1. Moisture and condensation in attic spaces can indicate potential problems
with areas such as ventilation, insulation, and vapor barriers. These problems
can lead to excessive wear of the roof covering, structure and building materials
as well as increasing the potential for ice damming. The ultimate result is
the shortening of the life of your roofing materials, very costly repairs,
and even health problems. Some typical costs are: $2,500 - Re-shingle
3 bedroom home (by adding a second layer of shingles). Repairs will cost considerably
more if existing shingles are removed. $4,400 - Replace sheathing on
a 3 bedroom bungalow $500 - Add R20 loose fill insulation to 1,000
sq. ft.
2. Electrical panels are often not marked with the amperage size of the main
service. Even if it is marked it may not properly reflect the size of the
service. This can be confusing and may leave home owners with an electrical
service that does not meet your needs. $1,200 - Upgrade panel and service
to 100 amp $2,000 - Upgrade panel and service to 200 amp $300
- Install ground.
3. Wood rot can occur in many places. Some examples are: window sashes and
frames, door frames and sills, siding, decks, and trim. It's often difficult
to detect this type of problem without probing the wood to especially when
the wood has been freshly/recently painted. The cause of the rot is moisture.
The initial cause of the moisture may be repaired and the rot shows up some
time later. $400 - Replace a double hung wood window (this is a low
estimate and could cost much more) $800 - Replace a 4 ft. by 40 ft.
area of wood siding $875 - Replace a 10 ft. by 5 ft. area of pressure
treated decking $250 - Replace 10 ft. section of cedar fencing.
4. Deteriorated masonry work can add up in repair costs. Deteriorated masonry
joints can cause problems with moisture penetration into the home, chimneys
toppling over onto roofs, clogging chimneys with fallen bricks, and some limited
support problems for other building materials. $500 - Rebuild 5 feet
of chimney $250 - Re-point a 5 ft. by 10 ft. area of brick $350
- Parge 3 ft. by 40 ft. side of home 5. Foundation and basement areas can
be a real concern for home buyers. There could be moisture problems or cracked
walls. Left unattended the costs can mount. $300 to $500 - Seal
vertical crack in poured foundation $600 to $900 - Seal cracks
(exterior) to block foundation $1,000 - Add a sump pump and pit $8,000
to $15,000 - Water proof the foundation/basement walls of a 3 bedroom
home. Note: Never repair cracks without determining the causes.
6. Heating and cooling systems can still be working but be at the end of their
economic life. A forced air gas furnace has a typical life span of 15 to 25
years. One of the largest single components in a forced air gas system is
a heat exchanger. The heat exchanger can crack and emit deadly carbon monoxide
into the home. Repairs are not possible and the component must be replaced.
$2,500 - Mid efficiency gas furnace $3,500 - High efficiency
gas furnace $500 - Electric air cleaner $2,000 - Central air
conditioning (on forced air gas). $3,500 - Heat pump (air source) $800
to $1,200 - Replace heat exchanger in forced air gas furnace.
7. Over fusing (a higher rated fuse than circuit calls for) or unsafely fusing
an electrical circuit can cause fires. This occurs when higher current is
drawn on the circuit than the wire was intended to carry. Protection comes
when a properly rated fuse blows during this over current condition. Typically,
15 amp circuits are the most common with larger service for a dryer, baseboard
heaters, stoves, etc. $600 - replace fuse panel with circuit breakers
and panel $150 - Add a 110 volt circuit and outlet $75 - Add
GFCI receptacle $400 - Add CO/ALR outlets for aluminum wiring.
8. Safety is key in any home. Guarding the home against break-ins with proper
locks and dead bolts on exterior doors, windows and patio doors is a good
idea but there are several other areas that can increase physical safety too.
For example, smoke detectors on every level of the home and carbon monoxide
detectors, to mention but a few. $200 - Install a Carbon Monoxide Detector
$150 - Install two dead bolts $150 - Install 3 to 5 battery
operated smoke detectors.
9. The structural integrity of a home is fundamental to long life and safety.
Sometimes problems can arise over time that will require attention. If these
are left unattended further problems may arise. It is normal for settlement
cracks to occur at certain points of the structure. Wide cracks or components
pulling away from the main structure are signs of more serious problems. $300
- Add footing and install post $1,000 - Replace 40 ft. beam.
10. If you don't feel qualified to inspect a home, or aren't sure, chances
are you require the service of a professional certified home inspector.