workmanship in visible areas is a solid predictor of what lies beneath. What’s the next step after seeing this in a report? Bring in licensed contractors—electrical, plumbing, structural—who can give firm quotes and open things up where needed before you commit. Is this common in flips or fast renovations? Unfortunately, yes. When properties are flipped fast for profit, corners get cut. We see a lot of this in investor homes with questionable “updates.” → Next up: Post 34: Neglect & Deferred Maintenance — Long-Term Red Flags ← Previously: Post 32: Fire Damage Warning Signs in Older Homes Curious what it’s like to schedule your own home inspection with us?

What We Look For (And What We Don’t): Fire Damage Warning Signs in Older Homes Fire leaves scars—some obvious, some intentionally hidden. As a home inspector, I’m always on alert for evidence that a house has been through a fire event. Because here’s the uncomfortable truth: in many cases, the insurance company brought in the cheapest remediation crew they could find, not necessarily the right one. When that happens, you’re left with a home that looks fine at a glance… but still smells faintly of smoke, has charred attic rafters under new drywall, or has ductwork lined with soot that nobody ever cleaned out. What Real Fire Damage Looks Like I’m not just looking for ash and burn marks. I’m trained to identify: Charred framing or roof decking – Even if it’s painted over or hidden in an attic or crawlspace, the evidence lingers. Smoke staining – Brown or black residue on framing, drywall edges, behind electrical panels, or in attic gables. Truss modifications – Fire crews or contractors often cut trusses to access fire zones, then improperly repair them. Thermal anomalies – A thermal camera can reveal heat distribution inconsistencies in areas that were rebuilt without proper insulation replacement. The Cover-Up Problem I’ve seen it too many times: charred rafters sprayed with white paint. Smoke stains left behind drop ceilings. HVAC ducts that were never cleaned or replaced. These aren’t just aesthetic issues—they’re potential structural, air quality, and health risks. The gold standard for post-fire remediation is the IICRC S700 Standard. That’s what real pros follow. It covers: Removal of all fire-damaged materials Cleaning and sealing of remaining structural components HVAC duct cleaning or replacement Smoke odor neutralization using ozone or thermal fogging If the seller can’t provide documentation of an IICRC-certified cleanup or the repairs look questionable, I call it out. Because once you own the home, that fire damage becomes your problem. What I’m Looking For—And What I’m Not ✅ I’m looking for: visible or accessible signs of past fire damage, improper remediation, or safety risks from altered framing or materials. ❌ I’m not performing: fire residue testing, air quality sampling, or confirming the extent of damage without destructive access. But I do refer clients to the right professionals when I spot concerns. Why Buyers Should Pay Attention If there was a fire, you need to know what was done about it—and who did it. Was the cleanup cosmetic, or did it meet safety and health standards? If not, future insurance claims, resale, or even your family’s wellbeing could be at risk. And yes, it’s still someone else’s house while I’m inspecting it. I don’t tear open walls, but I know where to look for clues—and how to ask the right follow-up questions when something smells off. Literally and figuratively. FAQs: Fire Damage and Home Inspections Can you always tell if a home has had a fire? No, not always. Some fire damage is hidden behind finishes or has been removed. But smoke stains, altered framing, and odd renovations often hint at a past event. What is the IICRC S700 Standard? It’s the national gold standard for fire and smoke damage restoration. It lays out procedures for cleanup, structural evaluation, odor removal, and HVAC remediation. What do you do if you suspect hidden fire damage? I document what I see, call out inconsistencies, and recommend a licensed restoration or structural expert. I won’t guess—I’ll point you in the right direction. Can fire damage affect resale or insurance? Yes. If fire remediation was poorly done or not disclosed, it can lead to denied claims, reduced home value, or lawsuits. It’s critical to get it evaluated before closing. → Next up: Post 33: Extensive Repairs Required — When an Inspection Uncovers Major Issues ← Previously: Post 31: Lead Paint in Pre-1979 Homes — What to Know From Your Inspection Curious what it’s like to schedule your own home inspection with us?

What We Look For (And What We Don’t): Lead Paint in Pre-1979 Homes — What to Know From Your Inspection If the home was built before 1978, there’s a good chance it contains lead-based paint—especially on window trim, door frames, exterior siding, or attic rafters. But here’s the truth: home inspectors are not legally allowed to confirm the presence of lead. What I can do is spot the signs of potential hazards, help you understand what’s next, and make sure you know when to call in a licensed pro. Visual Screening vs. Certified Lead Testing During your inspection, I look for deteriorated paint—peeling, cracking, or chalking—especially on high-friction areas like windows and doors. I note the year built, the condition of finishes, and whether a lead screening might be warranted. But I don’t use test swabs or lab analysis. Visual screening: What I do. I flag possible lead-painted surfaces and document deteriorated conditions. This is awareness—not diagnosis. Lead paint testing: What a certified risk assessor or lead inspector does. They use lab swabs, XRF machines, or paint chip sampling to confirm lead presence. What the EPA Recommends If you plan to disturb painted surfaces in homes built before 1978—whether sanding, cutting, or demoing—EPA rules kick in. Contractors must follow the Renovation, Repair and Painting (RRP) Rule: Work areas must be contained with plastic sheeting or barriers. Special cleaning methods (HEPA vacuums, wet wiping) are required. Contractors must be EPA-certified and trained in lead-safe work practices. If you’re tearing down an older home? That’s even stricter. Demolition may require full abatement by certified lead hazard professionals under your state’s Department of Health or Environmental Quality rules. What I’m Looking For—And What I’m Not ✅ I’m looking for: cracking, peeling paint, especially in homes built before 1979, and I document locations where surfaces are visibly deteriorated. ❌ I’m not performing: chemical testing, using lead swabs, confirming the presence of lead, or offering abatement advice. That’s outside the inspection scope. Why This Matters for Families and Renovators Lead exposure is a health hazard—especially for children. If you’re planning to renovate, flip, or rent the home to tenants, you need to know whether lead paint might be lurking beneath. My job is to point out the warning signs so you don’t learn the hard way during demo or tenant complaints. FAQs: Lead Paint and Home Inspections Can a home inspector confirm if there’s lead paint in the home? No. Home inspectors can only screen visually. Lab confirmation requires certified lead testing professionals with specialized equipment. What happens if the home was built before 1978 but the paint looks good?

What We Look For (And What We Don’t): The Power of the Summary Checklist The inspection is done. The systems have been tested. The thermal camera has made its sweep. Now comes the part that really matters to you as the buyer: the Summary Checklist. This isn’t just a list of problems—it’s a prioritized roadmap. It tells you what needs attention now, what to plan for, and what’s just typical homeowner upkeep. It’s the difference between feeling overwhelmed and feeling empowered. Why the Summary Checklist Exists The inspection report can be dozens of pages long, full of technical notes and photos. The checklist? It distills all of that into one focused review of: Health and safety issues – Gas leaks, fire hazards, loose wiring, damaged steps. Major repairs – Roof damage, foundation cracks, water penetration, structural shifts. Deferred maintenance – Dirty filters, caulking, vegetation touching siding, loose outlets. Monitoring items – Early signs of wear, cosmetic concerns, or things to budget for soon. Think of it like your doctor handing you lab results and saying: “Here’s what’s urgent, here’s what to monitor, and here’s what to ignore.” Same idea. What I’m Looking For—And What I’m Not ✅ I’m prioritizing: risks to safety, big-ticket repairs, and anything that will require licensed trades to fix. ❌ I’m not telling you: whether to buy the house. That’s your call. My job is to equip you with the best info possible. This Is When the Real Questions Come Out During the Summary Checklist review, I walk the property with you and your agent, talk through every major item, and answer any questions. This is your time. You can even video the walkthrough so nothing gets missed later. And if you can’t attend the inspection in person? I record a video walkthrough of the summary and send it along so you still get the full breakdown—just like if you were there. FAQs: The Summary Checklist What’s the difference between the report and the summary? The report contains every detail, photo, and note. The summary pulls out the top-priority issues and organizes them by safety, function, and urgency. Do you explain every item in the summary? Yes—if you’re there in person, I walk through each item with you and your agent. If not, I record a video or schedule a call so you’re never left guessing. Can I use the summary to negotiate repairs? Absolutely. The summary is designed to help you and your agent prioritize negotiations or plan post-sale repairs. It’s a strategic tool—not just a to-do list. What if I disagree with something on the checklist? I’m happy to explain my findings and provide context. Remember, the summary reflects what I observed during the inspection, not speculation. → Next up: Post 31: Lead Paint in Pre-1979 Homes — What to Know From Your Inspection ← Previously: Post 29: Whole-House Observations — What Doesn’t Fit Into One System Curious what it’s like to schedule your own home inspection with us?