Residential inspections · Inspection reference

Main systems. Common field findings.

What’s expected of each component, compared with five common defect examples for each system.

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These comparisons describe typical visible or observable conditions, not a certification of design, code compliance, or concealed performance. They are not findings about your property or a ranked list of defect frequency. The agreed scope, safe access, and operating conditions determine what can be reviewed.

Roof

What’s expected vs. common defects

  • Covering
    What’s expected: Covering remains intact and secured.
    Common defect: missing or damaged shingles
  • Flashing
    What’s expected: Flashing remains secured and directs water away from joints.
    Common defect: loose or separated edges
  • Penetrations
    What’s expected: Visible seals and boots remain intact around penetrations.
    Common defect: cracked seals or deteriorated boots
  • Gutters
    What’s expected: Gutters remain clear and secured.
    Common defect: debris or visible blockage
  • Drainage
    What’s expected: Downspouts direct discharge away from the foundation.
    Common defect: downspouts discharging against the foundation

Attic

What’s expected vs. common defects

  • Sheathing
    What’s expected: Accessible sheathing shows no visible moisture damage.
    Common defect: moisture stains or deterioration
  • Framing
    What’s expected: Visible framing remains intact without unsupported alterations.
    Common defect: visible damage or altered members
  • Insulation
    What’s expected: Insulation remains distributed across accessible intended areas.
    Common defect: missing or displaced coverage
  • Vent openings
    What’s expected: Visible vent openings remain clear.
    Common defect: blocked airflow paths
  • Exhaust ducts
    What’s expected: Exhaust ducts discharge outdoors.
    Common defect: discharge ending inside the attic

Exterior

What’s expected vs. common defects

  • Cladding
    What’s expected: Cladding remains intact without open weather-entry gaps.
    Common defect: cracks, gaps, or deterioration
  • Trim
    What’s expected: Trim remains intact and protected from deterioration.
    Common defect: decay or exposed wood
  • Window seals
    What’s expected: Exterior seals remain intact at visible window joints.
    Common defect: gaps or failed exterior sealant
  • Grading
    What’s expected: Surface grading directs water away from the building.
    Common defect: soil sloping toward the building
  • Vegetation
    What’s expected: Vegetation remains separated from exterior finishes.
    Common defect: direct contact with exterior finishes

Foundation

What’s expected vs. common defects

  • Foundation
    What’s expected: Visible foundation surfaces show no displaced or widening cracks.
    Common defect: displaced or widening cracks
  • Supports
    What’s expected: Accessible supports remain stable and aligned.
    Common defect: visible movement or leaning
  • Wood members
    What’s expected: Accessible wood supports remain free of visible decay.
    Common defect: decay at accessible supports
  • Connections
    What’s expected: Visible connections remain secured.
    Common defect: loose or missing visible fasteners
  • Perimeter
    What’s expected: Accessible perimeter shows no visible moisture intrusion.
    Common defect: moisture intrusion or staining

Garage

What’s expected vs. common defects

  • Vehicle door
    What’s expected: Visible panels and tracks remain intact and aligned.
    Common defect: damaged panels or tracks
  • Operator
    What’s expected: Tested operator safety features respond as intended.
    Common defect: observed failure of tested safety features
  • Separation surfaces
    What’s expected: Visible separation surfaces remain intact.
    Common defect: holes or damaged finishes
  • House-entry door
    What’s expected: The house-entry door fits its frame and operates properly.
    Common defect: damage or poor fit
  • Electrical devices
    What’s expected: Visible devices and wiring remain covered and protected.
    Common defect: damaged covers or exposed wiring

Basement / crawlspace

What’s expected vs. common defects

  • Ground surface
    What’s expected: Accessible ground areas remain free of standing water.
    Common defect: standing water
  • Framing
    What’s expected: Visible framing remains intact without decay.
    Common defect: decay or visible damage
  • Supply piping
    What’s expected: Accessible supply piping shows no active leakage.
    Common defect: active leaks
  • Insulation
    What’s expected: Installed insulation remains in place.
    Common defect: fallen or missing sections
  • Ventilation openings
    What’s expected: Ventilation openings remain clear and protected.
    Common defect: blocked or damaged covers

Interior

What’s expected vs. common defects

  • Ceilings
    What’s expected: Ceiling surfaces show no visible water damage.
    Common defect: water staining
  • Walls
    What’s expected: Accessible wall surfaces remain intact.
    Common defect: damaged surfaces or notable cracks
  • Floors
    What’s expected: Floor finishes remain secured and serviceable.
    Common defect: loose or damaged finishes
  • Doors
    What’s expected: Doors operate and latch normally.
    Common defect: binding or failed latches
  • Windows
    What’s expected: Accessible glazing remains intact and tested windows operate.
    Common defect: cracked glazing or difficult operation

Electrical

What’s expected vs. common defects

  • Panels
    What’s expected: Panel openings remain closed with suitable covers or fillers.
    Common defect: missing filler plates or open knockouts
  • Wiring
    What’s expected: Accessible wiring remains insulated and protected.
    Common defect: exposed or damaged conductors
  • Connections
    What’s expected: Visible connections show no overheating damage.
    Common defect: visible overheating or discoloration
  • Receptacles
    What’s expected: Receptacles remain secured with intact covers.
    Common defect: loose devices or damaged covers
  • GFCI devices
    What’s expected: Tested GFCI devices respond to their test/reset controls.
    Common defect: failure to respond when tested

Plumbing

What’s expected vs. common defects

  • Supply connections
    What’s expected: Accessible supply connections show no active leakage.
    Common defect: active leakage
  • Drain joints
    What’s expected: Visible drain joints remain leak-free during normal use.
    Common defect: leakage or staining
  • Fixtures
    What’s expected: Fixtures remain securely mounted.
    Common defect: loose mounting
  • Drains
    What’s expected: Drains discharge during normal fixture use.
    Common defect: slow discharge during fixture use
  • Piping
    What’s expected: Accessible piping remains supported without material deterioration.
    Common defect: corrosion or unsupported sections

Heating

What’s expected vs. common defects

  • Controls
    What’s expected: Heating responds to normal controls when safe to operate.
    Common defect: no response during operation
  • Filters
    What’s expected: Filters remain reasonably clean and properly fitted.
    Common defect: accumulated debris
  • Distribution
    What’s expected: Accessible distribution ducts remain connected.
    Common defect: disconnected or damaged ducts
  • Venting
    What’s expected: Visible vent connectors remain intact and secured.
    Common defect: damaged or separated visible connectors
  • Equipment
    What’s expected: Accessible equipment shows no material corrosion or leakage.
    Common defect: visible corrosion or moisture

Cooling

What’s expected vs. common defects

  • Controls
    What’s expected: Cooling responds to normal controls when conditions permit.
    Common defect: no response during operation
  • Condensate drain
    What’s expected: Visible condensate drainage conveys water without leakage.
    Common defect: leakage or visible blockage
  • Line insulation
    What’s expected: Required visible refrigerant-line insulation remains intact.
    Common defect: missing or deteriorated coverage
  • Outdoor coil
    What’s expected: Outdoor coils remain reasonably clear of debris and visible damage.
    Common defect: debris or visibly damaged fins
  • Ducts
    What’s expected: Accessible ducts remain connected and secured.
    Common defect: loose or disconnected accessible sections

Fireplace

What’s expected vs. common defects

  • Firebox
    What’s expected: Accessible firebox surfaces remain intact.
    Common defect: damaged masonry or panels
  • Hearth
    What’s expected: The hearth remains intact and serviceable.
    Common defect: cracks or damaged edges
  • Damper
    What’s expected: The accessible damper operates normally.
    Common defect: difficult or failed operation
  • Visible venting
    What’s expected: Visible venting remains connected without damage.
    Common defect: damaged or separated sections
  • Firebox
    What’s expected: Visible surfaces show no heavy deposits requiring service before use.
    Common defect: heavy soot or signs warranting specialist review

Observations need context.

An observed condition does not always establish its cause, severity, or repair method. The report identifies relevant limitations and recommends qualified evaluation where appropriate. Concealed defects, system certification, and specialized testing are outside a standard visual review unless separately agreed.

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