The House Interior

Question 1

INSPECTION SCOPE

Answer 1

A house is a system in which many components interact, and in which many components are parts of different systems.
Defects in any of these systems may present as defects on interior components.
Defects in floor coverings caused by defects in other systems such as the foundation or floor systems are in scope.
A cosmetic defect is defined as one that does not significantly affect the ability of a component to perform its intended function.
Cosmetic defects are out of scope of a home inspection.
This technology goes by names such as smart homes and the internet of things. At this time, there is no broadly accepted definition of these terms.
All devices and wiring that are not part of the house high voltage (120/240 volt) electrical system are out of scope of a home inspection.

Question 2

INTERIOR WALL AND CEILING FINISHES

Answer 2

This material has many names including gypsum board, plasterboard, and the brand name sheetrock.
Type X drywall is made with additional fire-resistant materials and is part of fire-rated wall and ceiling assemblies. Green drywall (green board) is made with paper that has some water-resistant properties.
Outside wall corners are reinforced using corner bead, which is usually metal but may be plastic.
This first finishing process is called taping and bedding
A skim coat of joint compound is applied to the seams and corners to provide a smooth surface. This is called skimming.
The two most common drywall finish types are smooth (slick) and textured.
These hand-troweled finishes are sometimes called knock-down finishes because the finisher knocks down the spray finish with the trowel.

Question 3

Plaster

Answer 3

Plaster is a combination of solid materials mixed with water to form a workable substance that can be applied to surfaces, shaped, and left to dry to a rigid state.
Interior plaster was usually applied over wood lath, which were closely space wood boards.
Later installations may be applied over gypsum lath, called rock lath.
The plaster application process is identical to 3-coat exterior stucco and included a scratch, brown, and finish coat. The total thickness of all three layers is approximately ⅞ inch.

Question 4

Wood

Answer 4

Wood is a wall finish that can be found in houses of any age, but is more common in older houses.

Question 5

Suspended Ceilings

Answer 5

These ceilings are also called drop ceilings and sometimes acoustic ceilings.
The home inspector is not required to move suspended ceiling tiles.
Note, however, that older ceiling tiles can be brittle and can break when moved.

Question 6

Interior Trim

Answer 6

Interior trim has a practical and an aesthetic function. The practical function is to conceal the gap between different components such as wall coverings and windows and doors. The aesthetic function is to improve the appearance of rooms.
In newer houses trim may be pieces of wood glued together in a process called finger jointing.
Trim may also be made from composite materials such as plastics and medium density fiberboard (MDF).
Trim is sometimes called molding and that term is sometimes added to the description of some types of trim.
trim at the floor that runs along the wall is called base, baseboard, or base molding.
Quarter round or shoe molding is used to cover the gap between the base and floor coverings such as wood, tile, and vinyl.
Trim that is sometimes installed near the middle of the wall is called chair rail.
Trim that is installed at the ceiling/wall intersection is called crown or crown molding.
Trim around the perimeter of windows and doors is called casing.

Question 7

Cracks, Nail Pops, and water stains

Answer 7

Distinguishing between cosmetic cracks and cracks that can indicate more serious issues can be challenging.
Most cracks and almost all nail pops are cosmetic and result from issues such as minor framing settlement, minor framing movement caused by wind or seismic activity (racking), wood expansion and contraction caused by humidity and temperature changes, and poor material fastening and finishing.
Cracks at these locations in combination with other defects such as door and window operation problems (sticking, rubbing, difficult to operate), visible unevenness in floors, walls, or ceilings, or openings that are out-of-square may indicate more serious problems such as foundation settlement.
Water stains are both very simple and very complex. the simple aspect is reporting; the home inspector should report all visible water stains and water deterioration.
The complicated aspect can be determining the water source.
In both cases the recommendation is the same, evaluation by a qualified contractor.
Repair of the obvious source may not solve the problem.

Question 8

Typical Defects of Interior Wall and Ceiling Finishes that home inspectors should report include:

Answer 8

1. cracked finish materials,
2. water stained or water deteriorated finish materials,
3. significantly damaged finished materials,
4. significant wall rotation, bowing, or unevenness,
5. uneven ceiling,
6. finish shows evidence of recent repair or painting (could be an attempt to conceal a problem),
7. trim separated from the wall, floor, or ceiling.

Question 9

INTERIOR DOORS

Answer 9

A cased opening is a trimmed opening between rooms that does not have a door.
Typical Defects. opening is physically damaged.

Question 10

Hinged Swinging Doors

Answer 10

Interior hinged swinging doors usually open in one direction, swing on two or three side-mounted hinges, and usually open at least 90°. A single door consists of one door (leaf) mounted in a frame. A double door consists of two doors (leaves) mounted in one frame.
Doors may be solid, or may be hollow core with only the perimeter made from solid material.
A French door (casement door) is a hinged door that consists mostly of fixed glazing, usually divided into several (often nine or twelve) small pieces.

Question 11

Locks, Hardware, Accessories

Answer 11

A privacy lock restricts entry through the door from the exterior by requiring a key.
A passage lock is operated using a knob or handle and provides no impediment to entry

Question 12

Typical Defects locks, hardware and accessories that home inspectors should report include:

Answer 12

1. improper lock operation (e. g., does not latch),
2. door rubs on frame,
3. warped door,
4. loose hinges,
5. absent, loose, damaged, improperly operating bolts on the fixed side of double doors,
6. physically damaged door and glazing,
7. door not painted/sealed on all sides,
8. door does not remain open,
9. interior door used as exterior door.

Question 13

Sliding Doors, Pocket Doors, and Bifold Doors

Answer 13

Sliding doors and bifold doors are installed in a cased opening.

Question 14

Typical Defects of Sliding Doors, Pocket Doors and Bifold Doors that home inspectors should report include:

Answer 14

1. doors significantly out of plumb,
2. doors difficult to operate,
3. physically damaged door and glazing,
4. wood door not painted/sealed on all sides,
5. absent bottom guide on a sliding door,
6. improper lock operation (e. g., does not latch),
7. warped doors.

Question 15

FLOOR COVERINGS

Answer 15

Reporting the condition of floor coverings is out of scope of a home inspection because their condition is a cosmetic issue

Question 16

Carpet

Answer 16

Carpet is usually defined as a natural or synthetic yarn that is attached to a backing system. Most carpet comes in 12 foot wide rolls; a few styles may be available in widths such as 13½ and 15 feet.
Carpet problems are usually the result of improper installation.

Question 17

Typical Defects of Floor Coverings that home inspectors should report include:

Answer 17

1. dirty, stained, worn, faded, or damaged floor covering,
2. floor covering has shrunk or expanded causing it to pull away from the wall or to ripple,
3. loose floor covering,
4. unusually visible seams (some types of carpet tend to show seams more than others),
5. floor covering installed in a damp area causing odor and mold issues,
6. odors detected immediately after installation (usually short term),
7. absent, improper type, improperly installed transition piece between different floor coverings.

Question 18

Linoleum and Vinyl

Answer 18

Linoleum and vinyl are often used as synonyms. These products, called sheet goods, are different.
Both products are very sensitive to anomalies in the floor over which they are installed

Question 19

Typical Defects of Linoleum and Vinyl that home inspectors should report include:

Answer 19

1. dirty, stained, worn, faded, buckled, loose, or damaged floor covering,
2. gaps at seams, or between floor covering and wall,
3. unusually visible seams,
4. absent, improper type, improperly installed transition piece between different floor coverings.
5. color changes or efflorescence at floor covering,
6. floor covering torn where the laundry washer and dryer have been removed. If a professional moving company tore the floor covering during the move, they will usually replace the floor covering if the seller files a claim.

Question 20

Tile and Stone

Answer 20

Tile and stone are rigid materials and are unforgiving of movement. They are vulnerable to deflection and unevenness in the floor over which they are installed. Larger sizes are especially vulnerable

Question 21

Typical Defects of Tile and Stone that home inspectors should report include:

Answer 21

Tile and stone are rigid materials and are unforgiving of movement. They are vulnerable to deflection and unevenness in the floor over which they are installed. Larger sizes are especially vulnerable

Question 22

Wood

Answer 22

Subfloor moisture is most likely to occur at below-grade floors (basements), but can occur at on-grade concrete floors, especially new ones, and at framed floors over damp crawl spaces

Question 23

Typical Defects of Wood Flooring that home inspectors should report include:

Answer 23

1. dirty, stained, worn, faded, cupped, split, buckled, loose, or damaged floor covering,
2. gaps between pieces or between floor covering and wall (gaps may open and close with changes in humidity),
3. absent, improper type, improperly installed transition piece between different floor

Question 24

STAIRWAYS AND LANDINGS

Answer 24

A stairway, also called a staircase, is a passageway between floors that are on different vertical levels. A stairway consists of a series of risers (vertical), treads (horizontal), and landings (horizontal). The risers and treads are supported by stringers.
Every stairway has at least two landings, one at the top and one at the bottom.
A flight of stairs is a series of risers and treads between two landings A stairway consists of one or more flights of stairs.
Most stairways have one or more handrails.
Stairs that do not have a wall on one or both sides should have a guard on the open sides to protect against falls.
Standards for stairways, handrails, and guards vary over time and between jurisdictions.
If the home inspector believes that the component is unsafe, reporting the unsafe condition may be required, and is certainly recommended.
Standards for stairways, handrails, and guards are the same regardless of whether the components are located inside or outside the house

Question 25

Stairways

Answer 25

These curved or triangular shaped treads and landings are sometimes called winder treads and are used to change the direction of travel on the stairway.
These stairways are called spiral stairways; they have different requirements from other stairways..
The primary supports for the stairway are stringers. The horizontal surfaces are treads (often called steps). Treads sometimes have a projection beyond the face of the risers; this projection is a nosing. The vertical parts are risers. A skirt board is a piece of trim (usually wood) that is installed beside exposed risers and treads for a decorative appearance.
Dimensional lumber cut stringers should have at least 5 inches of solid wood below the riser/tread cuts or the wood below the riser/tread cuts should be reinforced with additional wood.
Measurement is to the deepest saw cut (kerf), not to the intersection of the riser/tread cut.
The entire stringer plumb (vertical) cut should bear on support at the top landing.
The stringer should be firmly attached to the top landing support.
Most of the stringer seat (horizontal) cut should bear on the bottom landing.
Stairway treads made from nominal 2 (1½ actual) inch wood (#2 grade or better) should not clear span more than about 36 inches.

Question 26

Risers

Answer 26

The current IRC maximum riser height is 7¾ inches.
The difference between any two riser heights in a flight of stairs should be not more than ⅜ inch. Riser height difference may be more important than riser height because a person expects to feel consistent riser heights.
Open stair risers should not allow passage of a 4 inch diameter sphere.

Question 27

Rectangular Treads

Answer 27

The difference between any two tread depths in a flight of stairs should be not more than ⅜ inch.
All treads and landings may not slope from horizontal in any direction more than 2 percent. That is about ¼ inch for a tread measured perpendicular to a riser, and about ¾ inch for a tread measured parallel to a riser for a 36 inch wide stairway.
A tread nosing is a projection of the tread beyond a closed riser.
The minimum tread depth should be 11 inches if there is no nosing.
The nosing, if installed, should project at least ¾ inch and not more than 1¼ inches beyond the closed riser.
The difference between any 2 tread nosing depths should be not more than ⅜ inch in a stairway, not in a flight of stairs. Tread nosing depth and consistency is important for safety.

Question 28

Winder Treads

Answer 28

The current IRC minimum winder tread depth is 10 inches measured 12 inches from the narrow side of the tread. The current IRC minimum winder tread depth at any point on the tread is 6 inches.

Question 29

Stairway Width and Headroom Height

Answer 29

The current IRC minimum stairway width is 36 inches measured above the handrail. The current IRC minimum stairway headroom height is 80 inches measured from a line connecting the treads.

Question 30

Spiral Stairways

Answer 30

Spiral stairways should have identical treads. The current IRC minimum spiral stairway tread depth is 7½ inches measured 12 inches from the narrow side. The maximum spiral stairway riser height is 9½ inches. The minimum spiral stairway width is 26 inches at and below the handrail.

Question 31

Landings

Answer 31

All landings, including the top, bottom, and any intermediate landings, should be at least as wide as the stairs. For example, a 36 inch wide stairway should have landings at least 36 inches wide.
All landings should be at least 36 inches deep measured in the direction of travel.

Question 32

Ramps

Answer 32

A ramp serving the egress door (usually the front door) should have a maximum slope of one unit in 12 units (8.3%).

Question 33

Typical Defects, Stairs and Landings that home inspectors should report include:

Answer 33

1. stringers inadequately attached to support or pulling away from support,
2. damaged components,
3. stringers deflect when used,
4. treads squeak when used,
5. inadequate undisturbed wood at cut stringers,
6. riser height too tall,
7. tread depth too small,
8. difference between riser heights or tread depths too large,
9. space between open risers more than 4 inches,
10. headroom height too low,
11. landing too small,
12. stairway too narrow,
13. carpet or other floor covering loose on treads,
14. stairway inadequately illuminated,
15. stairway lights are not switched at top and bottom landings when the stairway has six or more risers.

Question 34

HANDRAILS AND GUARDS

Answer 34

A handrail is required on stairways with four or more risers.
A person should not need to release the handrail and grasp another handrail while traversing the stairs
A handrail should be between 34 and 38 inches above the stairway measured from a sloped line connecting the treads.
A handrail should have one of the grip patterns shown in the following illustration.
Handrail problems are common defects.

Question 35

Guards

Answer 35

A guard is sometimes called a guardrail, balustrade, or banister.
The top component is the top rail; this is the handrail. The bottom component may be a bottom rail, or it may be the floor or stairway tread. Fill-in components fill the space between the top rail and the bottom rail or floor. Vertical fill-in components are called balusters or pickets. Newels are posts that are usually installed at stairway landings, at the beginning and end of guardrails, and at points within long guardrails to provide the necessary support to resist rotation. A volute is a handrail in a spiral shape that may be installed at the bottom tread as a decorative feature. A gooseneck is a curved handrail that makes a vertical continuous connection between a landing newel and a stairway handrail. An easing is a curved handrail that helps make a continuous connection between handrails that run in different directions.
A guard is required at any walking surface located more than 30 inches vertically above any surface within 36 inches horizontally.
The current minimum IRC guard height at a level surface is 36 inches above the finished floor or walking surface.
Guard fill-in components should not allow a 4 inch diameter sphere to pass. Stair guard fill-in components should not allow a 4⅜ inch diameter sphere to pass. The space under a stair guard bottom rail and a stairway riser and tread should not allow a 6 inch diameter sphere to pass. This does not mean that the space between fill-in components must be 4, 4⅜, or 6 inches or less at all points; the space may be wider if the space is less at enough points to block the sphere.
Guards, and handrails that serve as guards, should not fail when a single concentrated load of 200 psf is applied in any direction at any point along the top of the guard.
Fill-in components should not fail when a single concentrated load of 50 psf is applied.
Home inspectors are not required to test guards for compliance with these requirements.

Question 36

Typical Defects, Handrails and Guards that home inspectors should report include:

Answer 36

1. handrail or guards absent or not continuous over all of stairway,
2. loose handrail or guards,
3. improper handrail size or shape,
4. improper height handrail or guards,
5. absent handrail or guard where required,
6. handrail does not terminate in a return,
7. guard posts spaced too far apart,
8. balusters spaced too far apart,
9. damaged or deteriorated handrails, balusters, or guard posts.

Question 37

CABINETS AND COUNTERTOPS

Answer 37

Cabinets that are installed on the wall above the countertop are wall cabinets. Cabinets that are installed on the floor are base cabinets.
A cabinet intended for use at the sink is a sink base.
A cabinet with only drawers is a drawer base.
Cabinets are usually installed next to each other, but when cabinets meet at an interior corner a filler strip is often required.
When drawers hit other drawers or hit appliances, the cause is often lack of a proper size filler strip.
The frame around the front of the cabinet is the face frame.
The panels that comprise the box are the bottom, sides, and back panels.
The recessed area at the bottom of a base cabinet is the toe kick (toe strip).
The doors open on hinges.
The drawers slide on drawer glides (slides).
Kitchen base cabinets are usually 24 inches deep and installed so that the countertop is about 36 inches above the finished floor. Wall cabinets are usually 12 inches deep and installed so they are about 18 inches above the countertop. Bathroom vanity cabinets vary between 18 and 22 inches deep. The traditional bathroom vanity cabinet height is about 31 inches but some modern bathroom cabinets are closer to 36 inches. The opening for the refrigerator should be at least 36 inches wide and preferably wider.
The screws should have an enlarged head or be installed with a button cap or washer to distribute the load.
Home inspectors are not required to check cabinets for level and plumb.
home inspectors should report obvious visual indications of poor cabinet installation.

Question 38

Typical Defects of Cabinets and Drawers that home inspectors should report include:

Answer 38

1. worn or damaged cabinets, especially sink cabinet bottom panels,
2. improper fasteners (e. g., no washer or button cap),
3. loose cabinets,
4. cabinets not level or plumb,
5. drawers or doors strike other drawers, doors, or appliances,
6. absent or loose handles or pulls (not all cabinets have these),
7. loose doors or drawer fronts,
8. drawers do not open and close easily,
9. wall cabinets are hung too low,
10. shelves sag.

Question 39

Countertops

Answer 39

One of the most common countertop materials is the laminate countertop which consists of a thin plastic layer adhered to plywood or particleboard.
A popular bathroom countertop that is not used in the kitchen is cultured marble.
The backsplash is the area between the countertop and the wall cabinets.
Countertops should be secured to the base cabinets so that the countertop does not move. Any seams in the countertop should be located well away from the sink. Counter-tops should be installed level in both directions. Very heavy countertops such as granite and marble may need extra support especially if the top is cantilevered to form a breakfast bar or similar surface..

Question 40

Typical Defects of Countertops that home inspectors should report include:

Answer 40

1. worn or damaged countertops or substrate, especially particleboard under laminate,
2. loose countertops,
3. countertops not level,
4. laminate loose at seams or edges,
5. countertop seams near sink,
6. unsealed gap between countertop and backsplash or side splash,
7. worn or absent at tile countertops grout,
8. improperly supported cantilevered countertops,
9. countertops have sharp edges.

Question 41

SMART HOME TECHNOLOGY

Answer 41

At this time, there is no broadly accepted definition of what constitutes a smart home.
Connection by cables is often called structured wiring or hard-wiring.
Structured wiring is often pre-wired in new houses built since about 2010.
Structured wiring, especially the interface wiring between a wire-connected service provider and the house communication hub (wireless router), should be high-speed wiring. Examples include coaxial cable (preferably RG-6) or Cat 5e (or higher) cable.
Examples of smart products include:
•Security systems that can include sensors at openings, motion sensors, fire and carbon monoxide sensors, and cameras with either local or cloud-based storage of recordings. Manufacturers include Nest and SimpliSafe.
•Smart thermostats that are programmable at the device and remotely using an inter-net-connected device. Manufacturers include Ecobee and Nest.
•Smart speakers that respond to voice commands to play music, control devices, and provide information. Products include Amazon Alexa and Echo, Apple Home, and Google Home.
•Internet-connected entertainment devices that provide streaming of audio and video from internet sources such as Amazon, Facebook, Hulu, Netflix, and Sling.
•Smart lighting that can be programmed or remotely controlled to activate and deactivate based on time of day or on the presence of someone in the area. Smart lighting can be indoor and outdoor lighting. Manufacturers include Lifx and Belkin.
•Smart receptacles and switches that can be programmed or remotely controlled to activate and deactivate electrical devices such as lights and fans. Recent electrical code changes require that a grounded (neutral) conductor be available in many switch boxes to provide power to smart switches. Manufacturers include Apple, Belkin, and Lutron.
•Smart leak detectors that can detect water leaks and freezing temperatures that could cause pipes to burst.
•Smart window treatments that can be programmed or remotely controlled to raise and lower based on time of day. These devices can improve energy efficiency.
•Smart appliances can be programmed or remotely controlled to begin and end food preparation and other operations. These appliances can also be programmed to track the stock of household food and cleaning supplies and automatically order when supplies run low.
If a condition occurs (if this occurs) then the smart device will perform an action ( then that occurs).
Inspection of smart home devices and wiring is out of scope of a home inspection