Are you in the market for a new home? Perhaps you’ve found the perfect place, but there’s one detail giving you pause – it has a septic tank. While septic systems may seem daunting to those accustomed to municipal sewer systems, they’re a common feature in rural and suburban areas. Buying a house with a septic tank can be a smart decision, but it’s essential to understand what you’re getting into. Here are some crucial things to consider:

Understand the Basics of Septic Systems

Before diving into purchasing a home with a septic tank, it’s vital to understand how these systems work. Unlike sewer systems that transport wastewater to a centralized treatment facility, septic tanks treat and dispose of wastewater on-site. Wastewater from the house flows into the tank, where solids settle at the bottom and bacteria break down organic matter. The clarified liquid then exits the tank and is dispersed into a drain field, where it further percolates through the soil.

Inspect and Assess the Septic System

During the home inspection process, make sure to thoroughly evaluate the condition of the septic system. Hire a qualified inspector who specializes in septic systems to assess the tank, drain field, and related components. They can identify any existing issues or potential problems that may require attention or repair. Understanding the system’s age, capacity, and maintenance history is crucial for making an informed decision.

Factor in Maintenance and Upkeep

Owning a home with a septic tank comes with ongoing maintenance responsibilities. Regular pumping and inspection of the tank are necessary to prevent backups, odors, and system failures. Educate yourself about proper usage habits, such as conserving water, avoiding flushing non-biodegradable items, and refraining from pouring harsh chemicals down the drain. Establish a maintenance schedule and budget for servicing the septic system to ensure its longevity and optimal performance.

Familiarize Yourself with Local Regulations

Septic system regulations vary by location, so it’s essential to research and comply with local ordinances and guidelines. Determine if any permits or certifications are required for installing, repairing, or replacing a septic system. Additionally, familiarize yourself with setback requirements, property line considerations, and environmental regulations that may impact the placement and maintenance of the septic tank and drain field.

Budget for Potential Repairs or Replacements

While a well-maintained septic system can last for decades, unforeseen issues may arise that require repair or replacement. Factor in the potential costs of repairing or upgrading the septic system when budgeting for homeownership expenses. Consider investing in a home warranty or septic system insurance policy to provide financial protection against unexpected repairs or failures.

Seek Guidance from Professionals

Navigating the complexities of buying a house with a septic tank can be overwhelming, so don’t hesitate to seek guidance from professionals. Consult with experienced real estate agents, septic system inspectors, and contractors who can provide valuable insights and advice. They can help you make informed decisions, negotiate contingencies, and ensure a smooth transition into homeownership with a septic system.

Final Thoughts

Buying a house with a septic tank can offer the allure of rural living and independence from municipal services. However, it’s essential to approach the process with careful consideration and awareness of the unique responsibilities and challenges that come with septic system ownership. By understanding the basics, conducting thorough inspections, adhering to maintenance protocols, and seeking professional guidance, you can confidently invest in a home with a septic tank and enjoy years of reliable wastewater management.

You might hear termite letters also referred to as the Official Georgia Wood Infestation Inspection Report.

If you are a part of the real estate transaction process, whether you are a buyer or seller, it is highly recommended to have your home inspected for wood destroying organisms or WDO, which Serenity Home Inspections offers as an add on service to your home inspection. 

Our patterning pest control company will provide you with a termite clearance letter stating that the property has been inspected for wood destroying organisms. This includes conditions conducive to infestation, as well as other wood destroying insects such as powder post beetles, wood borers, wood decay fungus and drywood termites,  This letter may be required by mortgage or loan companies.

These letters should be read carefully after they are received because they could state that there is not a current termite problem, but there might be prior termite damage that was untreated or uncorrected. If this is found, it is important for the buyer and seller to negotiate who is to be responsible for repairing this damage.

Termite damage is very serious and can cause your home to have detrimental structural falters, and expensive repairs. If termites activity is found or suspected it should be inspected and treated immediately.

Buying a house is an exciting process. You get to move into your dream home and start the next chapter of your life. But before you can buy a house, you need to make sure that it’s a sound investment and safe for you and your family. That means getting a home inspection from a professional like Serenity Home Inspections. The inspection process is governed by the InterNACHI (International Association of Certified Home Inspectors) standards of practice listed below.

1. Definitions and Scope

1.1.  A home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards of practice that are both observed and deemed material by the inspector.  The scope of work may be modified by the Client and Inspector prior to the inspection process.

1. The home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
2. The home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.

1.2.  A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people.  The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.

1.3.  A home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector.  Inspection reports may include additional comments and recommendations.

2. Limitations, Exceptions & Exclusions

2.1 Limitations:

1. An inspection is not technically exhaustive.
2. An inspection will not identify concealed or latent defects. 
3. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc. 
4. An inspection will not determine the suitability of the property for any use. 
5. An inspection does not determine the market value of the property or its marketability.
6. An inspection does not determine the insurability of the property. 
7. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property. 
8. An inspection does not determine the life expectancy of the property or any components or systems therein. 
9. An inspection does not include items not permanently installed. 
10. This Standards of Practice applies to properties with four or fewer residential units and their attached garages and carports.

2.2 Exclusions:

I. The inspector is not required to determine:

1. property boundary lines or encroachments.
2. the condition of any component or system that is not readily accessible. 
3. the service life expectancy of any component or system. 
4. the size, capacity, BTU, performance or efficiency of any component or system. 
5. the cause or reason of any condition. 
6. the cause for the need of correction, repair or replacement of any system or component. 
7. future conditions. 
8. compliance with codes or regulations. 
9. the presence of evidence of rodents, birds, bats, animals, insects, or other pests. 
10. the presence of mold, mildew or fungus.
11. the presence of airborne hazards, including radon. 
12. the air quality. 
13. the existence of environmental hazards, including lead paint, asbestos or toxic drywall.
14. the existence of electromagnetic fields. 
15. any hazardous waste conditions. 
16. any manufacturers’ recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.
17. acoustical properties.
18. correction, replacement or repair cost estimates. 
19. estimates of the cost to operate any given system.

II. The inspector is not required to operate:

1. any system that is shut down.
2. any system that does not function properly. 
3. or evaluate low-voltage electrical systems, such as, but not limited to:
   1. phone lines;
   2. cable lines;
   3. satellite dishes;
   4. antennae;
   5. lights; or
   6. remote controls.
4. any system that does not turn on with the use of normal operating controls. 
5. any shut-off valves or manual stop valves. 
6. any electrical disconnect or over-current protection devices. 
7. any alarm systems. 
8. moisture meters, gas detectors or similar equipment.

III. The inspector is not required to:

1. move any personal items or other obstructions, such as, but not limited to:  throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.
2. dismantle, open or uncover any system or component.
3. enter or access any area that may, in the inspector’s opinion, be unsafe. 
4. enter crawlspaces or other areas that may be unsafe or not readily accessible. 
5. inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used. 
6. do anything that may, in the inspector’s opinion, be unsafe or dangerous to the inspector or others, or damage property, such as, but not limited to:  walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets. 
7. inspect decorative items. 
8. inspect common elements or areas in multi-unit housing. 
9. inspect intercoms, speaker systems or security systems.
10. offer guarantees or warranties. 
11. offer or perform any engineering services. 
12. offer or perform any trade or professional service other than a home inspection. 
13. research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy. 
14. determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements. 
15. determine the insurability of a property.
16. perform or offer Phase 1 or environmental audits.
17. inspect any system or component that is not included in these Standards.

3. Standards of

Practice:

3.1 Roof 

I. The inspector shall inspect from ground level or the eaves:

1. the roof-covering materials;
2. the gutters;
3. the downspouts;
4. the vents, flashing, skylights, chimney, and other roof penetrations; and 
5. the general structure of the roof from the readily accessible panels, doors or stairs.

II. The inspector shall describe:

A. the type of roof-covering materials.III. The inspector shall report as in need of correction:

   A. observed indications of active roof leaks.

IV. The inspector is not required to:

1. walk on any roof surface.
2. predict the service life expectancy. 
3. inspect underground downspout diverter drainage pipes. 
4. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
5. move insulation. 
6. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.
7. walk on any roof areas that appear, in the inspector’s opinion, to be unsafe.
8. walk on any roof areas if doing so might, in the inspector’s opinion, cause damage. 
9. perform a water test.
10. warrant or certify the roof.
11. confirm proper fastening or installation of any roof-covering material.

3.2 Exterior 

I. The inspector shall inspect:

1. the exterior wall-covering materials; 
2. the eaves, soffits and fascia;
3. a representative number of windows;
4. all exterior doors;
5. flashing and trim;
6. adjacent walkways and driveways;
7. stairs, steps, stoops, stairways and ramps;
8. porches, patios, decks, balconies and carports;
9. railings, guards and handrails; and 
10. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. 

II. The inspector shall describe:

1. the type of exterior wall-covering materials.

III. The inspector shall report as in need of correction:

1. any improper spacing between intermediate balusters, spindles and rails.

IV. The inspector is not required to:

1. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
2. inspect items that are not visible or readily accessible from the ground, including window and door flashing. 
3. inspect or identify geological, geotechnical, hydrological or soil conditions. 
4. inspect recreational facilities or playground equipment. 
5. inspect seawalls, breakwalls or docks. 
6. inspect erosion-control or earth-stabilization measures. 
7. inspect for safety-type glass. 
8. inspect underground utilities. 
9. inspect underground items. 
10. inspect wells or springs. 
11. inspect solar, wind or geothermal systems. 
12. inspect swimming pools or spas. 
13. inspect wastewater treatment systems, septic systems or cesspools. 
14. inspect irrigation or sprinkler systems. 
15. inspect drain fields or dry wells. 
16. determine the integrity of multiple-pane window glazing or thermal window seals.

3.3 Basement, Foundation, Crawlspace & Structure

I. The inspector shall inspect:

1. the foundation;
2. the basement;
3. the crawlspace; and
4. structural components.

II. The inspector shall describe:

1. the type of foundation; and
2. the location of the access to the under-floor space.

III. The inspector shall report as in need of correction:

1. observed indications of wood in contact with or near soil;
2. observed indications of active water penetration; 
3. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
4. any observed cutting, notching and boring of framing members that may, in the inspector’s opinion, present a structural or safety concern.

IV. The inspector is not required to:

1. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to the inspector.
2. move stored items or debris. 
3. operate sump pumps with inaccessible floats. 
4. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. 
5. provide any engineering or architectural service. 
6. report on the adequacy of any structural system or component.

3.4 Heating 

I. The inspector shall inspect:

1. the heating system, using normal operating controls.

II. The inspector shall describe:

1. the location of the thermostat for the heating system;
2. the energy source; and
3. the heating method.

III. The inspector shall report as in need of correction:

1. any heating system that did not operate; and
2. if the heating system was deemed inaccessible.

IV. The inspector is not required to:

1. inspect, measure, or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, makeup air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.
2. inspect fuel tanks or underground or concealed fuel supply systems. 
3. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. 
4. light or ignite pilot flames. 
5. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. 
6. override electronic thermostats. 
7. evaluate fuel quality.
8. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
9. measure or calculate the air for combustion, ventilation, or dilution of flue gases for appliances.

3.5 Cooling 

I. The inspector shall inspect:

1. the cooling system, using normal operating controls.

II. The inspector shall describe:

1. the location of the thermostat for the cooling system; and
2. the cooling method.

III. The inspector shall report as in need of correction:

1. any cooling system that did not operate; and
2. if the cooling system was deemed inaccessible.

IV. The inspector is not required to:

1. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
2. inspect portable window units, through-wall units, or electronic air filters. 
3. operate equipment or systems if the exterior temperature is below 65° Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. 
4. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. 
5. examine electrical current, coolant fluids or gases, or coolant leakage. 

3.6 Plumbing

I. The inspector shall inspect:

1. the main water supply shut-off valve;
2. the main fuel supply shut-off valve;
3. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
4. interior water supply, including all fixtures and faucets, by running the water;
5. all toilets for proper operation by flushing;
6. all sinks, tubs and showers for functional drainage;
7. the drain, waste and vent system; and
8. drainage sump pumps with accessible floats.

II. The inspector shall describe:

1. whether the water supply is public or private based upon observed evidence;
2. the location of the main water supply shut-off valve;
3. the location of the main fuel supply shut-off valve;
4. the location of any observed fuel-storage system; and
5. the capacity of the water heating equipment, if labeled.

III. The inspector shall report as in need of correction:

1. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
2. deficiencies in the installation of hot and cold water faucets;
3. active plumbing water leaks that were observed during the inspection; and  
4. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.

IV. The inspector is not required to:

1. light or ignite pilot flames.
2. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. 
3. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. 
4. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. 
5. determine the water quality, potability or reliability of the water supply or source. 
6. open sealed plumbing access panels. 
7. inspect clothes washing machines or their connections. 
8. operate any valve.
9. test shower pans, tub and shower surrounds or enclosures for leakage or for functional overflow protection. 
10. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. 
11. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. 
12. determine whether there are sufficient cleanouts for effective cleaning of drains. 
13. evaluate fuel storage tanks or supply systems.
14. inspect wastewater treatment systems.
15. inspect water treatment systems or water filters. 
16. inspect water storage tanks, pressure pumps, or bladder tanks. 
17. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. 
18. evaluate or determine the adequacy of combustion air. 
19. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.
20. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
21. determine the existence or condition of polybutylene, polyethylene, or similar plastic piping.
22. inspect or test for gas or fuel leaks, or indications thereof.

3.7 Electrical

I. The inspector shall inspect:

1. the service drop;
2. the overhead service conductors and attachment point;
3. the service head, gooseneck and drip loops;
4. the service mast, service conduit and raceway;
5. the electric meter and base;
6. service-entrance conductors;
7. the main service disconnect;
8. panelboards and over-current protection devices (circuit breakers and fuses);
9. service grounding and bonding;
10. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;
11. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
12. for the presence of smoke and carbon monoxide detectors.

II. The inspector shall describe:

1. the main service disconnect’s amperage rating, if labeled; and 
2. the type of wiring observed.

III. The inspector shall report as in need of correction:

1. deficiencies in the integrity of the service-entrance conductors’ insulation, drip loop, and vertical clearances from grade and roofs;
2. any unused circuit-breaker panel opening that was not filled;
3. the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
4. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and
5. the absence of smoke and/or carbon monoxide detectors.

IV. The inspector is not required to:

1. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
2. operate electrical systems that are shut down. 
3. remove panelboard cabinet covers or dead fronts.
4. operate or re-set over-current protection devices or overload devices. 
5. operate or test smoke or carbon monoxide detectors or alarms.
6. inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems.
7. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
8. inspect ancillary wiring or remote-control devices. 
9. activate any electrical systems or branch circuits that are not energized. 
10. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices. 
11. verify the service ground. 
12. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. 
13. inspect spark or lightning arrestors.
14. inspect or test de-icing equipment. 
15. conduct voltage-drop calculations. 
16. determine the accuracy of labeling.
17. inspect exterior lighting. 

3.8 Fireplace   

I. The inspector shall inspect:

1. readily accessible and visible portions of the fireplaces and chimneys;
2. lintels above the fireplace openings;
3. damper doors by opening and closing them, if readily accessible and manually operable; and
4. cleanout doors and frames.

II. The inspector shall describe:

1. the type of fireplace.

III. The inspector shall report as in need of correction:

1. evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;
2. manually operated dampers that did not open and close;
3. the lack of a smoke detector in the same room as the fireplace;
4. the lack of a carbon monoxide detector in the same room as the fireplace; and
5. cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

1. inspect the flue or vent system.
2. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. 
3. determine the need for a chimney sweep. 
4. operate gas fireplace inserts. 
5. light pilot flames. 
6. determine the appropriateness of any installation. 
7. inspect automatic fuel-fed devices. 
8. inspect combustion and/or make-up air devices. 
9. inspect heat-distribution assists, whether gravity-controlled or fan-assisted. 
10. ignite or extinguish fires. 
11. determine the adequacy of drafts or draft characteristics. 
12. move fireplace inserts, stoves or firebox contents. 
13. perform a smoke test.
14. dismantle or remove any component.
15. perform a National Fire Protection Association (NFPA)-style inspection.
16. perform a Phase I fireplace and chimney inspection.

3.9 Attic, Insulation & Ventilation

I. The inspector shall inspect:

1. insulation in unfinished spaces, including attics, crawlspaces and foundation areas;
2. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and
3. mechanical exhaust systems in the kitchen, bathrooms and laundry area.

II. The inspector shall describe:

1. the type of insulation observed; and
2. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

III. The inspector shall report as in need of correction:

1. the general absence of insulation or ventilation in unfinished spaces.

IV. The inspector is not required to:

1. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector’s opinion, pose a safety hazard.
2. move, touch or disturb insulation. 
3. move, touch or disturb vapor retarders. 
4. break or otherwise damage the surface finish or weather seal on or around access panels or covers. 
5. identify the composition or R-value of insulation material. 
6. activate thermostatically operated fans. 
7. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.
8. determine the adequacy of ventilation.

3.10 Doors, Windows & Interior

I. The inspector shall inspect:

1. a representative number of doors and windows by opening and closing them;
2. floors, walls and ceilings;
3. stairs, steps, landings, stairways and ramps;
4. railings, guards and handrails; and
5. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.

II. The inspector shall describe:

1. a garage vehicle door as manually-operated or installed with a garage door opener.

III. The inspector shall report as in need of correction:

1. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings;
2. photo-electric safety sensors that did not operate properly; and
3. any window that was obviously fogged or displayed other evidence of broken seals.

IV. The inspector is not required to:

1. inspect paint, wallpaper, window treatments or finish treatments.
2. inspect floor coverings or carpeting.
3. inspect central vacuum systems. 
4. inspect for safety glazing. 
5. inspect security systems or components. 
6. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. 
7. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. 
8. move suspended-ceiling tiles. 
9. inspect or move any household appliances. 
10. inspect or operate equipment housed in the garage, except as otherwise noted. 
11. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. 
12. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. 
13. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. 
14. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. 
15. inspect microwave ovens or test leakage from microwave ovens. 
16. operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. 
17. inspect elevators. 
18. inspect remote controls. 
19. inspect appliances. 
20. inspect items not permanently installed.
21. discover firewall compromises. 
22. inspect pools, spas or fountains.
23. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. 
24. determine the structural integrity or leakage of pools or spas.

4. Glossary of Terms

• accessible:  In the opinion of the inspector, can be approached or entered safely, without difficulty, fear or danger.
• activate:  To turn on, supply power, or enable systems, equipment or devices to become active by normal operating controls. Examples include turning on the gas or water supply valves to the fixtures and appliances, and activating electrical breakers or fuses.
• adversely affect:  To constitute, or potentially constitute, a negative or destructive impact.
• alarm system:  Warning devices, installed or freestanding, including, but not limited to: carbon monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps, and smoke alarms.
• appliance:  A household device operated by the use of electricity or gas. Not included in this definition are components covered under central heating, central cooling or plumbing.
• architectural service:  Any practice involving the art and science of building design for construction of any structure or grouping of structures, and the use of space within and surrounding the structures or the design, design development, preparation of construction contract documents, and administration of the construction contract.
• component:  A permanently installed or attached fixture, element or part of a system.
• condition:  The visible and conspicuous state of being of an object.
• correction:  Something that is substituted or proposed for what is incorrect, deficient, unsafe, or a defect.
• cosmetic defect:  An irregularity or imperfection in something, which could be corrected, but is not required.
• crawlspace:  The area within the confines of the foundation and between the ground and the underside of the lowest floor’s structural component.
• decorative:  Ornamental; not required for the operation of essential systems or components of a home.
• describe:  To report in writing a system or component by its type or other observed characteristics in order to distinguish it from other components used for the same purpose.
• determine:  To arrive at an opinion or conclusion pursuant to examination.
• dismantle:  To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
• engineering service:  Any professional service or creative work requiring engineering education, training and experience, and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works and/or processes.
• enter:  To go into an area to observe visible components.
• evaluate:  To assess the systems, structures and/or components of a property.
• evidence:  That which tends to prove or disprove something; something that makes plain or clear; grounds for belief; proof.
• examine:  To visually look (see inspect).
• foundation:  The base upon which the structure or wall rests, usually masonry, concrete or stone, and generally partially underground.
• function:  The action for which an item, component or system is specially fitted or used, or for which an item, component or system exists; to be in action or perform a task.
• functional:  Performing, or able to perform, a function.
• functional defect:  A lack of or an abnormality in something that is necessary for normal and proper functioning and operation, and, therefore, requires further evaluation and correction.
• general home inspection:  See “home inspection.”
• home inspection:  The process by which an inspector visually examines the readily accessible systems and components of a home and operates those systems and components utilizing this Standards of Practice as a guideline.
• household appliances:  Kitchen and laundry appliances, room air conditioners, and similar appliances.
• identify:  To notice and report.
• indication:  That which serves to point out, show, or make known the present existence of something under certain conditions.
• inspect:  To examine readily accessible systems and components safely, using normal operating controls, and accessing readily accessible areas, in accordance with this Standards of Practice.
• inspected property:  The readily accessible areas of the home, house, or building, and the components and systems included in the inspection. 
• inspection report:  A written communication (possibly including images) of any material defects observed during the inspection.
• inspector:  One who performs a real estate inspection.
• installed:  Attached or connected such that the installed item requires a tool for removal.
• material defect:  A specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people.  The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.
• normal operating controls:  Describes the method by which certain devices (such as thermostats) can be operated by ordinary occupants, as they require no specialized skill or knowledge.
• observe:  To visually notice.
• operate:  To cause systems to function or turn on with normal operating controls.
• readily accessible:  A system or component that, in the judgment of the inspector, is capable of being safely observed without the removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.
• recreational facilities:  Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment and athletic facilities.
• report (verb form): To express, communicate or provide information in writing; give a written account of.  (See also inspection report.)
• representative number:  A number sufficient to serve as a typical or characteristic example of the item(s) inspected.
• residential property:  Four or fewer residential units.
• residential unit:  A home; a single unit providing complete and independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.
• safety glazing:  Tempered glass, laminated glass, or rigid plastic.
• shut down:  Turned off, unplugged, inactive, not in service, not operational, etc.
• structural component:  A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).
• system:  An assembly of various components which function as a whole.
• technically exhaustive:  A comprehensive and detailed examination beyond the scope of a real estate home inspection that would involve or include, but would not be limited to:  dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis, or other means.
• unsafe:  In the inspector’s opinion, a condition of an area, system, component or procedure that is judged to be a significant risk of injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.
• verify:  To confirm or substantiate.

Efflorescence is the white chalky powder that you might find on the surface of a concrete or brick wall. It can be a cosmetic issue, or it can be an indication of moisture intrusion that could lead to major structural and indoor air quality issues. 

 Indications of Moisture

Efflorescence (which means “to flower out” in French) is the dissolved salts deposited on the surface of a porous material (such as concrete or brick) that are visible after the evaporation of the water in which it was transported. The moisture that creates efflorescence often comes from groundwater, but rainwater can also be the source. Efflorescence alone does not pose a major problem, but it can be an indication of moisture intrusion, which may compromise the structural material.

Porous Building Materials

Building materials, such as concrete, wood, brick and stone, are porous materials. Porous materials can absorb or wick water by a process called capillary action. As water moves through the porous material, salts can be drawn with it.

Concrete, wood, brick, stone and mortar are porous materials that contain salts. The ground in which these materials can come into contact also contain salts. Capillary action can literally suck water and transport it through porous building materials.

Capillary Action

Porous building materials are capable of wicking water for large distances due to capillary action with a theoretical limit of capillary rise of about 6 miles. That’s 6 miles directly up. Think of a tree and how a tree can transport water from its roots to its leaves. That’s capillary action. And it’s very powerful. When you add salt to that capillary process, it can be destructive.  Salts dissolved by groundwater can be transported by capillary action through porous soil. Building materials in contact with soil will naturally wick the water inward and upward. Take concrete footings — they are typically poured directly onto soil without any capillary break. Sometimes this is called rising damp. This is the beginning of how water can wick upward into a structure.

Destructive Pressures

When the capillary flow of water reaches the surface of a building material, evaporation occurs. As the water evaporates, salt is left behind. As this evaporation of capillary flow continues, the salt concentration increases, which creates an imbalance, and nature abhors imbalance and always wants to put things back into equilibrium. This is process is called osmosis. To re-establish equilibrium through osmosis, water rushes toward the salt deposit to dilute the concentration. This rush of water creates massive hydrostatic pressures within the porous material, and these pressures are destructive.

The pressure from osmosis can create incredibly strong hydrostatic pressure that can exceed the strength of building materials, including concrete.

Here are some examples of how that pressure translates:

• diffusion vapor pressure: 0.3 to 0.5 psi         
• capillary pressure: 300 to 500 psi      
• osmotic pressure: 3,000 to 5,000 psi  

As you can see from the list above, osmosis can create pressure that is greater than the structural strength of concrete, which can be from 2,000 psi to 3,000 psi. The action of water rushing to the surface due to capillary action creates incredible forces that can cause materials to crack, flake and break apart.

Spalling

When efflorescence leads to strong osmotic pressures—greater than the strength of the building material—and the material literally breaks apart, the resulting damage is called spalling. Hydrostatic pressure can cause spalling, but spalling can also be caused by freeze-thaw cycles in building materials that have a high moisture content.

Both efflorescence and spalling can be prevented with capillary breaks, such as by installing a polyethylene sheeting under a concrete slab.

Identifying Efflorescence 

InterNACHI inspectors should already know how to distinguish between mold and efflorescence, but it is possible for homeowners to confuse the two. The expense of a mold test can be avoided if the substance in question can be identified as efflorescence. Here are a few tips that inspectors can offer their clients so that they understand the differences: 

• Pinched between the fingers, efflorescence will turn into a powder, while mold will not.
• Efflorescence forms on inorganic building materials, while mold forms on organic substances. However, it is possible for mold to consume dirt on brick or cement.
• Efflorescence will dissolve in water, while mold will not.
• Efflorescence is almost always white, yellow or brown, while mold can be any color imaginable. If the substance in question is purple, pink or black, it is not efflorescence.

Aside from mold, the following conditions can result from excess moisture in a residence: 

• fungi that rot wood;
• water damage to sheetrock; and
• reduced effectiveness of insulation.

Inspectors should note the presence of efflorescence in their inspection reports because it generally occurs where there is excess moisture, a condition that also encourages the growth of mold. 

Prevention and Removal of Efflorescence 

Prevention

• An impregnating hydrophobic sealant can be applied to a surface to prevent the intrusion of water. It will also prevent water from traveling to the surface from within. In cold climates, this sealant can cause material to break during freeze/thaw cycles.
• During home construction, bricks left out overnight should be kept on pallets and be covered. Moisture from damp soil and rain can be absorbed into the brick.
• Install capillary breaks, including polyethylene sheeting between the soil and the building material, such as concrete.

Removal

• Pressurized water can sometimes be used to remove or dissolve efflorescence.
• An acid, such as diluted muriatic acid, can be used to dissolve efflorescence. Water should be applied first so that the acid does not discolor the brick. Following application, baking soda can be used to neutralize the acid and prevent any additional damage to the masonry. Muriatic acid is toxic, and contact with skin or eyes should be avoided. 
• A strong brush can be used to simply scrub the efflorescence off.

NOTE:  The use of water to remove efflorescence may result in the re-absorption of crystals into the host material, and they may later reappear as more efflorescence. It is advisable that if water is used in the removal process that the masonry is dried off very quickly. 

In summary, efflorescence is a cosmetic issue, but it indicates a potential moisture problem. Inspectors should know the how capillary forces can cause structural damage to building materials and educate their clients about efflorescence and the potential problems it may cause.