Top Ten Home Repairs #5 Furnace

A few simple quick things that can be done to preview the furnace.

1)      If you are familiar with a furnace, be sure the furnace is off, then remove the front covers.  Check for the following items.  If any of these exist the furnace should be serviced, inspected and safety checked to determine its suitability and remaining life expectancy.

a.       Rust or corrosion

b.      Metal flakes and dirt.

c.       Water

2)      Check the flue.  Is it solid, continuous and if metal free of corrosion and openings.

3)      Check the air filter.  If the filter is missing it may indicate poor maintenance of the furnace.

4)      Start the furnace \          

a.       Does the exhaust fan sound normal – i.e. no squealing, rattles etc.

b.      Listen for the burner to light. Does it stay burning on a single start attempt?  Occasionally, burners will require multiple start attempts or only burn for a minute or two then shut down.  This is not correct.  It generally is a minor repair, but must be fixed

c.       The blower should engage after a minute or two.  Does it sound smooth and reasonably quiet?

This is not intended to be an exhaustive list.  But these items can be inspected in a few minutes and will reveal many of the common issues with furnaces.  In any circumstance, have your furnace fully inspected by a licensed contractor, before you move in if possible.  Safety is your number one priority.

The roof is one area that is difficult if not impossible to evaluate effectively from the ground.  As a buyer on a preliminary showing the most that can be done is to look for :

1)      Cupping/curling shingles of any visible surface area

2)      Missing or broken shingles

3)      Rotted or water stained fascia, or soffits. 

4)      Stains on the siding below roof wall connections

5)      Stains on interior ceilings

Any of these can indicate problems on the roof.  If at all possible try to have the roof inspected by a specialist or general home inspector.  Walking on the surface is the best method to inspect a roof.  This is not always possible when there is snow cover, steep pitches or excessive heights (this requires a professional roofer with proper safety equipment).  Also, certain roof types such as slate, tile, asbestos etc. (these roofs can be damage by walking on the surface.)

Finally, review your disclosure statements from the seller.  If available review the work order of the last installation.  Here you may be able to identify age, roofing material style and manufacturer, warranty and installer.  You may be able to find information on the roof material and installers ratings on the internet.

There are many types of siding, and each has its own unique issues or concerns that need to be reviewed.  The following applies to all cladding.

1)      The siding should be above the level of the grade.  This prevents moisture and pests from leeching into the framing structure of the home as well as preventing most wood products from premature deterioration.

2)      The siding should be firmly attached (Except vinyl, steel and aluminum siding should slide a 1/4”  or so sided to side.)  Cracks in stucco that are more than hair line cracks may be a concern and should be evaluated by a specialist.  Loose stucco will require removal and repair.  Wood products should be solid, rot free.  Cracked and heavily weathered boards should be replaced.

3)      Peeling paint on wood siding may be an indication of water/moisture behind the siding

4)      Most trims around doors, windows wall penetrations etc should be caulked.

5)      Obvious discoloration in stucco and wood product is a strong indicator of moisture issues.

6)      Obviously any and all opening need to be sealed, screened or otherwise protected from moisture penetration, air infiltration (except purposeful venting) and pest entry.

In a very literal sense, a house needs a good foundation if it is to last AND stand firm.  I have seen some old homes (100 years) still standing which were built on a poor foundation.  However, they are anything but solid and straight.  Typically every floor, wall and roof line is out of level and sometimes it makes you dizzy to walk through them.  This is the extreme.  Most foundation issues are less subtle.  So as a buyer what can you expect to see if a foundation is bad?

1)      Door cannot be closed because they do not fit in the frame

2)      Floors are not level

3)      “V” shaped vertical or step cracks in the foundation wall.  “V”-shaped would be that the width of the crack is larger at one end than the other.  This indicates settling.

4)      Horizontal cracks in the foundation wall.  This would indicate the foundation wall is bowing in

5)      Any obvious bulges, crumbling or physical damage.

Foundation issues often are the result of:

1)      Poor soils or soil compaction

2)      Poor grading and water intrusion and pressure

3)      Poor workmanship

Now a foundation problem is not necessarily a reason to pass up a particular home.   You need to analyze cost of repairs etc.  However, you should not proceed without hiring the services of a qualified trusted foundation REPAIR specialist.  The reason I emphasize repair specialist is that repairing a foundation is often much different than building one.  I key component of repair is analyzing the extent of the damage AND identifying the underlying causes of the failure.  Do your homework.  Get a good referral and get solid number on the cost of repairs.  Make sure you get a warranty and insurance credentials.  Make sure it is a contractor with some solid history of good work.

It seems there are times or "season" when I simply need to pause and remember why I do what I do.  Not because things are going badly, but simply because at times things get hectic and it is easy to simply run from one thing to the next without appreciating the "Wow, I really get paid to do this!".  I love what I do.  I love meeting and talking to buyers and providing them with information obout their new home.  I love anylizing, investigating and exploring homes, each has their own mystery.  I love studying new home systems, product and construction methods.  (I have never had an occupation where i have done more classroom type continuing ed courses.)  I love the flexibility of hours, even though they are long days.  I love playing with new inspection instruments and finally I love getting paid at the end of every job.  (Instant gratification).  Home inspection is the perfect career for me.