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U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENTResidentialRehabilitation Inspection GuideU.S. Department of Housingand Urban DevelopmentOffice of Policy Developmentand Research

Residential InspectionResidentialRehabilitation Inspection GuidelinePrepared for theU.S. Department of Housing and Urban DevelopmentOffice of Policy Development and Researchby the National Institute of Building Sciences, Washington, D.C.under Contract C-OPC-21204February 2000

Residential InspectionPATH (Partnership for Advancing Technology in Housing) isa new private/public effort to develop, demonstrate, and gainwidespread acceptance for the "Next Generation" of Americanhousing. Through the use of new and innovative technologies thegoal of PATH is to improve the quality, durability, environmentalefficiency, and affordability of tomorrow's houses.Initiated at the request of the White House, PATH is managedand supported by the U.S. Department of Housing and UrbanDevelopment. In addition, all Federal Agencies that engage inhousing research and technology development are PATH partners, including the Department of Energy, the Department ofCommerce, the Environmental Protection Agency, and theFederal Emergency Management Agency. State and local governments and other participants in the public sector also are partners in PATH. Product manufacturers, home builders, insurancecompanies, and lenders represent private industry in the PATHpartnership.To learn more, please contact: PATH, Suite B133, 451 SeventhStreet, S.W., Washington, D.C. 20410; fax 202-708-4250; e-mailpathnet@pathnet.org.The statements and conclusions contained in this publication are thoseof the National Institute of Building Sciences and do not necessarilyreflect the view of the Department of Housing and Urban Development.The Institute has made every effort to verify the accuracy and appropriateness of the publication's content. However, no guarantee of the accuracy or completeness of the information or acceptability for compliancewith any industry standard or mandatory requirement of any code, law,or regulation is either offered or implied.

Residential InspectionForewordAn important factor in making the best use of our nation’s housingstock is accurately assessing the condition, safety, usefulness, andrehabilitation potential of older residential buildings. TheResidential Rehabilitation Inspection Guide provides step-by-steptechnical information for evaluating a residential building’s site,exterior, interior, and structural, electrical, plumbing, and HVACsystems.First published by the U.S. Department of Housing and UrbanDevelopment in 1984 as the Guideline on Residential BuildingSystems Inspection, the guideline has found widespread use andacceptance among architects, engineers, builders, realtors, andpreservationists.Now, for the Partnership for Advancing Technology in Housing(PATH) program, the guideline has been updated and expanded toinclude current assessment techniques and standards, informationabout additional building materials, and a broader coverage of hazardous substances and the effects of earthquakes, wind, and floods.HUD is pleased to reissue this important and time-tested publication, knowing that it will prove a valuable resource for preservingand reusing our nation’s building stock.Susan M. WachterAssistant Secretary for Policy Development and Researchiii

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Residential InspectionvAcknowledgmentsThe National Institute of Building Sciences (NIBS) produced theoriginal edition of this guideline for the U.S. Department of Housingand Urban Development in 1984. It was written by William Brenner ofBuilding Technology, Incorporated, with supplementary material andphotographs provided by Richard Stephan, Ken Frank, and GerardDiaz of the University Research Corporation. Technical reviewerswere George Schoonover, Eugene Davidson, Joseph Wintz, RichardOrtega, Nick Gianopulos, Robert Santucci, James Wolf, and ThomasFean.This revised edition of the guideline was produced in 1999 by NIBSand updated and expanded by Thomas Ware and David Hattis ofBuilding Technology, Incorporated. Technical reviewers were WilliamAsdal, Neal FitzSimons, Wade Elrod, Hal Williamson, Paul Beers, JohnBouman, Raymond Jones, Dan Kluckhuhn, Joe Sherman, WilliamFreeborne, and Robert Kapsch. The graphic designer was MarciaAxtmann Smith. Selected illustrations are excerpted with permissionfrom The Illustrated Home by Carson Dunlop & Associates (800-2687070) and the material in Appendix C is used with the permissionof the National Association of Homebuilders. William Brenner directed the project for NIBS and Nelson Carbonell was the HUD projectmanager.

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Residential InspectionviiTable of ContentsForeword . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .iiiAcknowledgments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .vIntroduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11—Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31.1Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31.2Site Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .61.3Outbuildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .91.4Yards and Courts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .91.5Flood Regions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .92—Building Exterior . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .102.1Foundation Walls and Piers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .102.2Exterior Wall Cladding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .102.3Windows and Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .122.4Decks, Porches, and Balconies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .142.5Pitched Roof Coverings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .162.6Low-Slope Roof Coverings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .182.7Skylights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .192.8Gutters and Downspouts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .202.9Chimneys . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .222.10 Parapets and Gables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .232.11 Lightning Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .233—Building Interior . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .243.1Basement or Crawl Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .243.2Interior Spaces, General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .263.3Bathrooms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .293.4Kitchens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .303.5Storage Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .313.6Stairs and Hallways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .323.7Laundries and Utility Rooms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .323.8Fireplaces and Flues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .323.9Attics and Roof Truss and Joist Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .333.10 Whole-Building Thermal Efficiency Tests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .353.11 Sound Transmission Control Between Dwelling Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .363.12 Asbestos . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36

viiiResidential Inspection3.13 Lead . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .373.14 Radon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .383.15 Tornado Safe Room . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .384—Structural System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .394.1Seismic Resistance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .394.2Wind Resistance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .404.3Masonry, General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .414.4Masonry Foundations and Piers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .444.5Above-Ground Masonry Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .484.6Chimneys . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .534.7Wood Structural Components . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .544.8Iron and Steel Structural Components . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .584.9Concrete Structural Components . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .615—Electrical System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .625.1Service Entry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .625.2Main Panelboard (Service Equipment) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .635.3Branch Circuits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .666—Plumbing System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .696.1Water Service Entry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .696.2Interior Water Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .716.3Drain, Waste, and Vent Piping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .736.4Tank Water Heaters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .766.5Tankless Coil Water Heaters (Instantaneous Water Heaters) . . . . . . . . . . . . . . . . . . . . . . . . . . .786.6Water Wells and Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .786.7Septic Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .806.8Gas Supply in Seismic Regions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .817—HVAC System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .827.1Thermostatic Controls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .827.2Fuel-Burning Units, General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .847.3Forced Warm Air Heating Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .877.4Forced Hot Water (Hydronic) Heating Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .887.5Steam Heating Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .947.6Electric Resistance Heating . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .967.7Central Air Conditioning Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .977.8Central Gas-Absorption Cooling Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1007.9Heat Pumps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .100

Residential Inspectionix7.10 Evaporative Cooling Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1017.11 Humidifiers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1037.12 Unit (Window) Air Conditioners. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1037.13 Whole House and Attic Fans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .103Appendix A—The Effects of Fire on Structural Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-1Appendix B—Wood-Inhabiting Organisms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .B-1Appendix C— Life Expectancy of Housing Components . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .C-1Appendix D—References . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .D-1Appendix E—Inspection Record . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .E-1List of Figures4.1 Assessing Structural Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 395.1 Assessing Electrical Service Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .636.1 Assessing Water Supply Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .706.2 Assessing DWV Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .746.3 Assessing Hot Water Heater Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .756.4 Assessing Well Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .796.5 Assessing Septic Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .807.1 Assessing Heating and Cooling Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .83

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Residential Inspection1Residential Inspection GuidelineIntroductionThe Residential Inspection Guideline is designed to help evaluatethe rehabilitation potential ofsmall residential buildings andstructures. It may be used bycontractors, builders, realtors,home inspectors, and others witha basic knowledge of buildingconstruction.When used in conjunction withthe local building code, the guideline can assist in identifying unsafe or hazardous conditions anduncovering functional deficienciesthat should be corrected. It doesnot establish rehabilitation standards or address construction,operation, and maintenance costs.Preparingfor the InspectionBefore visiting the site, check withthe local jurisdiction to determine: the site’s zoning, setback,height, and building coveragerequirements, grandfathereduses and conditions, proffers,liens, and applicable fireregulations. if the site is in a seismic zone. if the site is in a hurricane orhigh tornado-risk region. if the site is in a flood plain orother flood-risk zone. if there is any record ofhazards in the soil or water onor near the site.Conducting theOn-Site InspectionOnce at the site, conduct a briefwalk-through of the site and thebuilding. Note the property’soverall appearance and condition.If it appears to have been wellmaintained, it is far less likely tohave serious problems. Note thebuilding’s style and period andtry to determine when it wasbuilt. Next, examine the quality ofthe building’s design and construction and that of its neighborhood. There is no substitute forgood design and sound, durableconstruction. Finally, assess thebuilding’s functional layout. Doesthe building “work” or will it haveto be significantly altered to makeit usable and marketable?Look for signs of dampness andwater damage. Water is usually abuilding’s biggest enemy and adry building will not have problems with wood decay, subterranean termites, or rusted andcorroded equipment.After completing the initial walkthrough, begin the formal inspection process: Inspect the site, building exterior, and building interior inaccordance with Chapters 1, 2,and 3. Use the tests describedin Chapters 2 and 3 whenappropriate. Record pertinentinformation as needed. Inspect the structural, electrical, plumbing, and HVAC systems in accordance with Chapters 4, 5, 6, and 7. Use the testsdescribed in each chapter asnecessary. Record the size,capacity, and other relevantinformation about each systemor component as needed.While most inspections consist ofobserving, measuring, and testingbuilding elements that are exposed to view, there are conditions that require the removal ofsome part of the building to observe, measure, or test otherwiseconcealed construction. Such intrusive inspections require somedemolition and should be performed only with the permissionof the owner and by experienced,qualified mechanics.The building inspection forms inAppendix E may be copied for useduring on-site inspections. Recordgeneral building data and site layouts, elevations, and floor plansfirst. This information will formthe basis for later rehabilitationdecisions. Then record the size,capacity, and condition/neededrepairs information for eachbuilding component. This willhighlight what needs to berepaired or replaced.The inspection may be completedin one visit or over several visits,depending on the property’s condition, the weather, problems ofaccess, and the need for testing orexpert help.

Residential Inspection2More InformationAppendix A provides informationon assessing the effects of fire onwood, masonry, steel, and concrete structural systems. AppendixB can be used as an aid in theidentification of wood-inhabitingmolds, fungi, and insects. Appendix C lists the average life expectancies of common housing materials, components, and appliances.Appendix D provides ordering andInternet access information for thepublications and standards referenced herein as well as a listing ofapplicable publications on buildingassessment, energy conservation,and historic preservation.Use the Secretary of the Interior’sStandards for Rehabilitation whendealing with historic properties.They are available full text onlineat http://www2.cr. nps.gov/tps.When a property is rehabilitatedfor resale or when a contractor orbuilder is rehabilitating a propertyfor its owner, consider using theResidential Construction Performance Guidelines. These were developed by the National Associationof Home Builders’ RemodelersCouncil, Single Family Small Volume Builders Committee.When assessing the tornado risk ata site, consider using TakingShelter from the Storm: Building aSafe Room Inside Your House,available from the Federal Emergency Management Agency (FEMA).When assessing the flood risk at asite and before undertaking anyapplicable rehabilitation measures, consider using Design Manual for Retrofitting Flood ProneResidential Structures, availablefrom the Federal EmergencyManagement Agency.When inspecting a building located in a region of high seismicactivity or in a hurricane region,additional information on vulnerability assessment and retrofitoptions can be found in Is YourHome Protected from EarthquakeDisaster? and Is Your Home Protected from Hurricane Disaster?Both documents are availablefrom the Institute for Business andHome Safety or can be viewed fulltext online at http://www.ibhs.org.For those interested in workingwith local officials to make building codes more amenable to rehabilitation work, see the U.S.Department of Housing and UrbanDevelopment's Nationally Applicable Recommended RehabilitationProvisions.

Residential Inspection1SiteBegin the rehabilitation inspection by thoroughly examining theproperty’s drainage, site improvements, and outbuildings. Although their condition may havea profound impact on the totalcosts of the rehabilitation project, they are often overlooked ornot fully considered in the initialbuilding assessment. Treeremoval, the replacement of sidewalks and driveways, and therepair of outbuildings can addsubstantially to rehabilitationexpenses and may make the difference between a project that iseconomically feasible and onethat is not.Earthquake. Check the slope ofthe site. Buildings constructed onslopes of 20 degrees or moreshould be examined by a structural engineer in all seismic regions,including regions of low seismicactivity. See Section 4.1, SeismicResistance.Wind. If the site is in a hurricaneor high wind region, it should beexamined for loose fences, treelimbs, landscaping materials suchas gravel and small rocks, andother objects that could becomewindborne debris in a storm. SeeSection 4.2, Wind Resistance.Floods. Five major flood-riskzones have been established todefine where floods occur, andspecial flood resistance requirements have been created for eachzone. Check with local authorities.See Section 1.5, Flood Regions.Lead. Consider checking for thepresence of lead in the soil, whichcan be a hazard to children playing outdoors and can be broughtindoors on shoes. Lead in soil cancome from different sources suchas discarded lead-based paint,lead-based paint chips near foundations from when exterior wallswere scraped and painted, leadedgasoline (now banned) on driveways where car repairs weremade, leaded gasoline from carexhaust, and old trash sites wherelead-bearing items were discarded. Check the site for evidence ofany of these conditions and iffound, consider having the soiltested for lead content.Wildfires. In locations wherewildfires can occur, some jurisdictions have requirements forhydrant locations and restrictionson the use of certain buildingmaterials as well as restrictionson plantings close to a building.Check with the local building official and the fire marshal for suchrequirements.Building Expansion. If a rehabilitation project includes expandinga building or outbuilding, anassessment of the site for thiswork is critical. There is also acomplementary need to examinezoning regulations to establishallowable coverage and setbacks.The use of available land may berestricted by coverage and setback requirements that define theareas on the site that can be usedfor new construction.Site Restrictions. Homeownerassociation bylaws and deed covenants sometimes include requirements that can affect changes or3additions to a building or outbuilding. These documents shouldbe carefully examined to determine their impact.Accessibility. When universaldesign is a part of a rehabilitation, consult the HUD publicationResidential Remodeling and Universal Design for detailed information about parking, walks, andpatios.1.1DrainageObserve the drainage pattern ofthe entire property, as well asthat of adjacent properties. Theground should slope away fromall sides of the building. Downspouts, surface gutters, anddrains should direct water awayfrom the foundation. Check theplanting beds adjacent to thefoundations. Plantings are oftenmounded in a way that trapswater and edging around plantingbeds acts like a dam to trapwater. Most problems with moisture in basements are caused bypoor site drainage.The ground also should slopeaway from window wells, outsidebasement stairs, and other areaways. The bottom of each ofthese should be sloped to a drain.Each drain should have pipingthat connects it to a storm waterdrainage system, if there is one,or that drains to either a discharge at a lower grade or into asump pit that collects and disperses water away from the building. Drains and piping should beopen and clear of leaves, earth,and debris. A garden hose can be

4Residential Inspectionand catch basins should be suchthat if they became blocked andoverflowed no significant damagewill occur and that any resultantice conditions will not pose a danger to pedestrians or vehicles.The design of surface drainagesystems is based on the intensityand duration of rain storms andon allowable runoff. These conditions are usually regulated by thelocal building code, which can beused to check the adequacy of anexisting surface drainage system.In some locations, especiallywhere slopes lack vegetation toslow water flow, it may be possible to reduce rehabilitation costsby diverting rainwater into aswale at or near the top of theslope and thereby reduce theamount of rainwater runoff handled by a surface drainage system. This swale, of course, mustbe within the property on whichthe building is located.Poor site drainage leads to a variety of problems, in this case a wet basement.used to test water flow, althoughits discharge cannot approximatestorm conditions.Where a building is situated on ahillside, it is more difficult toslope the ground away from thebuilding on all sides. On the highground side of the building, theslope of the ground toward thebuilding should be interrupted bya surface drainage system thatcollects and disposes of rainwaterrunoff. There are two generaltypes of surface drainage systems: an open system consistingof a swale (often referred to as aditch), sometimes with a culvertat its end to collect and channelwater away, and a closed systemconsisting of gutters with catchbasins. Combinations of the twoare often used. The locations andlayout of culverts, gutters, drains,The ground beneath porches andother parts of a building that aresupported on piers should beexamined carefully. It shouldhave no low areas and be slopedso that water will not collectthere.Water from the roof reaches theground through gutters and downspouts or by flowing directly offroof edges. Because downspoutscreate concentrated sources ofwater in the landscape, where theydischarge is important. Downspouts should not discharge wherewater will flow directly on or overa walk, drive, or stairs. The downspouts on a hillside buildingshould discharge on the downhillside of the building. The force of

Residential Inspection5water leaving a downspout issometimes great enough to damage the adjacent ground, so someprotection at grade such as asplash pan or a paved drainagechute is needed. In urban areas, itis better to drain downspouts toan underground storm waterdrainage system, if there is one,or underground to discharge at alower grade away from buildings.Water that flows directly off aroof lacking gutters and downspouts can cause damage below.Accordingly, some provision inthe landscaping may be needed,such as a gravel bed or paveddrainage way.When a sump pump is used tokeep a building interior dry, thedischarge onto the site should belocated so that the dischargedrains away from the buildingand does not add to the subsurface water condition the sumppump is meant to control.Where a building is situated on a hillside, swales can be used to direct surface water awayfrom the foundation.The site should be examinedoverall for the presence ofsprings, standing water, saturated or boggy ground, a high watertable, and dry creeks or otherseasonal drainage ways, all ofwhich may affect surfacedrainage. It is especially important to inspect the ground at andaround a septic system seepagebed,

contractors, builders, realtors, home inspectors, and others with a basic knowledge of building c o n s t r u c t i o n . When used in conjunction with the local building code, the guide-line can assist in identifying un-safe or hazardous conditions and uncovering

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