Be A House Detective

Pipes that go clank in the night and shingles that fly off the roof are signs your home is trying to tell you something. It's time to do some investigative work before small problems turn into major headaches.

By Jody Garlock

For Connecticut home inspector Stephen Gladstone, it's one of the sad ironies of home ownership: People spend thousands of dollars on cosmetic improvements but nary a dime on the things that help protect the biggest investment of their lives. He's talking bricks and beams, wires and pipes, shingles and furnaces-and everything behind walls and in crawl spaces that are under wraps until an electrical fire erupts or termites have their fill of the joists. "There are lots of lovely houses out there, but there are people in them who do not understand that their investments are deteriorating, and that's unfortunate," says Gladstone, past president of the nonprofit American Society of Home Inspectors.

It's time to do a little sleuthing. Use the following areas—which are on every home inspector's checklist—to jump-start your detective work.

• Electrical System
• Roof
• Drainage
• Plumbing
• Furnace and Air Conditioner
• Ventilation and Insulation
• Structure and Foundation

ELECTRICAL SYSTEM
MetLife Auto & Home property loss specialist Scott Ashcraft has seen too many homes destroyed by electrical fires, and he ranks wiring as a home's top priority. "People need to be careful with and aware of the electrical problems that might be in their homes," he says. Older homes are especially prone to electrical problems.

Clues of a problem

• Blown fuses or tripped circuit breakers. Your electrical system can't handle your power needs. Check the main panel to see the maximum amperage your system can deliver; anything under 100 amps is considered outdated.
• Outlets that are hot to the touch. Aluminum wiring, which builders began using in the 1960s and which is now considered a safety hazard, could be the culprit. Copper wiring is preferred.
• No "reset" or "test" buttons on outlets in kitchens, bathrooms and garages, or outdoors. Outlets without these buttons may not be protected by a ground-fault circuit interrupter (GFCI), a safety device that guards against electrocution. Because some electrical systems incorporate GFCI protection at the main panel or elsewhere on the circuit, it is possible to have GFCI-protected outlets without the telltale buttons. An inexpensive tester, available at most hardware stores, can help you determine if your home is protected.
• Extension cords that are used regularly. Not only is this a sign that you need to have additional outlets installed, it's a safety hazard.

QUICK Tip: Smoke detectors that are wired into a home's electrical system are a good alternative for anyone who procrastinates about replacing batteries. Buy units with back-up battery systems that keep the wired devices operational during power outages.

ROOF
The roof is a home's first line of defense against the elements. Water penetration is the biggest concern with roofs, and shingles are the usual suspects. For safety's sake, stay on the ground and use binoculars to assess what's happening up high.

Clues of a problem

• Missing, curling or cracked shingles, or mineral granule deposits in gutters. These are signs that the roofing is worn and water may be getting into your house. Shingles seldom last as long as their stated life expectancy, Ashcraft says. Intense sunlight and improper attic ventilation can contribute to shingles' premature deterioration.
• Moisture around or water dripping from the ceiling near a skylight. Improperly installed flashing could be the culprit.
• A moldy, mildewy eave space. Mold and mildew are signs that water has penetrated your roof. Get in the habit of checking out-of-the-way spaces.
• Icicles hanging from the roof edge or gutters. Icicles are indicative of ice dams, which form when snow melts and refreezes and then forces water to back up under the shingles. Improving attic ventilation may remedy the problem.

  QUICK Tip: To increase your shingles' life span, stay off the roof. Every time someone walks on a roof to paint trim or string holiday lights, the mineral granules coating shingles are rubbed off, causing them to wear down faster.

DRAINAGE
Improper drainage will eventually rear its head in the form of water-damaged foundations, roofs and everything in between. Your goal is to direct water away from your house.

Clues of a problem

• Landscaping that slopes toward the house. The grading directly around the foundation should be built up so water drains away from, not toward, the foundation.
• Loose, leaky or clogged gutters. Gutters can't do their job unless they're in good condition, properly positioned and free from leaves and other debris.
• Short downspouts. Downspouts (and sump pump discharge pipes) should extend far enough away from the house so that water doesn't soak into the ground by the foundation and create a damp environment. Add extenders where needed.

  QUICK Tip: When doing yard work this summer, make sure you don't inadvertently flatten properly sloped areas.

PLUMBING
Drippy faucets and overflowing toilets are obvious signs of plumbing problems; a professional can assess less-obvious signs, such as waste lines that aren't properly ventilated or sump pumps with drainage issues.

Clues of a problem

• Noisy pipes. Loud clanks when the water is turned on or off indicates too much water pressure and/or pipes that are too small, either of which can cause pipes to leak or to rupture.
• Leaks around toilet base. This indicates that the wax ring that seals the base has been broken. Undetected leaks can cause the floor to rot. Replace the ring (Ashcraft recommends using two wax rings per toilet for extra protection), and check to make sure the floor doesn't feel soft in that area.
• Rusty pipes. This, along with water stains below the pipes, is a sign that water has been or is leaking from the pipe.

  Quick Tip: Few homeowners will ever become plumbing pros, so the best education is to learn the location of water shut-off valves. If a toilet were spraying water all over the place, fast action could divert costly water damage.

FURNACE AND AIR CONDITIONER
A furnace is such a vital workhorse that it deserves extra attention. Many homeowners don't realize, Gladstone says, that central air conditioners operate via the furnace's blower. Because a typical furnace is put to use year-round, it should be cleaned and inspected annually.

Clues of a problem

• Cracks and corrosion on the equipment. These indicate damage or deterioration and may require a closer inspection by an expert.
• Gas odor. This could indicate a leak in a gas furnace or other gas appliance. Leave the house and have the utility or a professional investigate the problem.

  QUICK Tip: Replacing a furnace's dirty air filter is the easiest and cheapest maintenance any homeowner can do, Gladstone says. Consider this incentive: A dirty filter puts stress on a furnace, resulting in higher energy bills and shortening its lifespan.

VENTILATION AND INSULATION
It seems contradictory, but a house needs to be both well ventilated and well insulated. Good insulation prevents heat loss, and proper ventilation directs moisture, odors and fumes outdoors. Improper venting can allow carbon monoxide to build up or mold to form. "While we tend to think of our homes as the safest place to be, indoor air can be more harmful to your family's health than outdoor air," says Katherine Davey, national program manager for Healthy Homes, a federal initiative coordinated by the University of Wisconsin.

Clues of a problem

• Home seems stuffy or traps odors. This is a sign of improper or defective ventilation. Venting for clothes dryers, bathroom fans and kitchen range hoods should all lead outdoors, not to the attic or another room of the house.
• Snow melts quickly on roof. In wintry locales, the absence of snow on a roof after a storm means heat is escaping through the roof and points to an under-insulated attic.
• Soot-coated fireplace. The soot may actually be creosote and is a sign of improper ventilation. Make sure the damper opens and closes properly. Have a professional check for other flaws, such as improper flue lining, during a yearly cleaning.
• Unexplained health problems. Mold, dust and cleaning products can all trigger breathing problems, including asthma. Flu-like symptoms can be a sign of high levels of carbon monoxide, which can be fatal; every home should have a carbon monoxide detector.

  QUICK Tip: High heating bills are a sign of poor insulation. Check with your local utility company. Many offer free energy audits to help homeowners pinpoint problem areas.

STRUCTURE AND FOUNDATION
Most structural and foundation problems stem from water damage, which is why being diligent about drainage, plumbing and roofs is important.

Clues of a problem

• Cracks in the foundation or interior walls, or around doors and windows. Though some cracks are part of normal settling, large cracks or horizontal or stair-step shape cracks may signal serious problems that a professional should assess.
• Difficulty opening doors or door frames that are warped or not square. These ailments may signal underlying structural or foundation problems.
• Weak or sloped floors. Both indicate possible framing damage. Floors that give and seem to move may have been weakened by water, possibly from improper drainage from a tub.

  QUICK Tip: Firewood stored against a house is an invitation to termites and other insects. Keep it away from the house, in a storage shed or at the back of the yard.

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