Editor's note: This story is adapted from the U.S. Department of Housing and Urban Development's Residential Rehabilitation Inspection Guide, 2000. Click here for other stories in this series.
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| Clues to water problems include: wall cracks and stains, continuously working dehumidifier, rust at the base of support columns, peeling paint, white or dampness on walls, floor, stains or efflorescence, loose floor tiles, rot, items stored off the floor and water-damaged items, rusty baseboard nails, and patched walls. |
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Following the inspection of the site and the building's exterior, move indoors and systematically inspect all interior spaces, including the basement or crawl space, finished rooms, halls and stairways, storage spaces, and attic.
Begin either at the lowest level and work up or at the attic and work down.
Examine the overall quality and condition of the building's construction and finish materials. If the interior has unique woodwork or other stylistic features, consider how these may be incorporated to best advantage in the building's reuse.
Look for patterns of water damage or material deterioration that indicate underlying problems in the structural, electrical, plumbing, or HVAC systems. These systems will be inspected separately after the interior inspection has been completed.
Moisture
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The basement or crawl space is often the most revealing area in the building and usually provides a general picture of how the building works. In most cases, the structure is exposed overhead, as are the HVAC distribution system, plumbing supply and DWV lines, and the electrical branch circuit wiring.
One of the most common problems in small residential structures is a wet basement. Examine walls and floors for signs of water penetration such as:
- dampness,
- water stains,
- peeling paint, efflorescence, and
- rust on exposed metal parts.
In finished basements, look for:
- rotted or warped wood paneling and doors,
- loose floor tiles, and
- mildew stains.
Determine the source of any moisture that may be present. It may come:
- through the walls or cracks in the floor,
- from backed-up floor drains,
- from leaky plumbing lines, or from
- a clogged air conditioner condensate line.
If moisture appears to be coming through the walls:
- Re-examine the roof drainage system and grading around the exterior of the building (the problem could be as simple as a clogged gutter).
- Recheck the sump pump, if there is one, to be sure the discharge is not draining back into the basement.
- Look for unprotected or poorly drained window wells, leaking exterior faucets, and signs of leakage in the water supply line near the building.
Check the elevation of an earthen floor in a crawl space. If the water table on the site is high or the drainage outside the building is poor, the crawl space floor should not be below the elevation of the exterior grade. If the basement or crawl space is merely damp or humid, the cause simply may be lack of adequate ventilation, particularly if the crawl space has an earthen floor.
Check the ventilation. By measurement and calculation, compare the free area of vents with the plan area of the crawl space. The free vent area to crawl space area ratio should be 1 to 150 in a crawl space with an earthen floor and 1 to 1,500 in a crawl space with a vapor barrier of one perm or less over the earthen floor. If the calculated ratio is less, consider adding ventilation, particularly in hot and humid climates, and especially if moisture is present.
Check the location of the vents through the foundation or exterior wall. There should be one vent near every corner of the crawl space to promote complete air movement. Check vents for screens. They should have corrosion resistant mesh in good condition with maxi-mum 1/8-inch (3.2 mm) openings. If the ventilation appears to be inadequate and additional vents cannot be cut in the foundation or exterior wall economically, consider adding a vapor barrier and mechanical ventilation.
Fungal and insect infestation
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Look for signs of fungal growth on wood, particularly in unventilated crawl spaces. Termite infestation is most common in basements and crawl spaces, particularly near foundation walls. Probe all suspect areas thoroughly.
Inspect all foundation walls, piers, columns, joists, beams, and sill plates for signs of termites and other wood inhabiting insects.
Thermal insulation
Examine the amount and type of insulating material, if any, above unheated basements and crawl spaces. Determine the amount of insulation required for the space and whether additional insulation can or should be added. Check for adequate vapor barriers.
Structural, electrical, plumbing, and HVAC systems
Understand enough about the layout of each system to make an informed inspection of the remainder of the building's interior. A more complete assessment of these systems will be performed later.
- Note the type of structural system (wood frame, masonry bearing wall, etc.).
- Locate main support columns and posts, major beams, and bearing walls.
- Find the main electrical panel box, if it is in the basement, and note how the branch circuits are generally distributed. Note also the type of wiring that is used.
- Trace the path of the main water supply line and check the composition of all piping materials.
- Observe the general location of the heating/cooling unit, if it is in the basement, and the general layout of the HVAC distribution system.
- Locate the access to the crawl space, check that it is large enough for a person to enter, observe the interior of the crawl space, and if mechanical equipment is located inside, check that access is large enough for any required maintenance.
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