What We Look For (And What We Don’t): Inside the Attic — Insulation, Ventilation & What Can Go Wrong

The reason I spend extra time in the attic (and yes, the crawlspace too) is because these are the places most people never see—but where the most critical clues often hide. These aren’t just dusty storage zones. They’re windows into how the home breathes, insulates, drains, and ages.

Up in the attic and down in the crawlspace, I change how I inspect—but not how I think. My approach stays the same: I go system by system. That’s how I stay thorough—and how I train every inspector on our team.

System-by-System: The Attic Isn’t Just Insulation

When I’m in an attic, I’m checking the bottom of the roof for leaks or rot. I’m checking gable sides for insulation gaps. I’m looking at ductwork. I’m identifying knob and tube wiring or spliced connections someone buried in 1982. If there’s plumbing, I’m looking for vent stack leaks or disconnected bath fans dumping warm air into the attic. If I see structural issues—like cracked trusses or sagging joists—it goes in the report.

Same goes for crawlspaces. I start with structure: is the floor framing solid and supported? Then I move to plumbing: any leaks, corrosion, or disconnected drain lines? Is there insulation? Is it wet, sagging, or missing entirely? Do I see electrical running where it shouldn’t, or open splices? I check HVAC ducts too. Everything gets its turn.

What I’m Looking For—And What I’m Not

• ✅ I’m looking for: active leaks, mold, missing insulation, blocked ventilation, electrical safety issues, animal intrusion, and structural damage.
• ❌ I’m not looking for: r-value compliance, energy code upgrades, historical insulation techniques, or anything buried behind sealed walls or inaccessible areas.

What sets us apart is that we don’t just glance around. We move methodically, system by system—so nothing gets missed. That’s what makes this job so detailed. It’s also what makes it matter.

Thermal Imaging: Seeing What Eyes Can’t

If conditions are right, I’ll use a thermal camera to spot cold air intrusion, moisture issues, or even hot spots around electrical components. Missing insulation? You’ll see it in blue. Wet insulation that’s evaporating after last night’s storm? You’ll see that too. Thermal imaging doesn’t replace experience—but it gives us a superpower when it counts.

Access = Limitations. But We Still Work Hard.

If I can’t fit through the access hatch, or if there’s stored junk blocking my path, I’ll note that in the report. Same goes for low-clearance crawlspaces. I go as far as is safe and reasonable. But make no mistake—these spaces matter. They reveal things the living room never will.

FAQs: What to Expect From Your Attic & Crawlspace Inspection

Do you always go in the attic and crawlspace?

Yes—if safe and accessible. If I can’t get in, or can’t see the entire space due to obstructions, I’ll note the limitations in your report.

Do you inspect every system in the attic?

Yes. I inspect electrical, insulation, ventilation, structure, and plumbing if present. The attic gives clues across all major systems.

Will you call out improper insulation or missing vapor barriers?

I’ll flag missing or damaged insulation and obvious defects. But I don’t verify code-required insulation thickness or energy ratings. That’s not in the inspection scope.

Do you use thermal imaging in attics or crawlspaces?

Yes—when conditions support it. Thermal helps us see temperature differences caused by air leaks, water, or missing insulation, especially within 24 hours of rain.

→ Next up: Post 12: Exterior Systems — Drainage, Siding, and What Can Let Water In

← Previously: Post 10: Roof Inspections — What We Look For With Our Drones and Cameras

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