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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?

What We Look For (And What We Don’t): Whole-House Observations — What Doesn’t Fit Into One System Not everything in a house plays by the rules. Some of the most important red flags aren’t tied to one specific system—they’re found in the way everything works (or doesn’t) together. That’s what this post is about: the catch-all category of stuff I notice that doesn’t live in your attic, HVAC closet, or crawlspace—but still makes me raise an eyebrow. When It’s Not One Thing—It’s the Whole Picture These aren’t just technical problems. They’re patterns. I’m trained to see what most buyers walk right past: a mix of deterioration, neglect, or dangerous shortcuts that no single trade is responsible for—but that could cost you thousands down the line. Evidence of pests – Rodent droppings in the garage, chewed wiring, or termite trails along trim. I’m not a pest control guy, but I know when to refer one. DIY repairs and shortcuts – I’m not judging… okay, maybe I am. Duct tape on pipes, cardboard in electrical panels, or clearly amateur drywall fixes are all warning signs. Hoarding or excessive clutter – Beyond cleanliness, this blocks access to major systems and hides potential damage. It’s a visual and safety limitation. Signs of water damage – Bubbling paint, discolored drywall, swollen baseboards—maybe it’s from an old leak, maybe it’s still active. Either way, I flag it. Fire damage indicators – Charred framing, stained rafters, or odd smoke patterns suggest a past fire that may have structural consequences. What I’m Looking For—And What I’m Not ✅ I’m looking for: anything that could affect safety, function, or livability. Patterns of deferred maintenance, red flags across systems, and evidence of serious oversight. ❌ I’m not performing: air quality testing, pest extermination, structural engineering, or mold remediation. But I know when to recommend them. This Is Why We Walk Every Room I walk the house methodically—room by room, system by system—but I’m also absorbing the overall condition. Is the house clean, cared for, and safe? Or has it been MacGyvered into a risky patchwork of temporary fixes and ignored repairs? Think of this part as the doctor’s bedside manner—the gut check. Something’s off? I notice it. And I make sure you see it too. FAQs: Observations Beyond the Systems What happens if you find signs of rodents or pests? I document what I see—droppings, chewed materials, entry holes—and recommend a pest control specialist for further evaluation. I don’t bait traps or test for infestation levels. How do you handle hoarded homes or excessive clutter? Hoarding restricts visual access and creates safety issues. I note areas I couldn’t access and suggest further evaluation once the home is cleared. Do you inspect for mold? I visually identify potential mold-like substances and may use thermal imaging to locate moisture. I don’t test or confirm mold without lab support—but I do call it out when I see it. Can you tell if a home has been in a fire? Sometimes. Smoke patterns, charred wood, or retrofitted framing can suggest fire damage. I document what I see and recommend structural or fire restoration experts if needed. → Next up: Post 30: The Power of the Summary Checklist ← Previously: Post 28: How We Use Thermal Imaging During Inspections Curious what it’s like to schedule your own home inspection with us?

What We Look For (And What We Don’t): How We Use Thermal Imaging During Inspections Most problems don’t wear a name tag. They hide behind drywall, in ceilings, under insulation, or inside electrical panels. That’s where my thermal camera comes in. It doesn’t give X-ray vision—but it does let me see temperature anomalies that can be signs of water intrusion, missing insulation, or overheating electrical components. And yes, I scan the whole house—inside and out. How Thermal Imaging Helps Me Spot Issues Early Here’s what I use the thermal camera for: Water leaks behind walls or ceilings – Moisture usually reads colder than the surrounding surface. If we ran water earlier, I’m now looking for pooling or seepage behind finishes. Missing or uneven insulation – Especially around attic hatches, vaulted ceilings, or exterior-facing walls. Cold or hot zones in these areas jump out on screen. Electrical problems – A breaker running hotter than the others? An outlet that’s glowing when nothing’s plugged in? That’s a clue we might have a loose connection or overload. HVAC duct leakage – Cool or warm air showing up behind walls or ceilings where it shouldn’t be? That could point to leaky or disconnected ducts. What I’m Looking For—And What I’m Not ✅ I’m looking for: unusual hot or cold spots that don’t match the surroundings, particularly around plumbing lines, roof edges, ceilings, windows, and breaker panels. ❌ I’m not diagnosing: the exact source of every anomaly. I don’t drill holes, cut drywall, or make promises—if I see something concerning, I recommend a qualified pro to investigate further. Why I Scan After Running Plumbing Fixtures Here’s the sequence: I test sinks, tubs, and showers earlier in the inspection. By the time I do the thermal scan, any slow leaks should have made themselves known. That cold outline around the base of a wall? Could be a hidden pipe drip. The streak down from a toilet upstairs? Might be a seal leak. The camera helps me catch what your eyes can’t see—and your wallet doesn’t want to discover post-move-in. FAQs: Thermal Imaging in a Home Inspection What is thermal imaging, exactly? It’s a way of seeing temperature differences in surfaces. My thermal camera creates a color-coded map of heat variation—blue for cool, red/yellow for hot. It helps reveal moisture, heat, and air movement issues that aren’t visible normally. Do all inspectors use thermal cameras? No. Many don’t. It requires training and extra time. At Inspections Over Coffee, we believe it’s one of the best tools to protect the buyer, so we include it in every inspection. Can thermal cameras see through walls? Nope. They don’t X-ray anything. They show surface temperature variations that can suggest something behind the wall is colder (wet), hotter (electrical), or less insulated than it should be. Can thermal imaging confirm a leak? Not by itself. It can indicate a probable moisture issue, but confirming it may require moisture meters, cutting into drywall, or a specialty contractor’s help. → Next up: Post 29: Whole-House Observations — What Doesn’t Fit Into One System ← Previously: Post 27: The Fireplace and Chimney — What’s in Scope for Your Inspection Curious what it’s like to schedule your own home inspection with us?

Week 52 – Would I Do It Again? My Final Thoughts on Year One Here’s the truth: I didn’t know how this would go when I started. A year ago, I had more fears than answers. I was trading a steady paycheck for an unknown path. I worried about screwing up inspections, finding clients, handling risk, managing growth. I wasn’t sure if I could sell myself, let alone build something sustainable. And now? 52 weeks later? I’ve done hundreds of Realtor meetings. I’ve inspected homes that scared me, thrilled me, and made me question if I was ready—then proved that I was. I’ve hired help. Turned clients into raving fans. Took calls from lawyers and kept my cool. Got my first 5-star review—and my first not-so-5-star one. Learned about mold, radon, marketing funnels, team leadership, and tax strategy. Even taught at real estate offices when I thought I had nothing to say. Would I do it again? Absolutely. Not because it was easy—but because it was worth it. Because I built something. Not just a business. Not just income. But a rhythm, a brand, a reputation, a life. Something my family’s proud of. Something I can scale. Something I can sell, or license, or one day pass on. Here’s what I’d tell the me from Week 0: Trust the system. It’s better than anything you’d build from scratch. Talk to Curt more than you think you should. You’re not bothering him. He’s in your corner. Keep showing up. You won’t always feel confident—but you’ll get competent. And fast. Keep saying the same thing 1,000 times to 1,000 Realtors. It’s their first time hearing it, every time. Celebrate the moments that feel small now. Your kid recognizing a house you inspected will matter more than any invoice. And finally, what I know now: I wasn’t just building a business. I was building myself. Into someone who can lead. Who can grow. Who can weather slow weeks and still show up at happy hour with a smile. Who knows what to say when someone says, “I’ve heard of you.” So would I do it again? Yes. A thousand times yes. Because this franchise changed my life—and gave me the tools to do the same for others. ← Catch the tax lessons here: Week 51: Preparing to File Taxes as a Business Owner for the First Time If you’re ready to start your own home inspection franchise, know this: it’s hard. It’s humbling. And it’s the best decision I’ve ever made.

Week 51 – Preparing to File Taxes as a Business Owner for the First Time This week, I met the accountant—and got hit with reality. Being your own boss comes with freedom, sure. But when tax season rolls around? It also comes with paperwork. And complexity. And yes, some sticker shock when you see what it costs to have someone prepare everything properly. Here’s what I learned: Preparing taxes as a business owner is definitely more expensive than when I was just a W-2 employee. But it’s also way more interesting. Because for the first time, I got to see how many of the things I use every day—mileage, marketing, software, tools, even coffee meetings—were legitimate business expenses. Write-offs that surprised me: My CRM subscription My branded polos Fuel and vehicle maintenance Continuing education and certification fees Even the snacks I keep in the car for long inspection days What my accountant told me: “Your first year is about building good habits. Next year will be easier—because you’ll know what to track, how to categorize it, and what to save for later.” This wasn’t just paperwork. It was proof: Proof that I’ve built something real. That I’ve made investments, not just purchases. That I’ve kept the wheels turning long enough to see a full financial cycle. And yes, it was a little stressful—but also super validating. What I’ll keep doing: Track everything. Categorize as I go. Stay organized. And remember: this is the cost of running a business the right way. And I wouldn’t trade that for anything. → Final thoughts coming soon: Week 52: Would I Do It Again? My Final Thoughts on Year One ← Just getting started? Here’s what I told a brand-new owner: Week 50: What I Told a New Franchisee on Their First Day If you’re ready to take full ownership with a home inspection franchise, remember: taxes are a headache—but the freedom is worth it.

Week 50 – What I Told a New Franchisee on Their First Day This week, I had a moment I never expected 11 months ago: I sat down with a brand-new franchisee. First day. Nervous energy. That mix of excitement and “What the hell did I just sign up for?” written all over their face. And suddenly, I was the one giving advice. Here’s what I told them: “Follow the plan. It’s not always glamorous, but it works. Talk to more Realtors than you think you need to. Say the same thing 1,000 times. And be nice to everyone—even when you’re tired, or unsure, or feel like you’re not getting anywhere.” Then I said the most important thing: “Call Curt. Call him more than you think you should. You’ll feel like you’re bugging him, but trust me—he wants you to succeed. He’s not just the founder, he’s your coach, your lifeline, your shortcut around 100 dumb mistakes.” And it was surreal. Because I remember being that person. I remember wondering if I’d make it. Wondering if I had what it takes. Wondering if all the systems and tools and branding would really work. And now? I’m living proof that it does. What I wish someone had told me back then: It gets easier. But you have to earn the ease through consistency. Don’t reinvent the wheel. The road is paved—just walk it. Your calendar reflects your future. Fill it with meetings, not just tasks. What I’ll keep doing: Passing it forward. Lifting up the next wave of owners. And remembering what it felt like to be new—so I can make someone else’s journey just a little smoother. → Almost done: Week 51: Preparing to File Taxes as a Business Owner for the First Time ← Want to hear what my family thinks about this journey? Week 49: What My Family Thinks Now (After 11 Months of Hustle) Want to launch a home inspection franchise with a proven roadmap and someone in your corner? Start here—and call Curt.