In the Bellingham Technical College, Residential Home Inspection Course (which I, along with fellow Rainers, Steve Smith, David Helm, and Rick Penn, teach part of) one of the things we continually hammer home to the students is to: "document, document, document." Even when something seems unimportant or ancient history it is important to all parties involved in the transaction to document these past conditions to provide a clear picture of the home.
This is not so much to "project" what is coming down the road but to "document" what has happened so that if it happens again there was at least some warning---and that some areas may need to be monitored. Perhaps the basement no longer leaks but the staining all around the paneling indicates that at some point it did. Perhaps new perimeter drains have been installed----which might be documented as well----and flooding is no longer likely. The staining still should be noted.
This lesson came home to roost at a recent inspection.
In the early fall I inspected a home and noted in the crawl space that a new interior drainage system had been installed (which was noted in the report). Also, at several points around the foundation, there were indications of past moisture intrusion----as can be seen in the "muddy tan" discolorations in this picture (which was noted in the report). The rusting form ties visible in the photo on top of the footing are further indications that this area has been wet.
Whether this happened during construction, after construction, or is ongoing or seasonal is difficult to determine at just one visit to the home.
The hole through the foundation is what we call a gravity drain. Builders will sometimes install these drains so that prior to building the home the foundation does not become a swimming pool. These gravity drains can admit lots of water to the crawl space if the exterior ground water is not properly drained away. In this case a feeble attempt at making a place for any incoming water to go has been installed and connected to newer interior drainage that runs to a sump pump on the other side of the crawl space.
There was a rotted support post, due to past flooding, that needed to be replaced, so I was called back to check the repairs about a month later----after nearly two weeks of constant rain. Here is a picture of that same area taken at the time of the re-inspection.
While you can see that the footing is now all wet, you can't tell from the photo that there is a little river running under the pipe and into the crawl space----enough water to pretty much require that the poor little sump pump run continuously.
A very curious condition was causing this to happen. Apparently this gravity drain was tied to the footing drain on the other side of the foundation. This footing drain runs around the home to where it runs out into the back yard "somewhere." Well apparently the drain in the back yard was somehow blocked. This was evidenced by when the sump pump turned on water came up out of the ground like a little geyser and flowed on the surface into the back yard. The sump drain terminated in the underground footing drain and because the drain was not draining the sump water had no place to go except up and to also fill the perimeter drain pipe back around the home and into the crawl space. Round and round she goes, where she stops, nobody knows...
This is a good example of how some defects are just not going to be found during a Standard Home Inspection but by documenting "everything" we can sometimes get hints of other issues. In this case the termination of the footing drain had to be repaired to eliminate recycling the ground water back into the crawl space.
Charles Buell
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Hi Charles...Thanks for sharing such an important item. Tomorrow morning I have a home inspection. The inspector photographs everything and provides a CD as well as a printed report with the photos.
This is critical in helping all parties to understand what problems there are and the severity of those problems.
Kate
Good post Charles. I have seen this happen on rare occasions. Good catch...
Kate, sounds good.
Michael, I was just glad to get a second shot at providing additional info for the buyer.
WHAT IS UP WITH AR AND HTML?
Charles , I really agree with you on documenting everything. I have one problem, I have seen on several reports and it would be the boiler plated documentation that some inspectors use. I find it is to general and it doesn't do justice to an inspection. Some of the boiler plate is made to be used nationwide and is worthless legalese...
Paul, I agree with you on that. That is not "documenting" that is often just useless drivel.
We'd all like to know if the new buyer had moved in or closed on the house? Or was this before the close and the close came apart? You know us real estate agents.....we always need to know "the rest of the story." : )
Document everything! You never know when you'll need "proof" to back yourself up.
Barbara, this all happened before close but all is good to go.
Jim & Maria----you can say that again
Excellent detective work. To the untrained eye, it looks as though the former problem has been corrected. But I've come to learn that there is sometimes more than meets the eye.
This is exactly why we encourage the inspection be conducted by a professional trained in home inspection. Water damage and water penetration in the home can be missed by someone not trained to recognize signs of items that need attention.
Great post.
Jim---so true, there is so often more to something than first meets the eye
Carl & Ceil, as you know water related issues is one of the biggest problems in homes----of course we NEVER have any water issues in the NW:)
I always learn something new when I stop in here. Thanks for giving me one more thing to think about. Maybe I should be typing while standing today. Ouch!
Lizette, the standing thing sure works wonders for me (even though I am taking a break from standing right now:)
Amen to document everything. I take excellent notes inside a folder with staples on every listing, every offer, and every potential buyer. It's saved my rear end more than one when the other party started saying, but on yady yady date I said... NOPE, what you said was blah blah blah on this date. I got it all down right here. And my phone records will back up MY notes, how about you? Saved my butt.`
Tammy, that is me----document, document, document!-----tons and tons of photos.
Charlie,
I have done a few inspections, home warranties, for people in hot summers. I end up, if they are not far away, saying I will come back for free, in the wet season, just to see what it is like when the rains come.
Hi Charles - great post. Certainly right - document, and be specific. The "boiler-plate" comment was very relevant too. That can be tedious and not worth much to a client.
Hi Jay----thanks for the comment----haven't caught you in the rain before----your blog looks good. I will be watching you:)
I am one month or so in the Rain. Still trying to figure out blogging. I began it because it is supposed to help SEO rankings. So far that has been true!
My son and daughter-in-law live in Seattle. He is a lawyer for Microsoft and she works for a non profit. They like the Northwest a lot. I have been there once, a couple of years ago, for the Redskin/Seahawk playoff game. I enjoyed the city very much, especially Pike's Market.
I'll be back... and watching you... [(:>)
Jay, well looking at your blog---you are doing fine---you are a good writer. It has definately helped my SEO---plus it is too much fun:)
P.s. You will notice from my blog that I am not very computer creative as so many on the site are, you included. I call it my computer obtusity. Perhaps one day, but that is doubtful! I offer pretty dull information, but I do try to offer useful stuff...
Jay, you will get there:)----just about the time you realize you have no other life other than AR:)
Yep. While Realtors are saying, "Location. Location. Location." you and I are saying, "Document. Document. Document."
Most of my post-inspection issues involve the Sellers switching out appliances during escrow. Amazing what a picture and manufacturer information can do in those situations.
I have PLENTY of other life than AR!! That is my problem! I have to limit participation on sites. There are many who have invited me to get into this or that site and comment. I simply don't have time!!
Russel, haven't seen too many "exchange" issues yet:)
Jay, I know what you mean. I used to hang out quite a bit at the NACHI site----much more bang for the buck here:)
Signs of past water intrusion are usually tell-tale signs in my experience. I have documented many of them on houses where the "problem" was supposed have been fixed, but not enough time, or the right conditions had just not happened yet, and the truth is revealed at a later date... most likely after a heavy rain, or the "wet season" has hit, and the ground becomes saturated.
I have seen the "endless loop" scenario a few times as well.
Kevin, man it sure is nice to have the "commenting" function back:)
Charlie, I have seen that continuous loop a few times. It was usually a sump pump discharging right back against the foundation.
You are so right about documenting. I try and write everything important I see into the inspection report.