The interior walls may be made of: drywall (Sheetrock); lath and plaster; wood paneling or planks; exterior siding materials; logs and masonry products together with brick, concrete, concrete blocks or adobe.
Each material has its own unique characteristics, but our customary concerns are cracks, holes, stains, deterioration, deflection and the proximity of mold or mildew.
DRYWALL SETTLEMENT
Walls all the time have a story to tell. They may seem to be just flat surfaces but they can be the first indicators of larger structural problems. The customary indicators are cracks so we begin our inspection by looking for the obvious.
In drywall material there are basically two kinds of cracks; settlement (or shrinkage) cracks and stress cracks.
The unlikeness between a settlement (or shrinkage) crack and a stress crack.
Settlement cracks are those cracks that may be caused by the settlement of a new home into what we call its "foot print" which is the drying of the green wood of the building's framing.
Temperature and humidity variations can turn the shape and size of a construction during dissimilar seasons and can lead to the appearance and reappearance of settlement cracks.
Settlement or shrinkage cracks are commonly level and run along the joints where two pieces of drywall (Sheetrock) butt up against each other. The crack is categorically in the mud and tape between the two pieces of drywall. The tape and mud have split open slightly due to movement in the wall.
The tape and mud compounds under the texture are not strong sufficient to hold the joint together as the wall moves or "settles."
Such cracks are commonly incidental in their size or width but can be annoying in their appearance. Some citizen will try many dissimilar ways of hiding or eliminating them and commonly the more they try the worse the cracks look.
Many factors are considered during the inspection and have to be taken into list before concluding that settlement cracks are symptoms of a more serious problem.
Stress cracks are looked at with a more principal eye.
Stress cracks tell a deeper story as they may indicate the possibility of structural movement in the construction or foundation. Earthquakes cause this type of crack as well.
Stress cracks all the time raise a red flag and cause a home inspector to look completely at the underpinning and foundation of the building. These types of cracks may also point to over spanning of structural beams or other framing components.
The term span refers to the length between two intermediate points where a beam, joist or board traverses over an open space. An over spanned board will bend significantly from the weight of the load it must sustain and the deflection will show up in the surfaces above it.
Stress cracks will not corollary the joint of the drywall but rather tear across the drywall. The drywall is categorically broken.
You will commonly find stress cracks radiating diagonally from the corners of wall openings like windows, doors and hallways. The crack will be wider at one end and taper off as it disappears into the field of the wall.
If a pro has to be called in to fix settlement or stress cracks the cost for fix can soar to several hundred dollars.
To fix a crack in drywall, a joint rasp is used to cut down through the paper of the drywall into its gypsum body and then several thin coats of taping mud and webbing are applied to refill the hole. This process requires several days to allow each layer to dry. The final task is to endeavor to match the existing texture (which by originate is roughly as individualistic as a fingerprint.) Sometimes it is categorically easier to re-texture the whole exterior from wall to wall.
With all that work most citizen just don't bother with the small cracks. Before having work done on a stress crack you may want to consult with a licensed structural engineer to make sure added cracking or movement is not anticipated and the whole integrity of the construction and foundation is sound.
Like I said, the walls can be the first indicator of larger problems. However, I all the time reserved my notion about cracks until I had looked over the whole building. In most cases, even the smaller stress cracks were old and not a problem, just a cosmetic nuisance.
Identifying holes in the walls are also a part of your inspection process.
Make notes on your inspection sheet of the location of holes in the walls for later repair.
Makes notes if you see any stains or discoloration in the walls.
Water stains are a big "red flag" for home inspectors. Water intrusion is one of the customary sources of damage to any structure. If you comprise the water used to put out a house fire, guarnatee claim statistics make it the important cause of structural damage. Water ruins wood framing materials, attracts wood destroying insects, wrecks wall coverings, and is the customary source of stimulating organic increase and dry rot.
Be sure to look behind the washer and dryer for signs of water stains.
Check to see if the wall is caulked at the top of the shower stall. There should be no crack in the caulking where moisture could enter the wall. This is one of those findings that show up over and over again. Fix this and your home inspector will wonder if a home inspector prepped your home or the sale.
Look for signs of stains and organic increase in the cabinets under sinks in the kitchen and bathrooms. Look colse to the tub and shower and at the wall behind the toilet.
Inspect considered colse to the baseboards near exterior doors. Your inspection of the windows and doors may already have revealed issues colse to these components.
As you get deeper into your inspection you will recognize that many aspects overlap. Issues created by the natural movement of a construction and problems due to water intrusion reoccur throughout. The key is for you to recognize all of the issues you can and find ways to fix them economically.
Very important
Be sure to check closets from top to bottom. This area is generally missed by homeowners and is where home inspectors often find stains and evidence of organic growth.
The general rule of thumb is; look in any place that water could be gift via plumbing fixtures or colse to exterior doors and windows.
Any old stains whose source has been repaired should be cleaned or painted over. Remember, if the inspector can't see it, it won't be in the report.
If you are aware of any plumbing leaks inside the walls they Must be disclosed.
Home inspectors have moisture detection tools that are able to detect moisture in the walls and underlayment of floors. The tools are also used to determine if there is active moisture at a stain. If you try and disguise a water leak, the home inspector will very likely find it.
Ir Cameras
A new technology called infrared thermography is now being used to detect water and mold intrusion in buildings. It is a remarkable science that uses infrared cameras to "see" into walls, ceilings and floors. Thermography tool is very expensive but prices are dropping on these cameras and more are being used by home inspectors.
Where there is moisture, there may be organic growth.
As stated before, organic increase (mold and mildew) has come to be a concern for many citizen and although a specific problem, has been largely over hyped by the media.
Mold is everywhere. It is lying dormant in the drywall and wood components of the building. It exists at the exterior of the building.
The inquire is whether a someone is sensitive to any specific species of mold. If they are it could be a serious problem.
Mold grows where moisture is persistent. If organic increase has been observed at the exterior exterior of a wall inside the building, it is unknown if there is mold inside the wall without added investigation. Exploring into the interior of a wall is exterior the scope of a home inspection but if the home inspector is suspicious, he will suggest added evaluation.
If you reason that there is a larger problem, be sure to experience an industrial hygienist for added investigation and testing. Eliminating mold can be an expensive process, but it is far economy than a law suite.
Do Not Try And Cover Up Evidence Of A inherent Mold Problem
If a wall appears to be severely bowing or twisted, a licensed structural engineer should be consulted. There may be issues linked to the foundation, underpinnings or soils colse to the building.
Simple bowing of wood paneling may be due to settling of the building. An over-sized sheet of paneling could be removed and trimmed to fit correctly.
Wood trim work colse to paneling should be checked for gaps and missing pieces.
Lath and plaster was a construction process used for interior walls until the late 1950s. Thin pieces of cedar (called lath) were nailed on the 2x4 framing of the wall. One to three applications of wet plaster was then applied to the lath. In some cases, layers of wallpaper were applied on top of the plaster for decorating purposes. This categorically added to the stability of the wall.
Inspect the lath and plaster for the same issues as found in drywall.
Cracks in masonry walls are also to be considered inspected. There are two dissimilar types of cracks - those that have cracked in a "Z" pattern within the mortar and those that have categorically broken the stone or brick.
If there is any water penetration through a masonry wall, the paint will peel from the surface. This is base with subterranean walls in basements and garages.
Wall Findings: Remedies And Solutions
Cracks
As stated above, repairing cracks in the walls can be a complicated and daunting task. Cracks filled with Spackle blend have a tendency to reoccur. The filler is not able to advance or ageement as the construction changes shape through general climatic characteristic and humidity variations.
A paintable, pliable silicone caulk can be applied with a finger to fill settlement cracks. Its elasticity will advance and ageement allowing for slight changes in the crack without allowing it to reopen. The paint you use has to have an elastic quality as well.
Holes
Small holes such as those left by hanging pictures are categorically filled with filler such as Spackle, taping mud or caulk. Use hard drying filler compounds such as Spackle or mud very sparingly. immoderate filler on a textured wall colse to a fix looks bad.
More safe bet are holes or minor dents where a doorknob has hit the wall because of a missing or damaged doorstop. If the hole left by the doorknob is minor, naturally apply a thin coat of filler to the hole, let it dry and then add a slight more each day until it is flush to the wall surface.
If the doorknob punched through the wall, the repairs will take more work. There are several kits ready at the local hardware store designed to fix holes left by doorknobs. There are several sites on the Internet that supply a range of techniques for repairing holes in drywall.
The real trick is not so much repairing the hole as much as matching the texture. A good drywall technician can match texture very closely. Get a few bids from dissimilar sources if you have a large area that needs to be repaired.
If you have to take off damaged drywall that covers two or more framing studs it would probably be a good idea to experience a professional. Get at least two bids for the repair.
Water Stains
If you find water stains, eliminate the source of the water intrusion and then seal and paint the affected surface. If there is any evidence of organic increase added investigation and remediation may be necessary. Do not cover or disguise areas where mold is present. The ramifications of doing so can be quite extreme.
Local clubs who restore structure after fires are probably the best reserved supply to quickly search water intrusion problems. They have the tool and expertise to trace the entry points of moisture. Look for a enterprise that has the thermography tool mentioned.
Organic increase (Mold, Mildew and Fungus)
Surface mold and mildew can commonly be removed with products designed for such applications. Contrary to beloved belief, using a blend of water and bleach is Not a good cleaning solution. Laundry bleach is primarily made up of water and small amounts of chlorine. Mixing bleach with water to dilute it creates a clarification that is mostly water.
Do you remember what must be gift for mold and mildew to grow? Moisture! Diluted bleach is mold food.
If there is evidence of illustrated mold in areas larger than a few quadrate inches, you will have to have a pro value what added activity should be taken. As with water intrusion issues, clubs that do fire recovery are great sources for data about dealing with mold problems.
There are several Websites that discuss mold issues. several supply free kits for testing by the homeowner.
Deterioration
Some of the most base causes of deterioration are water intrusion, condensation and insect infestation. As with water and mold problems, the course of activity is to determine the cause, eliminate it and fix as needed.
A remarkable handyman is capable of these repairs. There are commonly several listed in the phone book. Get multiple bids and ask for referrals. Do not hire the first someone that shows up. If they fidget at your ask for proof of the quality of their work, look elsewhere. If they are reputable, they will welcome your inquires.
Bowing Issues
If you have walls that are not level up and down or appear to be out of whack, experience a structural engineer to determine why. These professionals commonly fee a small fee for their inspection.
I can't even begin to tell you how many times I was asked if a wall was a "bearing wall." My acceptable acknowledge was "Every wall is a bearing wall unless a licensed structural engineer says it isn't."
Save Money By inspecting Your Interior Walls Before The Home Inspector Arrives
DRYWALL SETTLEMENT