Interior

Interior Information

Although some minor defects might be noted in the structures interior, such minor defects should not be considered an exhaustive, complete, or definitive list of minor defects, particularly when the residence is still occupied.

Fresh paint can conceal visual clues of how the structure’s walls, ceilings, and foundation are interacting. In bathrooms and kitchens, as well as other areas, fresh paint can conceal visual clues concerning moisture damage.

Wallpaper, mirrors, wall hangings and furnishings may conceal defects and damage to walls; concealed defects are not within the scope of the home inspection

Carpet, vinyl, tile, and wood floors near water sources (kitchens, laundry, bathrooms, etc.) need to be monitored regularly for wet conditions where mold can thrive. Vinyl floors need to be monitored regularly for curling and deteriorated grout or caulking to prevent moisture from getting under the vinyl and creating wet conditions where mold can thrive. As vinyl ages, it has a tendency to curl at the edges. Even a very minor leak can destroy a wood floor very quickly and create wet conditions where mold can thrive. All floor coverings no matter the type or composition are considered cosmetic problems and are not part of this inspection. I

Home inspectors do not pull back floor coverings such as carpet to inspect the underside of the floor coverings so any mold, damage or cracking would not be detected during a visual home inspection. There is always the possibility that moisture has penetrated beneath any floor covering, particularly in a kitchen at the dishwasher and sink, and in bathrooms at the bathtub/floor junction, and that any mold or damage would not be detected during a visual home inspection. Destructive testing or remodeling would be required for a conclusive determination.

Recommend regular monitoring of all water supply lines and drainage pipes in areas where carpet, vinyl, or wood floors exist to help prevent moisture penetration into framing and resulting in water damage or growth of mold and mildew. Recommend regular monitoring of grout and/or caulking at the floor/wall junction to help prevent moisture penetration into framing resulting in water damaged or growth of mold or mildew.

Sink cabinets are the main areas where water problems occur, and where mold and mildew are likely to be found. The kitchen sink base under the sink is always an area where a trap, supply lines, or a disposal drain could leak and cause water damage to the storage shelf. The stored items on this damaged shelf will prevent a complete inspection of this area.

I do not test for mold or measure indoor air quality, which the Consumer Product safety Commission ranks fifth among potential contaminants. Regardless, a person's health is a truly personal responsibility, and inasmuch as I do not inspect for mold or test for other environmental contaminants I recommend that you schedule an inspection by an environmental hygienist before the close of escrow. And this would be imperative if you or any member of your family suffers from allergies or asthma, and could require the sanitizing of air ducts and other concealed areas.

Note: Mold cannot exist without moisture. Therefore, any moisture whatsoever, whether it be from inadequate grading and drainage, a leaking roof, window, or door, or moisture from a faulty exhaust vent, a condensate pipe, an evaporator coil, or a component of a plumbing system should be serviced immediately, or the potential for mold contamination will remain.

Storage typically prevents the inspection of all of the cabinets, drawers, closets, and shelves. Storage and countertops typically prevent full visibility, and countertops are where a lot of minor damaged occurs from dropped small appliances, pots and pans in the kitchen, hair dryers in the bathrooms, etc. Concealed damage is not in the scope of the home inspection.

Furniture can prevent opening and closing closet doors, cabinet doors, and drawers. Inspection of kitchen cabinets is never complete unless there is nothing stored in them at the time of the inspection. I do not remove personal property to see what is in the rear of the cabinets.

Functional water flow and drainage was determined to the greatest extent possible by flushing the toilet while running water at the shower/bathtub and at the sink.

Certain non-standard systems can be so unique in their installation, operation, and maintenance that they are not within the scope of a generalized inspection. Testing, inspection, analysis, or opinion of condition or function of non-standard systems is not within the scope of a home inspection. Such non-standard systems include, but are not limited to, central vacuum systems, water modification systems (purifiers, filters, and softeners), lawn irrigation systems, landscape lighting systems, intercom systems, security systems, trash compactors, fire suppression systems, playground equipment, and solar heating systems.