Reflections of the defect                    Wenatchee and Leavenworth Home Inspection Services.

I was pondering this during a recent home inspection. What constitutes a defect?

Here is how the dictionary defines this;

-        an imperfection that impairs worth or utility : shortcoming

-        a lack of something necessary for completeness, adequacy, or perfection

So how does one define defects during a home inspection and should all defects/improper installations be reported?

I think the generally most see a defect as when something is broken or not performing as it should. These are the easy ones.

Now for the not so easy ones.

What if you have something that is not installed in accordance to standards, be it code or manufacturers specifications? Would you call this a defect? This is the quandary that all home inspectors must deal with and I think should be a topic of discussion.

Let’s start with a very common example, the use of Romex (NM) wire on exterior of homes or other damp/wet locations, i.e. underground conduit.

Codes are pretty clear that NM wire (Romex) is not to be used in what is defined as damp/wet locations. Yet in many cases this wire will function just fine and do what is intended to provide power from point A to point B. So is this a defect and should be reported as such?

The real issue is that moisture could wick into the cable assembly and create an electrical problem. This does not happen very often but it could and so the cable is not to be installed in these types of locations.

(Here is a great document from NEMA (National Electrical Manufacturers Association) for examining electrical systems that has been subjected to water/flooding.  Evaluating Water-Damaged Electrical Equipment )

Here is another example, Installation of cultured stone veneers on the front of homes without proper flashings, drip screeds, clearances to grade and transition caulking with backer rod. Again the materials are not installed to industry standards.

In the climate I am in (low humidity and rainfall) it is most likely it will not be a problem. I cannot guarantee it will not be an issue, is this a defect? Here is the concern, if the installation is having a problem it may be hidden for some time and costly to repair.

Installation guide for adhered concrete masonry veneer – MVMA Guide

These are just a couple of examples I see quite often. Both of these examples could be problematic in the right conditions.

If you were a homeowner or looking to purchase a home would you like this information? Should you at least be made aware?

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC  is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

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