How to Use: As an inspector, start by walking the property perimeter safely at ground level. Use binoculars for high areas like roofs—never climb ladder without training or permission. Check each item methodically. Look for patterns: one crack might be minor, but many signals bigger issues. Mark High (immediate risk, like leaks), Medium (fix soon, 30 days), or Low (monitor) risk. Take clear photos with notes (e.g., "North side roof—missing shingles"). Report facts only; avoid opinions. These signs help spot risks early, preventing claims from water damage, fires, or structural failures. Remember: Older systems aren't always bad if maintained—focus on condition over age alone.
ROOF
Why Check: Roofs protect from weather. Aging leads to leaks, mold, or collapse. Estimate age by material and wear—new roofs are uniform, old ones patchy.
Lifespan (Averages from Sources like Owens Corning, Fixr.com):
- Asphalt shingles: 20–30 years (most common; premium types up to 40)
- Metal: 40–70 years (durable in harsh weather)
- Clay/Concrete Tile: 50–100 years (heavy, long-lasting)
- Slate: 75–150+ years (premium, very durable)
- Wood Shingles/Shakes: 20–40 years (natural, needs treatment)
- Rubber (EPDM): 30–50 years (flat roofs)
Check These:
- Curling, cracking, or missing shingles/tiles
- Dark streaks or moss growth (holds moisture)
- Sagging or uneven roofline (structural issue)
- Rust/corrosion on metal roofs or flashing
- Lost granules on asphalt (exposes base)
- Patchy repairs or mismatched materials
PLUMBING
Why Check: Exposed pipes show system health. Rust or leaks mean corrosion inside, risking bursts or water damage. Note material—old galvanized often clogs.
Lifespan (Averages from Aztec Plumbing, Comfort Experts):
- Copper: 50–70 years (resists corrosion well)
- PVC/CPVC: 50–100 years (modern, flexible)
- Galvanized Steel: 20–50 years (rusts over time)
- Brass: 40–70 years (strong, but rare now)
- Cast Iron (sewer): 75–100 years (durable underground)
- PEX: 40–50 years (newer, cross-linked plastic)
Check These:
- Rust, green stains, or corrosion on pipes
- Drips, wet spots, or pooling water
- Cracks or brittle plastic in lines
- Bulging sections (freezing damage)
- Loose connections or supports
HVAC (OUTDOOR UNIT)
Why Check: Units work hard in weather. Rust or noise means inefficiency or failure ahead. Check nameplate for manufacture date to confirm age.
Lifespan (Averages from Trane, Constellation):
- Air Conditioner/Heat Pump: 10–17 years
- Furnace (gas/electric): 15–20 years
- Overall System: 15–20 years (with maintenance; up to 25+)
Check These:
- Rust, dents, or corrosion on casing
- Bent fins on condenser coils
- Dirt, leaves, or plants blocking airflow
- Unusual noises like grinding (if running)
- Faded labels or refrigerant leaks
ELECTRICAL
Why Check: Panels control power. Old ones overload or arc, risking fires. Note brand—some like Federal Pacific are known hazards.
Lifespan (Averages from Scherer Electric, Casteel):
- Breaker Panel: 25–40 years
- Circuit Breakers: 30–40 years (replace if tripped often)
Check These:
- Rust or water marks on panel/meter
- Cracked or loose enclosures
- Exposed or frayed wires
- Missing covers on outlets/boxes
- Mismatched breakers (safety risk)
FOUNDATION & STRUCTURE
Why Check: Foundations support everything. Cracks let water in, causing mold or shifts. Horizontal cracks are worse than vertical.
Check These:
- Cracks wider than 1/4 inch
- Flaking concrete (spalling)
- Soil pulling away or sloping in
- Water stains on walls/base
- Bulging or leaning sections
WINDOWS & DOORS
Why Check: Seals fail over time, wasting energy or allowing pests/water. Foggy glass means lost insulation gas.
Lifespan (Averages from This Old House, InterNACHI):
- Wood: 15–30 years (rots if unpainted)
- Aluminum: 15–30 years (conducts cold)
- Vinyl: 20–40 years (low maintenance)
- Fiberglass: 30–50 years (strong, efficient)
Check These:
- Foggy or cracked glass panes
- Rotten/peeling frames
- Hard to open/close (warping)
- Drafts or light gaps
- Missing weatherstripping
GENERAL PROPERTY
Why Check: Outside factors speed wear. Trees rub roofs, pests chew wires—prevent small issues from growing.
Check These:
- Trees/branches touching house
- Pest signs: holes, droppings
- Peeling or blistering paint
- Gutters clogged or sagging
- Driveway cracks or sinking
QUICK ESTIMATE GUIDE
- New (0–10 yrs): Fresh, no damage
- Mid-Life (10–20 yrs): Minor wear, still functional
- Aging (20+ yrs): Visible issues, plan replacement
- Urgent: Active leaks, major cracks—flag as High
Safety Tips: Stay on ground or camera extension pole. Wear PPE (gloves, glasses). Ask permission before close-ups. If unsure, note "needs professional check."
WHAT TO WRITE IN REPORT
- Age Estimate: "Metal roof appears 50+ years—rust spots."
- Risk Narrative: "Foundation cracks may allow water entry, increasing mold risk."
- Recommendations: "Clear vegetation 6 ft from structure. Inspect plumbing annually."
LCA Certified Inspector “Spot the wear. Note the risk. Save the claim.”
Note: Lifespans are averages from sources like Fixr.com, Aztec Plumbing—vary by climate/maintenance. Always verify with records. Follow local codes