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HOME
INSPECTION
The
COMPLETE GUIDE
to
roger c. robinson
&
michael litchfield
HOME
INSPECTION
roger c. robinson
&
michael litchfield
THE COMPLETE GUIDE to
t
Text © 2015 by Roger C. Robinson and Michael Litchfield
Photographs © 2015 by Roger C. Robinson and Michael Litchfield, except where noted
Illustrations © 2015 by The Taunton Press, Inc.
All rights reserved.
Pp
The Taunton Press, Inc.
63 South Main Street
PO Box 5506
Newtown, CT 06470-5506
e-mail: tp@taunton.com
Editor:
CHRISTINA GLENNON
Technical Editors:
SCOT T GIBSON, GLENN MATHEWSON, DOUGLAS HA NSEN
Copy editor:
CA NDACE B. LEV Y
Indexer:
JAY K REIDER
Cover & interior design:
CAROL SINGER | NOTICE DESIGN
Layout:
CAROL SINGER | NOTICE DESIGN
Illustrator:
VINCENT BABAK
Photographer:
ROGER ROBINSON
except where noted
The following names/manufacturers appearing in
The Complete Guide to Home Inspection
are trademarks
Basement Systems
®
, Benjamin Moore
®
, B-I-N
®
, Cedar Breather
®
, COPALUM
®
, Corian
®
, Dumpster
®
,
DuPont
®
, eBay
®
, Fujitsu
®
, GLULAM
®
, Google
™
, HardieShingle
®
, International Residential Code
®
, LeadCheck
®
,
Medex
®
, Medite
®
II, National Electrical Code
®
, Natura
®
, NFPA 70E
®
, Phillips
®
, Q-LON
®
, R-Wrap
®
, Safecoat
®
,
Sheetrock
®
, SierraPine
™
, Simpson
®
, Strong-Tie
®
, Stylistio
®
, Surveymaster
®
, The Nest
®
, Transite
™
, Tyvek
®
,
Vycor
®
, Watco
®
, Watts
®
, Wi-Fi
®
, Windows
®
Library of Congress Cataloging-in-Publication Data
Litchfield, Michael W.
The complete guide to home inspection / Michael Litchfield and Roger C. Robinson.
pages cm
Includes index.
ISBN 978-1-62710-480-7
ISBN 978-1-63186-374-5 (e-Book)
ISBN 978-1-63186-375-2 (ePub)
1. Dwellings--Inspection--Handbooks, manuals, etc. I. Robinson, Roger (Roger C.) II. Title.
TH4817.5.L58 2015
643'.12--dc23
2014047561
Printed in the United States of America
10 9 8 7 6 5 4 3 2 1
A BOUT YOUR SA FET Y:
Homebuilding is inherently dangerous. From accidents with power tools to falls
from ladders, scaffolds, and roofs, builders risk serious injury and even death. We try to promote safe work
habits. But what is safe for one person under certain circumstances may not be safe for you under different
circumstances. So don’t try anything you learn about here (or elsewhere) unless you’re certain that it is safe
for you. Please be careful.
ACKNOWLEDGMENTS
Shortly before this book went into production in fall 2014 its principal author,
Roger Robinson, passed away, so it falls to me as his co-author to say a few
words about him.
By any measure, Roger was an amazing man. For starters, he inspected
both residential and commercial properties in the San Francisco Bay Area for
more than 35 years, and once estimated that he had personally inspected six
or seven thousand homes. As Roger was 6 ft. 5 in., just entering all those
crawl spaces and cramped attics boggles the mind. And he was famous for
the care he took with every inspection.
His reach extended far. He trained many prominent Bay Area home
inspectors and held classes and seminars nationwide and in Canada. The
consummate pro, he helped found several professional chapters for CREIA
(California Real Estate Inspection Association) and ASHI (American Society
of Home Inspectors) and over the years he was president of CREIA and
served on national and state committees to raise inspection standards.
Roger's many awards include the Monahan Award (the highest national
award) and the John Daly Award (the highest state award).
Roger was a lucid writer and one of the most persistent photographers
I've ever met. He hauled his lanky frame and his cameras pretty much
everywhere and managed to get shots in some of the darkest, dankest places
on earth. He wrote many training manuals and articles for home inspectors,
and he and I first collaborated on
House Check: Finding and Fixing Common
House Problems
(Taunton Press, 2003).
His friends will remember him best as a warm, generous, kind soul who
would go to any length to ease your load or share his knowledge. We may be
the poorer for his passing, but we are immensely richer for his having
lived—and lived so well.
Roger's generosity and passion for detail are echoed by the many
talented people who helped create this book, several of whom Roger trained.
Thanks to Brian Cogley, who is depicted in the book's introduction; to
Douglas Hansen, who knew Roger for 35 years and is a co-author of the
widely praised
Code Check
series; to the Bay Area members of ASHI, who
were helpful in many ways; to Scott Gibson and Glenn Mathewson for closely
reading and improving the manuscript; and to Christina Glennon, Peter
Chapman, and all the Taunton Press crew for working so hard to achieve
excellence.
Roger would be proud of all of you.
Mike Litchfield
Point Reyes, California
CONTENTS
I N T RO D U C T I O N
C H A P TE R 1
2
The Walk-Around
17
C H A P TE R 2
Exteriors
29
C H A P TE R 3
Roofs
52
C H A P TE R 4
Attics
76
C H A P TE R 5
Foundations, Basements, and
Crawl Spaces
89
C H A P TE R 6
Electrical Systems
116
C H A P TE R 7
Plumbing
149
iv
E N V I RON M E N TA L CONC E R NS

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