Different regions of the United States have various landscapes, weather conditions and fluctuations in temperature. These can ALL effect the condition of a home and the maintenance needed to properly maintain a home. The following are the top 10 issues home inspectors typically come across when inspecting a home in Georgia, located in the southeast region of the United States:
- Roof Damage or Wear
Common Issues Found: Missing and/or damaged shingles, aging materials, roof leaks, improper flashing
In Georgia, there is a unique wedge between tropical disturbances from the south and cooler temperatures from the north, resulting in giving it a position to experience storms due to season changes AND tropical depressions. Add a layer of high humidity during the summer and you’ve got yourself a chance of frequent storms that can produce large hail and high winds year-round! Storms can cause a variety of damage to roofs, including, but not limited to, cracked or broken shingles, missing shingles, dented gutters and flashing and in worse case scenarios, structural damage from falling trees and heavy debri.
- Moisture Intrusion/Improper Drainage
Common Issues Found: Water pooling around foundation, water draining towards the foundation, improper grading and installation of gutters
With being located in the Piedmont region of the United States, Georgia’s heavy rainfall and red clay landscape can be problematic for those not familiar with how best to protect their home from water intrusion. Red clay tends to hold less water compared to other soil landscapes, so it is critical to be sure that all water is draining properly away from the foundation of the home by either landscape grading and/or gutter systems, ideally underground.
- HVAC System Issues
Common Issues Found: Dirty filters, leaking refrigerant lines, failing components
Georgia is known for its long, hot summers, which means HVAC systems have to work harder and longer, resulting in them aging faster. It imperative to have a licensed HVAC technician perform annual routine maintenance on each system within a home so it can perform as efficiently as possible and to find any small problems to head off any major ones! All though some components of an HVAC system may need to be replaced sooner, typically a well-maintained system can generally last between 15-20 years.
- Termite Damage/Wood-Destroying Organisms
Common Issues Found: Framing damage, mud tubes, weakened structural elements
Georgia is in a high termite risk zone due to warm, moist climate. Subterranean termites are prevalent, however drywood termites are also present but less common. If not treated immediately, they can significantly damage the wooden frame to a home, potentially compromising their stability and structural integrity. It is common in the South for homes to have ’termite bonds’ through a reputable pest control company, which is an annual cost to maintain termite systems installed around the perimeter of a home to keep these wood eating destroyers at bay!
- Electrical Deficiencies
Common Problems: Outdated wiring (e.g., knob and tube), overloaded circuits, missing GFCIs.
Although not as common in new construction homes, Georgia, especially in Atlanta, have several historic homes that may have outdated wiring and panels, posing a potential for a fire hazard down the road. In addition, there are many proactive protection practices that have been put into place over the years, which included GFCI Outlets, surge protection and variations in load calculations to account for energy efficiency and LED lighting.
- Plumbing Issues
Common Problems: Leaky pipes, outdated materials (e.g., polybutylene), low water pressure.
Older plumbing systems in legacy neighborhoods throughout Atlanta and beyond are common in many homes. In addition, with Georgia’s high heat and humidity levels in the summer, these conditions can accelerate the corrosion of pipes, especially if they are made from metal. Landscapes that are densely populated with trees can also be problematic, with roots from those trees tend to grow into surrounding sewer lines and domestic water lines, causing blockages and even sewer backups – YUK! In some parts of Atlanta, hard water can be prevalent (water with high mineral content), which can heavily impact a home’s water heater, reducing its efficiency and lifespan if not properly maintained annually.
- Foundation Cracks/Settlement
Common Problems: Cracks in slabs or walls, doors sticking, sloping floors.
Georgia’s clay-rich soil expands and contracts with moisture, leading to shifting and moving to the home’s original foundation. This can result in various problems, such as cracks in the drywall and foundations, doors sticking and not properly closing and even structural instability. Poor drainage around the foundation of a home further exacerbates these issues and even lead to water intrusion.
- Window and Door Problems
Common Problems: Poor sealing, foggy windows, rot, hard-to-open units.
High humidity and temperature swings degrade seals and frames over time in Georgia, resulting in seals failing, windows fogging and at times, making them difficult to open. Single-pane windows, used predominately in older homes, are less-energy efficient, resulting in very high power bills in the summer and gas bills in the winter to properly cool/heat the home. If the front door is a solid wooden door, which was very common with earlier builds for privacy, the humidity too will cause the door to swell and retract, which over time can cause gaps and drafts around the casing of the doorway. These gaps also allow a one way path into home for unwanted guests: Pests!
- Pest or Rodent Activity
Common Problems: Droppings in attics/crawlspaces, chewed wires, nesting signs.
The warm weather and lush vegetation in Georgia encourage pest and rodent infestations in homes and attics year-round! With many homes having lush and eccentric landscapes planted, these designs provide paths for rodents to easily access small gaps and grates within attic spaces, wreaking havoc on insulation, electrical lines and cleanliness. If left untreated, the droppings alone can result in a hazardous condition, making a home inhabitable.
- Poor Ventilation in Attics or Crawlspaces
Common Problems: Mold growth, insulation damage, high humidity.
Proper ventilation in a home and/or attic space in Georgia is critical in maintaining an environment that discourages mold growth, especially during the warmer and high humidity months of the year. Many homes lack proper airflow, leading to long-term damage and health risks. A balanced system of intake vents and exhaust vents should be used throughout them home to keep a balance to moisture within the air.
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