Your home or commercial building is likely one of the largest investments you’ll ever make, and keeping it in top shape is essential for both your peace of mind and your wallet. One of the things that can give buildings a distinctive look is Exterior Insulation and Finish Systems (EIFS), sometimes referred to as “synthetic stucco.” While EIFS can make a house or business look modern and stylish, like many things, its beauty is only skin deep—what’s going on underneath the surface could be a different story. That’s why EIFS inspections are so crucial for anyone with EIFS cladding on their home or commercial building.

Whether you’re buying a house with an EIFS exterior or already living in one, getting an EIFS inspection can potentialy prevent a world of headaches. If you own a commercial building like a hotel with EIFS cladding, an inspection can help uncover issues that should be addressed before they become bigger issues. From high moisture levels to decay and mold growth, there are potential issues hiding in the walls that could lead to costly repairs down the road.

If you’re wondering whether you need an EIFS inspection, this guide will help you understand what EIFS is, why it matters, and how a thorough inspection can save you time, money, and stress in the future.

What is EIFS?

Exterior Insulation and Finish Systems (EIFS), sometimes called ‘synthetic stucco’, is a thin layer of stucco over exterior insulation boards, that is popular for its ability to insulate homes while offering a sleek, stucco-like appearance. The system includes mechanically or adhesively fastened insulation boards, fiberglass mesh at joints and other specified locations, control and expansion joints, and a thin ⅛ inch stucco finish coat, all designed to improve your home’s energy efficiency.

EIFS cladding is lightweight, features design versatility, and is aesthetically pleasing, making it an attractive option for many homeowners. EIFS is used on both commercial buildings and residential dwellings. We perform EIFS inspections on both residential and commercial buildings.

In the Pacific Northwest, where we get about 50 inches of rain per year, EIFS is always of concern due to the high level of detailing it requires to keep water from entering into the wall cavity behind the EIFS. The biggest issue with EIFS is that it is often not meticulously installed and detailed correctly. Missing or incorrect flashings, improper or missing sealants, gaps for water to enter, and other installation errors often allow water entry, where it is trapped in the wall causing decay, mold growth, and pest intrusion. If installed properly, it is a great product, unfortunately, it is often not.

The Risks of Improperly Installed EIFS

When EIFS is installed correctly, it does wonders for a building. It provides an energy-efficient and attractive exterior. But if there are mistakes during the installation process, the system can become a moisture trap. Moisture levels that build up behind the synthetic stucco can lead to mold growth, rot, and other structural damage.

These issues are not immediately visible, but they can cause significant problems over time. For instance, improperly sealed penetrations or missing flashings can allow water to get trapped behind the EIFS system, creating the perfect conditions for decay.

If improper installations are left unchecked, they can result in costly repairs that can significantly affect the valuation of the home. Water damage inside your walls could also compromise the integrity of your home’s structure, turning what should be a protective layer into a hidden hazard. Often, where there is decay and moisture, pest intrusion follows.

That may sound ominous, however, periodic inspections can help you by guiding maintenance efforts, and by identifying current installation defects that can be repaired as well as uncovering hidden wall damage that can be repaired before it worsens.

What Happens During EIFS Inspections?

An EIFS/stucco inspection is a two-part process that identifies potential problem areas before they lead to serious damage. Whether you’re in the process of buying a new home, commercial building, or just want to ensure your current home or commercial building is in good condition, an inspection can save you from costly surprises.

Before beginning any EIFS inspection, a signed waiver from the owner of the building is always required giving us permission to inspect and moisture probe the structure.

Part 1: The Visual Inspection

The first step in an EIFS inspection is the visual inspection. At 45th Parallel Home Inspection, our certified EIFS inspectors will review the exterior of the building up close and from a distance, checking the entire installation. We focus on specific areas where problems often occur, such as at windows, around roof diverters (kick out flashings), at all penetrations through the EIFS, and in areas where the system is too close to or buried in the ground.

During this phase, we’re on the lookout for any signs of improper installations, such as failed or damaged sealants, missing flashings, or cracks and gaps in the synthetic stucco. Often, during the visual or non-invasive portion of the inspection, we use a Tramex moisture meter, which is a non-invasive tool specifically designed for EIFS inspections, to help identify moisture that may have infiltrated the system.

Part 2: The Invasive Inspection

Following the visual inspection, we’ll move on to the invasive inspection. In all cases, when doing an EIFS inspection, we will do some invasive moisture probing. This is to set a baseline to compare various probe locations and to help establish how the system is performing. The amount of moisture probing we do will vary by the house, be somewhat guided by the visual portion of the inspection, and will be adaptive as we go.

For example, after probing a few areas below window corners and finding firm, dry substrate, we will likely lessen the amount of probing going forward unless there is a stronger indicator than simply being beneath the corner of a window. Likewise, when we begin finding issues with moisture and decay behind the EIFS, we will likely probe more locations to try and develop a more accurate picture of the extent of damage.

Moisture probing involves drilling two small ¼-inch holes at each test site in the EIFS system. We insert moisture probes into these holes, reaching the wall sheathing behind the insulation to check for the moisture content and the condition of the sheathing.

Our certified EIFS inspectors will take moisture readings at each test site, and we’ll check if the wall structure behind the foam feels firm or if it is decayed. By doing this, we can determine if your walls are in good condition or if repairs are needed. All findings from this phase and the visual inspection are documented in a detailed inspection report.

What’s Included in an EIFS Inspections Report?

After your inspection, you’ll receive a comprehensive inspection report detailing everything our inspectors found in both the visual and the invasive portion of the inspection. Here are some examples of what you can expect to see in an EIFS report for types of deficiencies:

• Failed, cracking, or gapping sealant: Sealant issues can allow moisture to seep into your walls.
• Inadequate clearance from the ground cover or hardscape: EIFS cladding should have proper clearance from the ground to prevent moisture from wicking up the wall and causing damage.
• Vegetation clearance issues: Shrubs and plants too close to your EIFS can cause moisture to build up.
• Improperly installed EIFS materials: If the EIFS wasn’t installed correctly, it could lead to moisture problems down the road.
• Missing or improper flashing: Flashing is essential to directing water away from your home, and missing flashings can cause serious water damage.
• Improperly sealed penetrations: Any holes or openings in your EIFS should be sealed to prevent moisture infiltration.
• Areas of moisture probing and readings: We record where moisture testing was done and the results.
• Areas of decay or damage discovered: If we find soft or decayed sheathing, it will be noted in the report along with the perceived extent of the decay.

Signs You May Need an EIFS Inspections

If you’re unsure whether your EIFS cladding is in good condition, here are a few things to look for:

Cracks or Discoloration in the Stucco

• Cracks: These can indicate underlying structural issues, such as foundation settlement or shifting, or water damage. Cracks are often caused by swelling of the materials behind the EIFS such as the wall sheathing which then causes the EIFS to crack. The severity of the problem depends on the size, location, and pattern of the cracks.
• Discoloration: This can be a sign of water intrusion, which can lead to mold growth and rot. Dark spots or stains, depending on the situation, can often indicate water damage behind the EIFS.

Water Stains or Mold Near Windows or Doors

• Water stains: These can be caused by leaky windows or doors, faulty flashing, and water penetration behind the EIFS that leaves stains as it drains out and carries dirt and tannins from the wood structure. If left untreated, water entry can lead to more serious problems, such as rot and structural damage.
• Mold: Mold thrives in moist environments, so when water becomes trapped in walls behind EIFS, mold often follows. Mold infestation can affect the indoor air quality as well.

Gaps in the Sealant Around Windows or Doors

• Air leaks: Gaps in the sealant can allow air movement between the home’s interior and the exterior, leading to higher energy bills and occupant discomfort.
• Moisture intrusion: Gaps in the sealant, failed sealant, and improper or missing sealant joints can allow water to enter the wall structure and potentially cause serious damage. air to enter your home, leading to higher energy bills and discomfort.

Moisture or Stains Inside the Home, Especially on Walls or Ceilings

• Water stains around windows: Water stains around and below windows can signal water entry into the wall around the window and is a warning sign that water intrusion is happening.
• Water stains on floors or ceilings on the exterior wall: Water entry behind the EIFS can often lead to visible staining on the floor or ceiling next to the exterior wall

Noticeable Drafts or Inconsistent Temperatures Indoors

• Air leaks: Gaps in your doors, windows, or walls can allow air to pass through, affecting your home’s temperature and energy efficiency. If you notice air movement, drafts, or warm/cold areas around windows or exterior walls, air can freely move, and perhaps so water can enter as well.

These issues might seem minor at first glance, but they could be signs of deeper problems that require attention. If any of these sounds familiar, it’s a good idea to schedule an EIFS inspection.

5 FAQs About EIFS Inspections

What is EIFS?
EIFS stands for Exterior Insulation and Finish System. It’s a type of wall cladding that provides insulation and a finished look similar to stucco. It was used extensively in Europe up until being brought to the United States in the 1970s where it was mostly used on commercial buildings until the late 1980s when it became popular on residential homes. Today, it is used quite often on both residential and commercial buildings.

Why do I need an EIFS inspection?
EIFS can trap moisture behind the cladding if it’s improperly installed or damaged, leading to mold and structural damage. It is impossible to determine if issues exist behind the EIFS with a visual inspection. Only invasive moisture probing can determine the condition of the wall structure.

What’s the difference between EIFS and stucco?
EIFS is often called synthetic stucco because it looks similar, but it includes insulation boards beneath the outer layer and only has a very thin finish coat of stucco, which is quite fragile, unlike traditional hard coat stucco. Hard coat stucco is approximately ⅞ inch thick and consists of three coats of stucco comprising the system, and is much harder and more durable.

How often should I get an EIFS inspection?
It’s a good idea to get an EIFS inspection every few years or whenever you notice signs of damage like cracks or water stains. If you are buying or selling a home with EIFS installed, it is also advisable to have an EIFS inspection to determine the condition of the system to avoid issues with the sales transaction. The same holds true for commercial buildings as for residential homes.

How long does an EIFS inspection take?
A typical EIFS inspection takes anywhere from a few hours to multiple days, depending on the size of the building, the height, how many probe locations are necessary, and how much EIFS is installed on the building.

Protect Your Home or commercial building with an EIFS Inspection from 45th Parallel

Your home or commercial building is a significant investment, and the last thing you want is to discover preventable damage too late. Don’t wait for problems to appear—contact 45th Parallel Home Inspection today to schedule an EIFS inspection and ensure your property stays in good condition for years to come. Our certified EIFS inspectors are ready to help identify hidden issues before they turn into costly repairs.

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A professional home inspection helps you uncover potential problems, ensuring you’re making informed financial decisions. A thorough, well-conducted home inspection can either solidify your decision to buy a home or provide insight into necessary repairs or adjustments. Let’s dive into how to prepare for a home inspection and what to expect during this important part of the home-buying process–especially for the first-time home buyer.

How to Prepare for a Home Inspection

Preparing for a home inspection involves more than just scheduling one. It’s crucial to be ready so you can understand the findings and make educated decisions about your next steps. Here’s how you can prepare:

1. Do Your Research:

Before the home inspection, it’s wise to do some homework toward selecting the home inspection company you want to use. You can call and speak with various inspection companies, read reviews online, and ask your realtor professional if they have any inspectors they feel would do a great inspection for you.

2. Understand the Typical Home Inspection Report:

A home inspection report for buyers will include evaluations of the home’s structural integrity, electrical system, plumbing, HVAC system, roof, attic, crawlspace, and much more. This will We recommend visiting multiple inspection companies’ websites and downloading sample reports to familiarize yourself with what to expect.

Report formats will vary by inspection company, but in general will all contain the same common systems and components like roof, exterior, etc. Familiarizing yourself with sample reports and formats will prepare you somewhat for when you receive your home inspection report.

3. Prepare Questions:

As a home buyer, you may have questions about specific areas or potential concerns. This is your chance to get expert feedback from a qualified home inspector. For example, if you’re buying an older home, it’s a good idea to ask about the condition of the electrical wiring or plumbing.

4. Attend The Inspection:

While not always possible to attend the home inspection, if possible, you should. This is a good opportunity to learn a lot about the home in a very short time. We recommend attending the inspection, spending time in the home familiarizing yourself with the home, soaking in the vibe, picturing where the Christmas tree would go, and being prepared to engage and participate at the end of the home inspection.

Assuming you are there at the end of the inspection, most inspectors (45th Parallel always does) will provide a quick verbal summary as a courtesy and answer any questions you may have. While not officially a part of the home inspection you contracted for, it is an excellent way to help supplement the official written home inspection report by giving you some context about how your home compares with typical findings in other homes.

5. Bring A Curious Attitude:

Is there anything you don’t understand about the inspection process, the findings in the written report, or anything at all? Then please, please, ask. We want to help! As a home inspection company that deeply cares about every one of our customers, it is always frustrating to have an upset customer that has moved into a home, and not fully read and understood the home inspection report.

So, please engage, be curious, ask questions if you have them, and let us help you as much as we possibly can. We want you to get the very most out of the home inspection process.

What Areas Does a Home Inspection Cover?

A home inspection is a comprehensive review of a property. Below is an overview of the general areas a home inspection will cover, as well as what to expect in each category.

• Structural: The structural integrity of a home is one of the most important aspects of the inspection. The inspector will check the foundation, walls, ceilings, and floors for signs of instability or potential problems. If there are issues, it could indicate larger problems, such as settling unseen damage, which could be costly to repair. Serious structural issues may even affect whether mortgage lenders are willing to approve your loan or whether it is even worth pursuing the home purchase.
• Electrical: Electrical systems in homes, especially older ones, are another critical area for inspection. A professional home inspector will look at the visible wiring, electrical panels, circuit breakers, receptacles, and light fixtures to check for issues needing repair or having safety hazards. Faulty electrical systems are not only a fire hazard but can also need more expensive repairs.
• Plumbing: Plumbing is a major concern for many home buyers, particularly if the home has older pipes. The inspector will check the water pressure, run all plumbing fixtures, look for drainage issues, and for any signs of leaks, damage, or known problematic plumbing like Polyburylene. Problems like water damage or old, corroded pipes could affect the sale of the home, as they may lead to costly repairs down the road. Old galvanized water lines, even if still working, are likely near the end of their service life and will need replacement at some point.
• HVAC: Heating, Ventilation, and Air Conditioning (HVAC) systems are essential for the comfort of your future home. The inspector will assess the age, condition, and functionality of these systems, checking both the heating and if existing, cooling system. If the system is outdated or in poor condition, you may need to factor in the cost of repairs or replacement.
• Roof: The roof is another critical component of any home inspection. The inspector will look for signs of wear and tear, missing or damaged shingles, and any indications of leaks or water damage. A damaged or leaking roof could lead to significant issues, like mold growth or structural damage, which could affect your decision to buy the home or the price you’re willing to offer.
• Crawlspace/Attic: A home’s crawlspace and attic can reveal a lot about its overall condition. The inspector will look for leaks, damage, insulation issues, ductwork issues, and structural problems in the crawlspace. Since this area is often hidden, problems here can go unnoticed by the untrained eye. Issues found in the crawlspace or attic can affect the sale, particularly if the inspector finds extensive water damage or structural issues.

Attending the Home Inspection

If possible, you should attend the home inspection. This allows you to see firsthand any potential problems that the inspector finds and ask questions on the spot. A professional home inspection is thorough, and being there helps you gain a better understanding of the property’s condition.

After a 45th Parallel home inspection is complete, you’ll receive a detailed, written, inspection report–including many photos that outline the inspector’s findings. It’s essential to read through this report fully and carefully, and ask follow-up questions if anything is unclear. The report will help guide your next steps, whether that involves negotiating repairs with the seller or deciding whether to move forward with the purchase.

Negotiating Repairs or Price Reductions

One of the main reasons to have a home inspection is to identify issues that may require repairs or any big upcoming expenses. Once you have the inspection report in hand, you may want to ask the seller to take care of certain repairs before closing or offer a price reduction if you’re willing to handle coordinating the repairs yourself.

For example, if the inspector finds water damage, outdated electrical wiring, or roof issues, these are potential problems you can negotiate on. Your real estate agent can help guide you through this process, but it’s important to remember that the home inspector won’t give advice on whether you should buy the home. That’s a decision only you can make

FAQs About How Buyers Should Prepare for a Home Inspection

What is a home inspection?
A home inspection is a visual and non-invasive inspection of a home’s condition and its major systems in an attempt to identify ‘material defects’. Material defects are the larger defects in a home that adversely affect the valuation of the home or the safety of the inhabitants. The home inspection covers things such as the roof, plumbing, electrical system, attic, crawlspace, HVAC, and structural components. The goal is to find any larger defects in the home in an attempt to prevent any future surprises as much as possible. Our goal is not to identify every defect in a home. That is not the goal, nor realistic, given the very limited time we have to inspect the home.

What is a home inspection contingency?
A sales contingency period is a clause in a real estate sales contract that allows the buyer a certain amount of time to perform due diligence on the home, to back out or renegotiate based on the findings of the home inspection, and to perform other due diligence such as having contractors estimate the cost of any necessary repairs.

Appraisals also happen during the sales contingency period. A lot happens in this time. The sales contingency period in our area is 10 calendar days in Washington and 10 business days in Oregon.

Why should I attend the home inspection?
Attending the inspection allows you to see the potential issues firsthand, ask the inspector questions, and better understand the home’s condition. It’s a great opportunity to soak in the feel of the home and picture yourself living there, and also to learn a lot about the home in a very short amount of time. We advise you to take advantage of this available time and use it wisely.

How long does a home inspection take?
The length of the inspection depends on the size and condition of the home, but typically it takes 2-4 hours.

What happens if the inspector finds issues?
Without a doubt, 100% of the time, the inspector finds issues. Every single house, old or new has issues recommended for repair. In many thousands of homes, we have never found a perfect home yet. You can ask the seller to make repairs, negotiate a lower price, or ask for nothing, it’s up to you. Your real estate agent will help you navigate these discussions.

Are older homes more likely to have issues?
Yep! For sure! Older homes have older systems and components and have more wear and tear that can result in more necessary repairs. Issues like old wiring, plumbing, or roof damage are super common in older properties. Just because things are older though, does not always mean they are defective. A lot depends on how well the home was maintained by the previous owners. Many things are just a cycle of life also. Everything has a lifespan, such as roofs, ovens, decks, water piping, and electrical panels.

What should I do if the home has a septic tank?
If the home has a septic tank, you’ll want to ensure that you schedule a septic company to perform an evaluation during the sales contingency period. The evaluation should include the condition of the tanks(s) and drain field, whether it needs pumping or not, and if there is any leaking of the tanks. A faulty septic system can lead to costly repairs, so it’s important to have it checked out.

Ready for Your Home Inspection?

At 45th Parallel Home Inspection, we offer comprehensive home inspections to help you make informed decisions about your future home. In addition to our main home inspection service, we provide radon testing, sewer scopes, cladding inspections (EIFS, stucco, stone veneer), and re-inspections to ensure that any agreed-upon repairs have been made. 

Contact us today to schedule your professional home inspection and get the peace of mind you need to move forward with confidence!

The post How Buyers Should Prepare for a Home Inspection appeared first on 45th Parallel Home Inspection.

At 45th Parallel Home Inspection, our certified home inspectors provide comprehensive evaluations to ensure that every aspect of your home operates properly and meets safety standards. In this blog, we’ll explore what is included in a detailed home inspection, highlight the key areas inspected, and explain how this process benefits all parties involved.

Key Areas Covered in a Home Inspection

Structural Components

A thorough home inspection includes evaluating the structural integrity of the property. This includes:

• Foundation: Inspectors look for cracks, settling, or any signs of structural damage that could indicate potential problems.
• Walls and Ceilings: Checking for cracks and any signs of stress or shifting.
• Roof: Inspectors examine the roof exterior looking for sagging or signs of issues, and the roof’s structure in the attic looking for signs of stress or damage.
• Crawl Spaces: Beams, posts, joists, and all parts of the structural flooring of the home are inspected looking for signs of structural issues.

Exterior Elements

The exterior of the home is just as important as the interior. Inspectors will assess:

• Siding and Trim: The inspector will check for damage, incorrect installation, signs of leaking, gaps or holes, clearance from grade, and signs of decay.
• Windows and Doors: We check the exterior looking for incorrect installation, gaps around them, and damage. The interior is inspected ensuring they operate properly and checking for missing or damaged weather stripping. Windows in bedrooms are of particular interest due to the issue of emergency egress.
• Decks: It is a fact that nearly 100 percent of decks have deficiencies, particularly older decks. There are often safety-related issues with decks such as railing and stair deficiencies. A deck has a lifespan just like a roof, and many decks we inspect are due for replacement.

Plumbing Systems

A detailed inspection of the plumbing system includes:

• Water Heaters: Checking for leaks, operability, age of appliance, and overall condition.
• Sewer Lines and Septic Tank: Looking for leaks in the crawlspace and in the home, and for proper sloping of drain lines to ensure proper drainage. Older cast iron piping sometimes is completely rotted out leaking holes in the piping.
• Visible Water Distribution Piping: Inspecting for leaks, corrosion, and good water flow. We also look for problematic plumbing piping such as Polybutylene water piping.
  Plumbing Fixtures: Every accessible plumbing fixture is operated. This includes sinks, showers, bathtubs, toilets, and bidets. We do not operate water shutoff valves, however.

Electrical Systems

The electrical system is a critical aspect of any home inspection. Inspectors will check:

• Electrical Panels: Looking for faulty or incorrect wiring, homeowner or non-professional type of wiring, scorching, damage, or pest intrusion into the electrical panel.
• Visible Wiring: Inspecting for frayed or exposed wires that could pose a shock hazard, open junction boxes, proper supporting, old knob and tube wiring, especially knob and tube buried in insulation which is a fire hazard.
• Outlets and Switches: Checking for functionality and proper wiring.

HVAC Systems

Heating, ventilation, and air conditioning systems are vital for home comfort and safety. Inspectors will evaluate:

• Furnace and Air Conditioning Units: Visually inspecting the condition, checking for proper operation, age, and if it appears it has been maintained. Please note that some units will only be operated temperature permitting. Air conditioners are not operated below 60 degrees, and heat pumps will not be operated in heat mode in extremely hot weather. They will be visually assessed only and recommended for servicing.
• Ductwork: Looking for proper support in the crawlspace and other areas, checking for dirty ductwork full of debris and pet hair, and inspecting for damaged or drooping ductwork in hidden spaces.
• Filters: Inspecting the condition of the filter(s) if accessible and present. Extremely dirty filters often indicate a lack of routine maintenance.

Interior Components

The interior of the home is thoroughly inspected, including:

• Floors, Walls, and Ceilings: Checking for signs of water damage, cracks, and other issues. Cosmetic issues are ignored, and not commented upon.
• Attic and Insulation: Inspecting for proper insulation, ventilation, and signs of pests or water damage. While not performing a pest inspection, we do often see signs of pests in attics and will tell you if we do.
• Windows and Doors: Again, ensuring they operate properly and checking for any issues that could affect energy efficiency or security.
• Kitchen Appliances: Major appliances such as ovens, range tops, dishwashers, food waste disposals, built-in microwaves, and the kitchen hood vent to ensure they are in working order.

The Home Inspection Report

After the inspection is complete, 45th Parallel provides a detailed home inspection report. This report is a comprehensive document that includes:

• A Summary of Findings: Highlighting major issues and potential problems that need attention.
• Photos: Many photos of the areas inspected, including any defects or concerns found. We try to make it as easy as possible for our clients to understand what we’ve found and for contractors to zero in on necessary repairs we discovered.
• Recommendations: Recommendations for repairs, replacements, or further evaluations by specialists.
• Overall Condition: An overview of the home’s overall condition and any areas that may require monitoring.

What’s Included in a Detailed Home Inspection: The Benefits

For Buyers

A detailed home inspection helps home buyers understand the true condition of the home before finalizing the purchase. Using the inspection report to negotiate repairs or price adjustments with the seller or identifying potential problems that may require attention soon make for a more informed home-buying decision.

We recommend always having a review by contractors for recommended repairs and any further inspections to more fully understand the scope and cost of potential repairs and replacements so you can make the most effective and informed decisions.

For Sellers

Home sellers can benefit from a pre-listing inspection by addressing any problems before listing the home (a pre-listing inspection) or a home appraisal, making it more appealing to buyers. Understanding the home’s condition allows you to set a competitive and realistic price and build trust with a potential buyer that you have taken the transaction seriously.

Full disclosure of discovered repair needs along with receipts from licensed contractors will build trust with potential buyers making it less likely for them to walk away from the transaction. It will also reduce the likelihood of surprises during the buyer’s inspection, leading to smoother negotiations and faster closing.

For Real Estate Agents

Real estate agents benefit from home inspections by providing clients with a detailed, professional home inspection report that builds trust and confidence. By helping both buyers and sellers understand the home’s condition, you can spearhead smoother and faster transactions.

Working with experienced, licensed, home inspectors–such as 45th Parallel Home Inspection enhances your reputation for thoroughness and professionalism. Our goal is for our realtor partners to always get a thank you from your client for recommending 45th Parallel as one potential home inspector company they might want to consider using.

Common Questions What’s Included in a Detailed Home Inspection

1. What is the typical home inspection cost?
The cost of a home inspection can vary depending on the size and age of the home, as well as the location. On average, home inspection costs start around $500 for single-family homes and go up depending on size, age, location, and complexity of the inspection. It’s a worthwhile investment considering the potential problems it can uncover. In our experience, our customers usually always gain far more in negotiations than what they pay for the home inspection making it a very good investment.

2. What does a home inspection sales contingency mean?
A home inspection sales contingency is a clause in the purchase agreement that allows the buyer to have the home inspected within a certain period of time along with doing other due diligence items such as having an appraisal, and having contractors review issues discovered during the home inspection and provide estimates for cost of repairs. If significant issues are found, the buyer can negotiate repairs or even back out of the deal without penalty.

3. How long does a home inspection take?
A typical home inspection takes about 2-4 hours, depending on the size and complexity of the property. Larger homes or those with more intricate systems may take longer.

4. Are all inspectors licensed and insured?
The states that we work in, Washington and Oregon, require home inspectors to be licensed. We also carry sizeable insurance to help protect our clients and 45th Parallel from unforeseen circumstances. At 45th Parallel Home Inspection, all of our inspectors are licensed in the states they perform inspections in, and covered by insurance.

5. What should I do if the inspection reveals significant issues?
If significant issues are found, you can negotiate with the seller to have them repaired before closing, ask for a price reduction, or, in some cases, walk away from the deal if the issues are too severe. You have the right to negotiate whatever you like in the sale, your realtor professional can assist you with what is typical in the current market landscape.

A professional home inspection is an invaluable tool for buyers, sellers, and real estate agents. At 45th Parallel Home Inspection, we pride ourselves on providing thorough and detailed inspections that give you the information you need to make informed decisions. Whether you’re buying a home, selling a home, or just want to get an idea of the shape of your home, contact us today to set up an inspection. Let us help you ensure your home is safe, sound, and ready for the future.

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During chilly evenings, there’s nothing quite like curling up by a crackling fire. While wood-burning fireplaces offer a classic ambiance, indoor gas fireplaces provide a convenient and efficient alternative. They boast instant heat, adjustable flames, and no cleanup, making them a popular choice for modern homes. But they need the same amount of care and attention as a wood fireplace, so here are some gas fireplace safety tips.

Like any gas appliance, gas fireplaces require certain safety precautions to reduce the risk of accidents and ensure the safety of your family. Here at 45th Parallel Home Inspection, we believe in creating safe and comfortable living spaces. In this blog post, we’ll delve into some gas fireplace safety tips for homeowners.

Essential Gas Fireplace Safety Tips

While gas fireplaces are generally safe and efficient, proper use and maintenance are crucial for preventing accidents. Here are some key safety tips to keep in mind:

Be Vigilant – Self-Inspection

You are likely not a gas fireplace contractor and do not have the expertise to perform thorough fireplace inspections, however, there are some things you can do. Pay attention to your fireplace! If you notice anything new at all, if anything changes, call a fireplace contractor to investigate.

These things could be something like soot developing around the fireplace logs or at the exterior vent, or changes in the burning pattern of the flames. An efficiently burning gas fireplace should not generate visible smoke or soot around the fireplace’s interior or exterior vent area. If you smell anything different or concerning when operating the fireplace, shut it down and call a fireplace contractor right away.

Make sure vegetation stays trimmed away from the exterior fireplace vent. Anything at all that looks out of the ordinary is a reason to call a gas fireplace contractor for further inspection.

Install Carbon Monoxide Alarms

Carbon monoxide (CO) is an odorless and colorless gas that can be deadly. According to the Centers for Disease Control, each year, more than 400 people die from unintentional CO poisoning not related to fires. Additionally, 100,000 people visit emergency rooms, and 14,000 people are hospitalized due to CO poisoning. Gas fireplaces, even when functioning properly, can produce small amounts of CO.

Gas fireplaces that are burning improperly or inefficiently can potentially produce significant amounts of CO and can become a safety hazard. To minimize risk, install carbon monoxide alarms outside each sleeping area and on every floor of your home, including the basement. Carbon Monoxide alarms should be replaced every 5 years.

Test CO alarms monthly and replace the batteries according to the manufacturer’s safety instructions. And, of course, every room in the house should have operational smoke alarms that are either hard-wired to the house or have fresh batteries approximately every six months if it is the type where you can change the battery. Smoke alarms with 10-year batteries cannot be changed. Hard wired alarms which include battery backup are the best.

Keep Up with Inspections is an Important Gas Fireplace Safety Tip

Schedule regular inspections of your gas fireplace by a certified fireplace contractor. This typically involves a thorough cleaning, checking the venting system for proper function, and ensuring the gas line and connections are secure. Aim for annual inspections, especially before the start of the heating season.

Depending on where you live, you may be able to take advantage of your gas company’s free annual gas appliance inspection safety checks. In our region, both Northwest Natural Gas and Portland Gas and Electric offer free annual safety checks of gas appliances and relight pilot lights. Contact your gas company to schedule or inquire whether they can perform a free safety check of your gas appliances.

Maintain a Safe Clearance Zone

Gas fireplaces generate heat, and the surrounding areas can become very hot. Maintain a designated clearance zone around your fireplace and flammable objects like furniture, rugs, curtains, or holiday decorations should be moved away. Consult your fireplace’s manual for specific clearance requirements.

Never Allow the Vent To Become Blocked

A vented fireplace system is crucial for expelling combustion gasses and maintaining proper oxygen levels. Ensure the fireplace vent is never blocked or obstructed by vegetation or debris. A blocked vent can lead to CO buildup and safety hazards. Birds and bees often build nests in fireplace flue vents if they are accessible.

You can periodically check the exterior vent if visible to look for any bird nesting material or bee nests. It is best to have the appliance inspected prior to use when the weather turns cooler. Ensure that vegetation stays trimmed well away from the exterior vent, as it can affect the proper venting of the appliance.

If you notice any holes or gaps in the exterior vent screen where pests can enter, have those fixed right away.

Beware of Hot Glass

The glass panel on a gas fireplace gets extremely hot during operation. Keep children and pets away from the fireplace to avoid accidental burns. Teach children the importance of maintaining a safe distance from the fireplace, even when it’s not lit. Fireplace glass may be able to be retrofitted with a screen to help prevent burns. Consult with a fireplace contractor to inquire about this option.

Turn Off When Unattended

Never leave your gas fireplace unattended while burning. Extinguish the flames before leaving the house or going to bed. This reduces the risk of accidents when the fireplace is unattended.

Don’t Burn Trash or Other Materials

Gas fireplaces are designed for burning natural gas only. Never attempt to burn trash, paper, wood, or other materials in your gas fireplace. Doing so can damage the appliance, create a fire hazard, or release harmful fumes.

Our Final Gas Fireplace Safety Tip: Oxygen Depletion Sensors

Some newer gas fireplace models come equipped with oxygen depletion sensors (ODS). These sensors detect a drop in oxygen levels within the fireplace and automatically shut off the gas supply in case of malfunction or venting issues. While not all models have ODS, their presence adds an extra layer of safety.

Consult with a certified fireplace contractor or your owner’s manual to determine if your fireplace has ODS sensors. A certified fireplace contractor may be able to retrofit your fireplace with an ODS sensor if it does not have one currently.

5 Burning Questions About Gas Fireplace Safety

What if I smell gas near my fireplace?
Any gas odor near your fireplace is a cause for concern. If possible, shut off the gas supply valve to your fireplace immediately. Open windows and doors to ventilate the area. Do not attempt to relight the fireplace or turn on any electrical switches. If the gas smell persists, evacuate the house immediately. Call a qualified gas technician to diagnose the problem before returning to the home or restarting the fireplace.

What should I do if the pilot light goes out on my gas fireplace?
Most modern gas fireplaces have electronic ignition systems. However, if your fireplace has a pilot light, consult your owner’s manual for specific instructions on relighting it safely. If you’re uncomfortable relighting the pilot light yourself, contact a qualified gas fireplace technician or your local gas company for assistance.

How can I tell if my gas fireplace is outdated and needs replacing?
If it’s more than 15 years old, it probably makes sense to have your gas fireplace replaced. Generally speaking, the estimated lifespan of gas fireplaces is 10-15 years. If your gas fireplace is older, and you find it needing multiple repairs, it’s probably time for replacement. Older models may not have the same safety features as newer models and may be less efficient. Consult a certified gas fireplace contractor to assess your existing fireplace and determine if a replacement is necessary or recommended.

Who should inspect my gas fireplace?
A certified gas fireplace contractor with experience servicing your specific fireplace model should perform the annual inspection. Your local gas company also may perform yearly free safety inspections of your gas appliances including your gas fireplace. Contact your local gas company for more information.

45th Parallel Home Inspection: Your Partner in Home Safety

At 45th Parallel Home Inspection, we prioritize the safety and well-being of our clients. Our team of experienced and certified inspectors can provide comprehensive home inspections that include an inspection of your gas fireplace. Hopefully, these gas fireplace safety tips will give you some peace of mind.

Our goal when we inspect a gas fireplace is to identify any issues we can find that may be a hazard when operating your gas fireplace. We find things during home inspections such as blocked fireplace vents, lack of proper clearance around fireplace vents, gas lines that lack proper protection under the fireplace, and other signs that the fireplace may not be operating efficiently.

Contact 45th Parallel Home Inspection to schedule a comprehensive inspection of your home, including your gas fireplace. We offer flexible scheduling and competitive rates. Let us help you create a safe and cozy haven for you and your family during any season.

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