Referring & Choosing The Right Home Inspectors

"Accurate Investment Protection You Can Trust"

That is the tag line for Selman Home Inspections, Inc. Here is what it means to us;

If you are buyig a house, you're about to invest your hard earned dollars in a property you know very little about for years to come. If you are selling a house, you want as much information as possible to put the marketing advantages back in your hands. If you are a Realtor, we understand that it is your reputation on the line.

Choosing an experienced home inspection company is a critical step and should not be taken lightly. Selman Home Inspections provides the experience and high quality professional reports important for decision making.

Our Professional Home Inspectors perform no more than two inspections per day to ensure adequate time to investigate the subject property thoroughly and provide an onsite presentation of the findings. Our typical time on site ranges from 2.5 to 4 hours depending, on the size, age and condition of the property and time needed to answer any questions you may have. Every home is inspected with precision and detail using our specialized three pass process.

I will be honest right up front; we are not the cheapest inspectors. If price is the only concern, we are likely not the right inspection company for you. With the value of your investment in a home in mind, the last thing you want to do is choose an inspector based on the inspection cost. The old adage, "you get what you pay for" is true. Just like your family doctor, quality, knowledge, experience and service matter when making life changing decisions. Your choice of a home inspection company should be based on research, referrals, trust and confidence.

Led by NACHI Certified Master Home Inspector, David Selman, our team has the qualifications, experience, education, technology and equipment needed to perform every home inspection thoroughly and professionally. The real estate and home inspection industry is our life's passion and safeguarding your family's safety and financial investment is our top priority.

Our clients are provided with unbiased, impartial professional home inspection reports which include photos, recommendations, priortized summary and many other benifits. Experience is key. Rest assured if you lend us 5% of your trust, I am confident that we will earn the other 95%. If you are buying or selling a house, we want to be your professional home inspectors every time you move. If you're a Realtor, we want to be at the top of your referral list. And, we will work hard to retain that trust.

We are here to answer questions about your home and provide advice anytime you need it, before, during and after your inspection. Learn more about What We Inspect and why we encourage our clients to be present. Along with a detailed, comprehensive report, we also offer additional services that go farther to reduce risk and protect your family investment including;

Termite Reports (WDI)

Thermal Imaging Reports

Septic System Reports

Your professionally finished home inspection report and onsite presentation is how we provide Risk Management and "Accurate Investment Protection You Can Trust".

If you have additional questions about home inspections, our services or would like to schedule an inspection, contact your Professional Dallas Home Inspections Company today.

Selman Home Inspection Company 

David Selman, CMI

TREC #10299

FHA/HUD #F537

Septic #113423

TDA #660910

Instructor #881358688

Rickey Free, CPI

TREC #20804

Septic #12438
TDA #0699871 

Spring Home Maintenance & Improvements

Dallas Home Inspections Blog, Spring Home Maintenance & Improvements

Maintaining Your Home Series

Spring is in the air! After a long winter, I think we are all ready for some sunshine. Spring is when we get excited about being outdoors and enjoying our yards. Along with some outdoor spring maintenance, tips we want to share some new home standards. Every year, there are numerous updates to the Texas building standards. Some of these are outdoors, and some inside.

Spring Maintenance Tips:

• Plants and trees are already beginning to grow! Be sure shrubs and trees are not in contact with your home.
• If you are planting new trees, be sure to plant them at least 10 feet away from the exterior walls of your home.
• Many of us add new soil and mulch to our flowerbeds in the spring. Be sure to maintain the soil and mulch level so that 4-6 inches of the foundation is visible. High soil and mulch contribute to moisture penetration into your home and create hiding places for wood destroying insects like termites.
• Great time to clean out the rain gutter. Leaves and debris should be removed.
• Also check rain gutters for roof covering granules. If there is an excessive amount of roof granules in your gutters, have your roof inspected by a certified, licensed roof specialist.
• Check the exterior caulking around doors, windows, air conditioning cooling lines, brick masonry expansion joints and hose bibs. Clean and re-caulk as needed.
• Examine any exterior wood siding and trim for wood rot and moisture damage and make plans to repair any damage.
• Open and close the windows in your home to make sure they operate freely. Lubricate window guides with a light oil.
• Visit our "Home Maintenance Guide" for more information on spring home maintenance tips!

New or Updated Standards:

As building sciences improve, there are new standards adopted each year to improve our existing homes and new construction homes. We thought that this spring would be a good time to introduce a few of them. These items will appear as a defects in many homes, even new homes. Many home builders are behind in achieving many of the new standards. Your home is your castle and as your Professional Home Inspectors, we want your castle to be all it can be.

• Attic installed metal ducts should be electrically bonded together.
• CSST (Corrugated Stainless Steel Tubing) should be properly bonded.
• Metal hot and cold water lines at the water heater should be bonded.
• Flexible gas lines at appliances should be bonded to the black pipe gas line.
• All kitchen counter and island electrical receptacles should be GFCI protected.
• Appliance (food waste disposer) receptacles under the kitchen sink should be GFCI protected.
• Metal chimney caps should be bonded.
• "Kick-out" flashing should be installed at all roof coverings were another adjacent wall continues.
• All convenience electrical receptacles should have installed AFCI (Arch Fault Circuit Interruptors).
• All electrical receptacles should be child tamper resistant.
• Exterior electrical receptacles should be GFCI protected and inside a weather proof bubble cover.
• Attic access ports and attic stairs installed in the garage should be air-tight and have a 20 minute fire rating.

A Professional Home Inspection can identify many areas in your home that should be improved or updated to bring your home as close as possible to current building standards. A home inspection report is a tremendous tool to help homeowners build a to-do list of home improvements. Many of these improvements are safety related. Making these updates can save lives and prevent property damage.

If you have additional questions about home inspections, want to learn more or would like to schedule an inspection, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228

Dallas Home Inspections Are Not Just For Buyers

Dallas Home Inspections Are Not Just For Buyers

Maintaining Your Home Series

Traditionally, home inspections are done for buyers when they are purchasing a new place to live. There are however, other important times to get a Professional Home Inspection. The pros at Selman Home Inspections perform every kind of residential home inspection service you may need.


New Construction Inspection

Yes, even new construction homes should be professionally inspected. It is amazing that even with the finest home builders, there is always room for improvement. A new construction home inspection help make sure your new home is everything it should be.


Warranty Inspection

If you have built or purchased a new construction home, it is important to have that home professionally inspected prior to the expiration of your new home warranty. As homes are used over the first year, there may be items that have not performed as intended that should be repaired or replaced by the builder. Otherwise, the homeowner takes on these costs down the road...


Maintenance Inspection

Every year there are new building standards, construction standards and codes. With each passing year, your home becomes that much more out of date. A Maintenance Home Inspection compares your existing home to the current standards and provides valuable insights to help you bring your home up to modern standards. When you get ready to sell an older home, outdated standards and home maintenance will surely be a stumbling block. Making a few adjustments recommended by a Maintenance Home Inspection each year will help avoid issues and unexpected costs.


Seller or Pre-Listing Inspection

Selling your home or thinking about it? A seller or Pre-Listing Inspection has tremendous advantages and puts the leverage back in your hands ( and your agents). This inspection will virtually eliminate the hassles and blown deals caused by traditional buyer home inspections. Eventually, a buyer will have a home inspection performed, why not head them off and repair these defects ahead of time? Our Pre-Listing Home Inspection also helps with realistic pricing and items that you may want to include in the property disclosure documents.


Other Important Inspections

Selman Home Inspections also performs termite (Wood Destroying Insect) inspections, Septic System Inspections and Thermal Imaging Inspections. These added services provide for the most comprehensive and thorough inspections possible. By having one inspection company perform all your services, we save you time and money.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228

Benefits Of Choosing Selman Home Inspections

Benefits Of Choosing Selman Home Inspections

Reasons More Agents Refer Us Than Other Inspectors

Besides delivery of world class home inspection services, there are many benefits that home buyers and sellers get with every inspection we perform. Trusted by thousands of agents and their clients, our process of delivering outstanding customer service and reliable inspection reports makes us a leader in our field. We invite you to watch this 1 minute video about the benefits your clients will receive when you refer Selman Home Inspections.

Want to know more about who we are and why so many Realtors are referring us to their clients? Then you may also want to explore our website, learn about our Mission and see what our Goals for serving you and your clients is all about.

We are here to service home inspection service needs before, during and after the inspection with "Accurate Investment Protection You Can Trust".

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228

Dallas Home Inspections, Fireplace & Chimney Maintenance

Dallas Home Inspections, Fireplace & Chimney

Maintaning Your Home Series

Proper maintenance, repair and upgrades to your fireplace and chimney are an important part of protecting your family, the home itself and the contents. Many house fires are caused by defects, inadequate construction and improper maintenance of fireplaces and chimneys.

Fireplaces and chimneys should be inspected and cleaned annually. Yes, even if you don't use it. Unused fireplaces may develop cracks or other problems over time like nesting birds and damaging moisture penetration.

With use, fireplaces and chimneys will develop creosote and soot which should be removed by professional cleaning to prevent chimney fires.

Fireplaces with gas logs or other gas fired devices should have a "damper block" installed on the flu or damper door to prevent the damper from closing completely. These devices help prevent unwanted and dangerous gases from entering the living area in the event of a gas or carbon monoxide leak.

Fireplaces and chimneys should be inspected to ensure that they are safe. Home Inspectors and fireplace specialists will identify things like damaged fire brick, damaged firebox liners, damaged masonry, lack of screens or glass doors, damaged or missing chimney caps and screens, inoperative dampers and many other possible issues. 

Care should be taken to keep flammable materials away from the fireplace opening. It is amazing how often we find wood trim, mantels and other flammable materials which are too close to the fireplace opening. These safety hazards should be corrected.

As Professional Home Inspectors, we also inspect the attic area around fireplaces and chimneys to identify defects like a lack of fire stopping, insulation in contact with the chimney and improperly supported chimney flu.

Tree limbs should not be within 10 feet of the chimney. If they are, there is a fire danger. Tree limbs in contact with the chimney may also damage the exterior materials.

Masonry chimneys are often built with a mortar cover. Mortar covers do not have a long lifespan. They will soon crack and allow moisture to penetrate the chimney components. Moisture penetration issues at the chimney can be prevented with the installation of a metal chimney cap and proper flashings.

All chimneys should have a cap and screen installed. Caps and screens prevent rain and unwanted pests from entering the chimney. Chimney screens also help defuse any hot embers which may escape.

Older homes with fireplaces often have chimneys which are 30 inches or wider at the roof deck. A chimney "cricket" is highly recommended to allow water to go around the chimney more easily.

For wood frame and siding chimneys, the siding and trim should not be in direct contact with the roof deck. There should be a space between the siding, trim and the roof deck to prevent the accumulation of moisture. Proper chimney flashing also prevents water leaks to the interior of the home.

Again common to older construction, many chimneys were build with a single step flashing. Today's current building standards recommend a counter flashing be installed over the step flashing.

Proper inspection, maintenance, upgrades and repair of fireplaces and chimneys is important for family safety. Correcting fireplace and chimney defects will also prevent stumbling blocks when a house is inspected by a buyer's home inspector.

If you have additional questions about your home's fireplace and chimney or would like to schedule an inspection, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228

Dallas Home Inspections, Interior Home Maintenance

Dallas Home Inspections, Interior Home Maintenance

Maintaining Your Home

We hope that you took some time based on our last newsletter to investigate the condition of your home's exterior walls. This week, we will talk about interior walls, ceilings and floors.

If you found any cracks in your exterior walls, it is a good idea to look at the same areas from the interior. Cracks in interior walls adjacent to any observed at the exterior may be signs of foundation movement or settlement. When this happens, we recommend hiring a foundation or structural specialist to evaluate the causes.

If foundation repairs are performed, it is a good idea to wait several months before repairing any interior damage like drywall cracks and misaligned doors. After foundation repairs, there may be some final movement or settlement as the structure adjusts to the changes.

As Professional Home Inspectors, we often find homes that have had foundation repairs but the symptoms that lead the homeowner to the foundation repairs, the cracks in wall for example, have not been repaired. Repairing cracks in walls, broken floor tiles, and door alignment are the final steps towards a complete repair.

Most home interiors will need minor repairs even without foundation problems. As a home ages, doors will need adjusted, window guides will need lubrication, ceiling and wall nail pops need repair and general repainting are all part of general interior maintenance.

For reasons of safety, there should not be any openings in the garage walls or ceilings to the interior living space or attic. This include dryer vents. Dryer vents should be vented to the exterior. Damaged or unfinished garage drywall should be repaired to prevent vehicle storage area vapors from penetrating the living area.

Attic access ladders or access ports are often installed in the garage ceiling. It is recommended by current building standards that the attic access should be fire rated and well sealed. Many house fires begin in the garage. You may find it helpful to read "Preventing Garage House Fires".

Repairing or replacing warn and damaged floor coverings is also an important part of home maintenance. Wrinkled carpet for example is considered a trip hazard and should be repaired.

All interior room entry doors should have door stops installed. Door stops prevent damage to the wall coverings adjacent to the doors.

Interior doors should have door handles and hardware that easily operate the doors.

Exterior or "egress" doors should not require a key to unlock the door in order to exit the home in the event of an emergency.

Each bedroom should have at least one operable window within 44 inches of the floor. If bedroom windows are higher such as often the case in older homes, a plan of escape is important.

Second story windows should not be closer than 24 inches to the floor. These are current safety standards for windows in all homes.

Window's should not have locks that can't be easily unlocked without tools. If window locks are damage, replace them. Windows should not have storm windows or bars over them that prevent escape in the event of an emergency.

Electrical outlets and switches should be periodically checked for signs of arching or overheating. Discolored electrical receptacles may be an indication of overheating. Any signs of electrical overheating should be further evaluated and repaired by a certified, licensed electrical specialist. For more information about electrical safety, we recommend reading "Electrical Safety In Your Home".

Doing all of these repairs at one time is expensive and difficult to manage for most of us. For this reason, it is recommended that repairs and material replacements be made incrementally as they are observed over time.

Good interior home maintenance is important for quality of life and your family's safety. Routine interior maintenance also helps keep your home "market ready". When you decide it is time to move, regular maintenance and repairs will lower the cost of preparing your home to sell.

If you have additional questions about your home's interior maintenance or would like to schedule an inspection, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228

Maintaining Your Home's Exterior Walls

Maintaining Your Home

The exterior walls of your home protect the contents and help keep the interior dry, warm (or cool) and comfortable. The exterior walls are the defense against the elements of nature. It is important that the exterior walls are properly constructed when a home is built and properly maintained thereafter. Your Professional Home Inspector can make recommendations for updates and repairs of your home's exterior.

While exterior brick veneer siding requires little maintenance, other siding materials require repairs, updates, cleaning and painting. Exterior home maintenance is an expense that all homeowners face. Proper maintenance is however, less expensive than major repairs from a lack of maintenance.

There was a time when it was thought that installing metal or vinyl siding over the original siding was a good idea. For the most part, this is not true. Installing metal or vinyl siding over the exterior of a home prevents inspection of the materials underneath. Original wood and other siding materials covered by metal or vinyl siding continue to deteriorate. Installing metal or vinyl siding is simply a way to cover up the defects of the original siding.

Foliage from trees and shrubs should be maintained so as not to be in contact with the exterior walls. Foliage may rub the exterior wall cladding causing damage. Foliage at the exterior also creates conducive conditions for wood destroying insects and moisture damage.

Wood fencing should not be in direct contact with the exterior walls. There should be a small gap between the wood fencing materials and the house walls. Wood destroying insects may use wood fencing as a hiding place or a bridge to gain access to the wood in a home.

CRACKS! Oh my. In Texas, there will almost always be cracks in the exterior brick of most homes at some time. It is a common problem caused mainly by the movement or settlement of the foundation and structure. Homes and their foundations are designed to withstand some movement and settlement. Cracks in exterior brick veneer siding should be monitored for movement. These cracks can be repaired by a brick mason using a process called "repointing". If cracks are persistent and continue to occur or show significant gaps or deflection, there may be a more serious foundation problem which should be investigated and repaired.

Exterior wood trim and siding materials should be protected from the elements by paint or stain. Water penetration will quickly destroy most wood siding and trim. It is important to monitor the exterior wood trim and siding for loose, thin or pealing paint. Rotten and damaged siding and trim should be replaced, not painted over.

Exterior wood trim and siding should be monitored for loose nails or nails which are backing out.

Lawn and garden irrigation system should be monitored to make sure that the sprinkler heads are not directly spraying the exterior walls. Sprinkler systems will wash out brick mortar, cause staining, rot wood and penetrate window and door seals. 

Caulk and silicon sealants should be monitored for separation, damage, age and wear. These sealants help prevent moisture penetration at wall joints to other materials. Caulk or silicon should be applied and maintained at;

• window frames
• exterior door frames
• garage door trim
• exterior hose bibs
• air conditioning equipment cooling lines
• dryer vents
• brick masonry expansion joints
• exterior siding joints

Brick veneer siding should have weep holes at the brick row next to the foundation (unless it is pier and beam). Weep holes should not be sealed and should be no father than 33 inches apart. Weep holes allow any moisture such as from condensation or leaks a way to be vented from the walls.

Two story homes, homes with dormers or homes were exterior walls meet a roof surface should be properly flashed. There should be a small space between exterior siding and the roof covering to prevent trapping of moisture.

Soil levels should be properly maintained. Soil and mulch should not be above the foundation and brick line. According to today's current building standards, 4-6 inches of the foundation perimeter beam should be visible. High soil and mulch contribute to moisture damage, moisture penetration and wood destroying insects.

If you have additional questions about your home's exterior walls or would like to schedule an inspection, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228

Roof Structure & Attic Common Defects

Roof Structure & Attic Common Defects

Maintaining Your Home

While there are not many items to maintain in a typical attic, there are a number of common defects that should be corrected to meet current building standards. Many of these improvements are essential to better performance and energy efficiency.

But first, I want to set some realistic expectations about home inspectors and the inspection of the attic space. Attic spaces are inaccessible by nature. There are almost always areas of attics that an inspector can't see or access. Your home inspector should not be expected to be able to access every area of the attic.

Now, here are the most common defects we as Professional Home Inspectors find in attics;

• The attic should be well ventilated to allow moisture to escape and to allow air to move through the attic from the soffits or eaves through vents. In Texas, 12 inches or more of insulation is recommended to achieve an R30 rating. The helps achieve optimal insulating power in both hot and cold weather.
• The roof decking materials and structural framing should not be water damage or stained. Water damage and staining are indications of roof covering material leaks
• Framing should be well connected without separations. The roof structure should be well braced and supported with adequate collar ties and properly sized supports.
• Attic gable vent screens or other attic vents should not be damaged. Damaged screens and vents may allow unwanted pests in enter the attic.
• The attic access stairs or port should be large enough to remove any mechanical equipment.
• Attic access ladders or attic stairs should be fire rated if installed in the garage.
• Attic ladders should not have damage or loose screws, nuts or bolts.
• Attic ladders should be secured to the attic or ceiling framing by 16d or larger steel nails or lag bolts. Drywall screws are not sufficient.
• Electrical wires should not be within grasp of the attic access for reasons of safety.
• All electrical switches and receptacles should have cover plates.
• All electrical connections should be sealed inside of junction boxes.
• If air conditioners are installed in the attic, there should be a GFCI electrical receptacle and light near the unit.
• If the air conditioners are installed in the attic, there should be a solid surface walkway to the equipment and a work platform in front of the equipment.
• If the cooling equipment is in the attic, there should be installed a water sensor or alarm on the cooling equipment condensation drain pan.
• All heating equipment and water heater exhaust flues should be double wall "B" vents and should have a clearance of 2 inches from the roof deck and insulation.
• Fireplace chimneys should have "fire blocking" installed and should not be in direct contact with flammable materials including insulation.
• If the water heater is installed in the attic, there should be a drain pan with a drain to the exterior of the home. We also recommend that attic installed water heaters have a water alarm installed in the drain pan.
• Mechanical vents like range hood vents, utility room vents and bathroom vents should vent to the exterior of the home, not to the attic space.

The list above is from our experience as professional home inspectors of the most common defects we find in attics. This is not a complete list of defects that may be present in the attic. There could be other, more serious defects. DIY homeowners can correct many of these defects on their own. If in doubt or when safety is a concern, hire a professional for your inspection and any needed repairs.

If you have additional questions about your home's roof structure and attic, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228

Roof Covering Inspection, Repair & Maintenance

Roof Covering Inspection, Repair & Maintenance

Maintaining Your Home

Roof coverings are important to homes for obvious reasons. It is vitally important that the roof covering of your home be routinely inspected. Water penetration from damaged roof covering materials or improperly installed roof coverings can lead to water damaged walls, ceilings, floors, and personal belongings. Defects in roof coverings may also result in issues with insurability when buying or selling a home.

During a home inspection, we are checking for any moisture penetration from defects in the roof covering including roof deck penetrations and flashings. Water damaged soffits, eaves, gables or decking are good indications that the roof is not performing as intended. When water damage is suspected, we use moisture meters or thermal imaging cameras to verify any suspicions.

Listed below are the most common defects we find on roof coverings. Some of these can be seen by homeowners. When any of these defects are present, the roof covering should be further evaluated by a roof covering specialist.

Improper flashing, Improper Shingles, Damaged Boot

1. Granules are warn off. Warn roof coverings will often loose granules which may appear on the ground or in rain gutters.
2. Areas of previous roof repairs should be closely monitored.
3. Discoloration in the roof covering is evidence of age and wear.
4. Homes should only have one roof covering installed.
5. Torn, damaged, perforated and missing shingles should be replaced.
6. Wind, weather and impact damaged shingles should be replaced.
7. Felt paper underlayment should extend over the top of the drip edge. Underlayment installed underneath the drip edge is improperly installed.
8. Roof covering should have visible space between the roof covering and exterior siding to allow moisture to easily dry.
9. Chimneys wider than 30 inches should have a "cricket" or saddle installed to direct run off around the chimney structure.
10. Chimneys and walls should have both step flashing and counter flashing installed.
11. Exposed nail heads at all flashings should be sealed with tar or silicone sealants.
12. Tree branches should be trimmed so as not to contact the roof covering.
13. Leaves and other debris should not be allowed to remain on the roof covering.
14. The roof covering materials should be appropriate for the roof slope.
15. Damaged roof penetration vents should be replaced.

Roof coverings should be inspected or repaired by certified, licensed professionals. Homeowners should inspect their roof coverings from the ground or with a camera with zoom lens for reasons of safety. Homeowners should visually inspect their roof covering monthly and immediately after any severe weather events.

If you have additional questions about your home's roof covering, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228

Grading & Drainage, Maintaining Your Home

Grading & Drainage

Maintaining Your Home

Defects in soil grade and water drainage around homes is a common problem that should be corrected to improve the longevity of your home's foundation performance. Things like high soils, low soils, erosion and improper drainage are normally easy to repair. These are sometimes a problem from the time a home is built and sometimes they happen over time.


High soil levels can contribute to water intrusion and wood destroying insects. High soil levels allow moisture to enter through weep holes, conceal observable defects in the foundation perimeter beam and hide the entry points of wood destroying insects. Proper soil level (including mulch) at the foundation should allow 4-6 inches of the foundation to be visible in all areas.


Improper grade slope may also allow unwanted water to damage a home's foundation over time or even enter the walls. Proper grade slope is when the soil is graded downward and away from the foundation at a slope of about 6 inches per 10 feet. Water should never flow towards the foundation.


Negative grade slope is when the slope is downward towards the house. Negative grade is a problem that should be corrected to prevent possible flooding, water intrusion into the home, water ponding, soil erosion and other problems.


Today's Texas building standards and Home Inspection standards also recommend that homes be constructed 12 inches or more above the street level.


Water should not pond or stand within 10 feet of the foundation for more than 24 hours. If it does, there is a grading and or drainage defect that should be corrected. Proper grade slope and soil levels at the foundation ensure that water drains away properly.


Soil erosion at the foundation weakens the foundation's ability to properly support the house. Soil erosion is most often caused by improper soil levels such as low soil at the foundation, improper drainage and defect in rain gutters. Soil erosion is also common when grass or other ground covering plants are missing. Grass and ground covering plants help retain soil at the proper height at the foundation.


Properly installed rain gutters are an important factor in maintaining proper grading and drainage. Ideally, rain gutters should have gutter extensions that extend about 5 feet from the house to move water away from the foundation. More commonly, splash blocks are placed at the gutter downspouts to dissipate water at the soil line. If rain gutters don't have 5 foot extensions, then splash blocks should be in place. The lack of gutter extensions or splash blocks contribute to soil erosion.


Maintaining the proper moisture content in the soils around the foundation is important for long term foundation performance. Correct grading and drainage are important parts of keeping the proper moisture levels in the soil that supports the foundation. Keeping the soil moisture level consistent is key to foundation maintenance. Proper grading and drainage help to control the moisture level in the soil that supports the foundation.


Homeowners can often achieve proper soil, mulch levels and drainage on their own. However, sometimes the services of a professional are needed for larger corrections. Landscaping companies are normally equipped to make grading and drainage corrections that are beyond the abilities of the homeowner.

If you have additional questions about your home's grading and drainage, contact your Professional Home Inspector.

Selman Home Inspections, Inc.

David Selman, Certified Master Inspector #10299

www.selmanhomeinspections.com

469-371-3228