Your Home in View

To Buy or Not to Buy? That is the Question.

Mon, 04 May 2026 22:50:09 GMT

In a market where a mortgage payment for a lower priced home is equivalent or less to a monthly rent payment, many are considering home ownership for the first time.

At a time where renting can cost as much or more than buying, the option to purchase a home can be an attractive one. Let’s look at some of the benefits and drawbacks of home ownership.

So, the choice is clear for home ownership- right? While these are certainly compelling reasons to purchase rather than pour money into rent, there are a number of things that need to be considered. For one, not everyone is financially situated to purchase a home. Banks and mortgage companies review personal credit histories to determine whether the prospective homeowner is credit worthy for a loan. Then, there is the issue of home maintenance. Maintaining a home is costly and time-consuming, with unexpected repairs always popping up. Gone is the convenience of calling the landlord for repair of the HVAC system or a leaky pipe during the renting phase. Homeowners are now responsible for all maintenance tasks, from routine upkeep to larger issues that may arise—think roof replacements or updating electric or plumbing. With acquisition of a mortgage, there are now property taxes and insurance costs. These are typically added into your mortgage payment, making your actual payment on the principal less and your interest payments more over time. Additionally, real estate market fluctuations can be unpredictable, posing risks for those financially tied to a property. The housing market crash of 2008 put many people underwater with their mortgages, meaning they owed more on their homes than the current market value. Not where anyone wants to be!

Owning a home should be viewed as a long-term investment. With each payment on the principle, your equity builds. This equity is money that you are paying yourself because, when the home is sold, whatever equity you have built belongs to you. Another important benefit is that property tends to appreciate over time, making your equity, or the share of the home you own, worth more. The opposite is true with renting — there is the lack of equity buildup as monthly rental payments do not translate into ownership or investment. There is also a freedom with home ownership that isn’t experienced with renting because you have the opportunity to remodel or customize the home just how you want it. Renters may face restrictions set by landlords, limiting the ability to personalize their living spaces. Home ownership also brings with it a sense of belonging and stability that is not typically experienced with renting. And, once a home is paid off, finances are freed up to allow for other investments or expenditures.

Ultimately, the choice between renting and home ownership depends on individual priorities and circumstances. Prospective buyers should carefully consider these factors before making a decision. Before you close on that perfect home, make sure that you have a certified professional inspector inspect your home. A good home inspection can protect you from making a bad decision or save you thousands in repairs that can be addressed by the seller or negotiated as a reduced sale price. Wishing you the best in your next home adventure!

Your Friends at Higher Rock Inspections

Attention on Deck! Why This Area Should Get a Closer Look.

Tue, 24 Mar 2026 00:22:16 GMT

I'm always amazed at the number of common defects I find on the decks that I inspect! This article discusses deck defects and why they often rise to the level of safety concerns.

When I was in the Navy, someone nearest the door would call out "Attention on deck!" whenever the commanding officer came into the room. For just a moment, I want to call your attention to the deck. Of all the systems I inspect on a home, I have found the most common and pervasive safety issues are associated with decks. Not electric, or plumbing, or foundations, or roofs- decks win for the most consistent safety defects. I think the reason for this is probably twofold. First of all, decks are overwhelmingly made of wooden components- wood that is continually being exposed to the elements. Secondly, decks are frequently constructed apart from the home (i.e., later in time by someone other than the original contractor). Decks are often an add-on to a new home and even fall into the category of a good DIY project for the handy homeowner. Undoubtedly, these two factors contribute to the defects and safety issues I regularly observe on decks.

So, let's explore some of the more common safety defects associated with decks. Almost universally, the handrails on steps leading to the deck are not of a graspable design and often not properly secured to the home or terminating at a newel post. These are safety issues that can result in serious injury if someone loses their footing on the steps. With steps and railing, it is also common to find trip hazards resulting from differing riser heights, particularly at landings and ramp transitions. Substantial height differences between risers affect the natural gait and timing and cause an individual to stumble. Railings are often designed horizontally rather than vertically or spaced too far apart. Horizontal railing can allow for a small child to climb and fall from the deck and wide rail spacing may be sufficient for a child to squeeze through or become trapped.

Each year, people are injured from partial deck collapses or from decks fully detaching from structures. These deck failures can often be contributed to improper attachment. I have observed decks being held to the house with only a few concrete or deck screws or with no attachment at all (as in this inspection photo). This is nowhere near safe, considering the sheer weight of deck materials and the live loads that are additionally placed on them! Proper attachment involves installation of correctly spaced, 1/2 inch through bolts or lag screws into the rim joist of the house. The spacing for these varies based on the length of the ledger board and hardware used, but there should be multiple attachment points in a staggered fashion between each deck joist. At the band joist end of the deck, appropriately sized joist hangers (the joist hangers in the inspection photo are undersized) should be attached on each joist with galvanized or stainless steel joist hanger nails installed in each hole .

Finally, wood rot is a key contributor to deck failure. A lack of ledger flashing at the deck attachment to the home is a very common defect I observe (missing from the ledger board in the picture). Ledger flashing serves to direct water away from the home and prevent moisture from collecting against the house and causing wood to decay. Deterioration of the ledger board and rim joist often go unnoticed because of their obscure locations until the deck looses support and pulls away from the house! This could cause serious injuries or worse. Wood rot and deck failure also occurs on deck post and landings where there are not proper concrete bases and the wood is in direct contact with soil. Even treated wood will eventually deteriorate and attract wood damaging insects, such as termites, if placed directly on the soil.

So, what can you do to ensure that the deck on your home is secure? The first thing you should do is to have your home (or prospective home) inspected by someone who understands proper deck construction design. This cannot be overstated in my view because decks are notoriously constructed improperly! Once you have addressed safety issues, it is essential to be proactive about regular deck maintenance. Take the opportunity from time to time to do a good visual inspection and ensure your attachment points still look solid, deck boards are firmly attached, there is no evidence of excessive moisture or wood rot, your deck sealant is doing its job, etc. Regular inspections can help catch these maintenance items early and allow for timely repairs, ensuring you can enjoy this outdoor space for years to come!

Your Friends at Higher Rock Inspections

It's a New Home. Why Would I Need a Home Inspection?

Wed, 25 Feb 2026 00:42:45 GMT

"Why would a new home need an home inspection?" I've heard this question asked and probably thought it myself at one time- that is, until I began inspecting new homes! This article addresses the common misperception that "new" means "perfect".

When purchasing a newly built home, it’s natural to expect that everything was constructed properly. We all want to believe that new is right. However, even the most reputable builders can make mistakes or miss important details. The factor that is often overlooked is human error and that the chances for error are multiplied across a number of individuals in modern construction. The days of home construction by a single contractor have gone the way of the slide rule- of what? Exactly, it's obsolete and ain't coming back. The general contractor subcontracting out jobs is the way that homes are built today. This is due, in part, to the complexity of modern designs and systems as well as the reality that contractors juggle multiple contracts at the same time.

In my experience as a home inspector, I quickly learned that new homes have their share of issues and some that are common in new construction. I once inspected a newly built home where a foundation wall was bowing and the foundation and wall were in the process of being demolished and rebuilt- hopefully, on the contractors dime. More than once, I have seen the scenario pictured above- a ridge vent rendered completely useless by bubble foil insulation or the contractor cutting the sheathing, but forgetting to cut the shingles and underlayment. Actually, the photograph above is of a brand new home where ridge vents and soffit vents were not even installed! That's right, no attic ventilation whatsoever! Speaking of soffit vents, I've also found where insulation baffles were not installed and the blown insulation covered the properly designed soffits, making them completely ineffective for ventilation. I've seen neutral and hot wires reversed on new homes - a shock and fire hazard. I've observed plumbing leaking under sinks and crawlspaces of brand new homes, insufficient insulation, multiplied safety concerns with improperly constructed or attached decks, or even deck access missing altogether! I've identified numerous water penetration areas from poorly flashed or sealed building components, windows that wouldn't open or close, violations of current building standards that I am compelled to notify my client of (although I am not a code inspector). And, the list goes on.

A home inspection is not just about finding problems, but a good inspector will likely identify issues that need to be resolved. Wouldn't you rather know about these problems before you purchase your home than to be blindsided with expensive repairs down the road? Of course, you would! Think of a home inspection as an insurance policy and a valuable tool for negotiating your home purchase. Oftentimes, my inspections identify thousands of dollars in repairs needed, which can be addressed by the seller prior to closing or subtracted from the sale price. Either way, the cost of the inspection turns out to be a small investment that pays dividends for my client! So, is a home inspection necessary for a newly built home? I'm convinced it is... and no one could convince me otherwise. See you on a future inspection!

Your Friends at Higher Rock Inspections

Shedding Some Light on Ventilation.

Fri, 16 Jan 2026 23:56:17 GMT

This post deals with the types of passive attic ventilation, the need for ventilation, and how you can know if your attic is properly ventilated.

While it may not be the most glamorous aspect of homeownership, attic ventilation plays a crucial role in ensuring the health and integrity of your home. In this article, we’ll explore the passive ventilation systems installed in most homes, their importance, and how to determine if your attic is adequately ventilated with a basic visual inspection.

Often when inspecting a dark attic, I do something that seems counter intuitive. I turn off the lights! What am I doing? I'm checking your ventilation. I want to see "air leaks" in your attic that were purposefully installed by the builder to allow your attic to breathe properly. I'm looking at your soffit vents and roof vents for the presence (or absence) of light. This often explains why airflow is discernable and temperatures are bearable or why the attic feels so stuffy and mildew is present on rafter boards.

Passive ventilation is the most common type of attic ventilation and relies on natural air movement. It includes roof vents, ridge vents, and soffit vents that allow air to flow in and out without any mechanical assistance. The idea is simple: cool air is drawn in through the soffit vents and helps warm air to rise and exit through the roof vents. And, it is this natural exchange that is crucial for preventing heat and moisture build-up in your attic.

Adequate ventilation in attics is essential because high heat can cause roofing materials to break down quicker and high humidity levels can lead to mold and mildew growth, compromise air quality, and create potential health issues. Proper ventilation in your attic helps to regulate temperature and moisture levels, extending the lifespan of your home’s structural components. Furthermore, a properly ventilated attic assists your home’s HVAC system to function more efficiently and can lead to lower energy bills and a reduced environmental impact.

In my experience, contractors often install these required ventilation systems, but sometimes fail to do the little things that ensure they function as designed. In the case of soffit vents that are not functioning, it is often because the blown loose fill insulation is allowed to cover the soffit vents- just as in this inspection photograph! The contractor had forgotten to install insulation baffles, which can be as simple as pieces of cardboard that protect the soffit vents from the blown insulation and allow for continued airflow. In the case of ridge vents, I have discovered on new builds, particularly, that the contractor properly cuts the deck sheathing, but forgets to cut through the underlayment and asphalt shingles before installing the ridge vent. This renders an otherwise good design powerless to vent that hot air that becomes trapped on the underside of the roof.

So, the next time you are in your attic, and can safely do so, take a moment and turn off the lights. I hope you find yourself smiling at light peaking through your vents, but if not, you have just discovered something that will help you improve your home's health and efficiency!

Your Friends at Higher Rock Inspections

Water Penetration- The Single Biggest Enemy of Your Home!

Mon, 15 Dec 2025 21:05:38 GMT

Water damage is often one of the most overlooked threats to a home, wreaking havoc unnoticed until it's too late. Water can infiltrate your roof- like what has occurred in this inspection photo due to a lack of drip edge installed along the roof rake edge. Other common water entry points on roofs are roof intersections and any penetration areas such as chimneys, skylights, and vents. These areas need to be regularly inspected for signs of water leaks, that not only damage insulation and framing, but can also create the perfect breeding ground for mold. It is a good practice to not only look at the flashing and sealant around these penetrations on the roof itself, but also to enter the attic and inspect roof penetration areas for any signs of moisture staining or active water penetration - if possible, during a rain event! Asphalt shingles wear down with time, temperature extremes, and direct solar exposure, they can become vulnerable to water intrusion and lead to costly repairs—something every homeowner wants to avoid. We recommend inspecting your roof at least once a year to ensure roofing materials are in good shape and properly shedding water.

The exterior building envelope of your home is where water management is the most crucial. When water seeps in through cracks or gaps in siding or areas improperly flashed or sealed, it can lead to wood rot or even compromise the structural integrity of your walls. Poorly sealed or aging windows can allow water direct access into your living spaces. Over time, this unchecked moisture can lead to peeling paint, compromised drywall, and even contribute to an unhealthy environment from mold growth. It is a good idea to check the condition of the sealant around your windows from time to time. Even exterior grade sealant or silicone will expand and contract some with temperature variations, which results in the sealant cracking. These cracks become areas of potential water penetration. Where windows are safely accessible by the homeowner, additional sealant or silicone can be added to ensure windows remain watertight.

Water accumulation around the foundation can lead to settling or shifting, resulting in cracks that can escalate into major structural problems. Simply ensuring proper drainage slope along your home's foundation (recommended 6-inch drop over the first 10 feet) and adding downspout extensions to your gutters can do wonders for addressing water issues around your foundation. You should aim to direct water discharge from downspouts to a minimum of 6 feet away from the foundation.

In summary, excessive moisture issues not only affect the safety of your home, but can also deter potential buyers if you’re looking to sell. Don’t wait for the signs of water damage to surface; be proactive about inspecting and maintaining your home. We hope these simple tips will help you maintain a dry and healthy home!

Your Friends at Higher Rock Inspections

Give it a Flush- A Water Heater Lifeline.

Tue, 18 Nov 2025 22:00:45 GMT

Regularly flushing your water heater can add years to it's life! Let's discuss why a flush is so important and how you as a homeowner can handle this fairly routine DIY maintenance.

One often-overlooked aspect of home maintenance is the water heater, a crucial appliance that provides hot water for daily tasks. Apart from the need to install a temperature/pressure relief (TPR) valve discharge pipe on this water heater I inspected, regular maintenance should be occurring. Over time, sediment and mineral buildup can accumulate in the tank, leading to reduced efficiency, increased energy bills, and ultimately, a shorter lifespan for the unit. If you are on a well as I am, this process of flushing your water heater is all the more important. Flushing your water heater at least once annually not only removes the mineral buildup that corrodes your tank's lining but also helps maintain optimal performance by removing these deposits that keep the water from heating to it's optimal temperature. This improved performance and reduced wear and tear on your water heater translates to a real money savings for you!

Flushing a water heater is a straightforward process, but it requires some preparation to do it safely and effectively. Start by turning off the power supply to your water heater—this might mean shutting off the circuit breaker for electric units or turning off the gas supply for gas units. Don't forget this step! It is a crucial to turn off the power to your water heater before emptying the tank of water to avoid burning out your elements! Next, connect a hose to the drain valve at the bottom of the tank and direct the other end into a nearby floor drain, bathtub, or out the basement door with a hose attachment. Shut off the water supply and open the drain valve carefully to allow the water to flow out. Some suggest opening the temperature/pressure relief valve to assist with draining the tank, but TPR valves are notorious for not properly resetting. In my experience, it is best to open a faucet somewhere upstream of the water heater to allow the line to breath and avoid a vacuum affect. Once the tank is empty, the flushing begins! You will want to cycle your water supply valve on and off multiple times to help stir up and remove the sediment from your tank. Flush, drain, and repeat as many times as necessary until your water is clear with no more sediment. At some point in this process, the drain valve might stop up with sediment and not allow water to continue draining. An easy fix for this is to take a zip tie and insert into the drain opening. When you move the tie around, it will unblock the stoppage and allow water to again begin draining! Once you are satisfied that you have removed all the sediment, be sure and shut off your drain valve and fill your tank completely before restoring power. Again, this step is of vitally important because heating the elements without water in the tank will cause them to burn out . No need to turn a routine maintenance job into an unnecessary expense and headache!

Regularly flushing your water heater can extend its lifespan by preventing corrosion and improving efficiency. Manufacturers recommend this maintenance task at least once a year, depending on your water quality and usage. A well-maintained water heater not only runs more efficiently but also provides peace of mind that you won’t face unexpected breakdowns. I hope you've found this article helpful in maintaining your home!

Your Friends at Higher Rock Inspections

Who Ever Heard of Kickout Flashing?

Fri, 05 Sep 2025 01:49:19 GMT

Kickout Flashing is a key component in your roof drainage system, a code requirement, and rarely installed!

Since 2009, the International Residential Code (IRC) has mandated kickout flashings; however, they are frequently overlooked during the construction process. Kickout flashing, often referred to as diverter flashing, is a specialized type of flashing installed at the junction of a roof and a wall. Its primary purpose is to redirect rainwater away from the wall and into the gutter, thereby preventing water from infiltrating the building envelope. This is particularly critical in locations where roof eaves meet vertical walls, such as at the edges of garages or where porch roofs extend from the house. It can also be important at the junction of valleys and gutters to keep water from overshooting the gutter.

Kickout flashing is essential for safeguarding a building against water damage. In its absence, rainwater can accumulate at the wall intersection, resulting in potential problems such as:

- Water penetration into the wall

- Mold proliferation

- Structural damage to framing and insulation

Proper installation is critical to ensure functionality and maintain a water barrier. A good first step is to begin by cleaning the area. The installer will need to cut a flap in the weather-resistive barrier (WRB) to expose the sheathing. Then, the the flashing should be placed so it extends outward from the wall, channeling water into the gutter. The angle should be at least 110 degrees. The bottom seam of the flashing need to be watertight to avoid leaks. Finally, the flashing should be layered with materials such WRB, roofing, and siding for a continuous water barrier.

Some common installation defects to avoid are:

- Angling the flashing at less than 110 degrees

- Flashing height less than 6 inches that may not effectively redirect water.

- Modifying the kickout flashing for aesthetic reasons that ultimately reduces the effectiveness of the design.

If your home is like mine, it was built before kickout flashing was required. Look for an opportunity to correct this situation with your next gutter upgrade or planned roof repair. Kickout flashing is a crucial element in preventing water damage and ensuring the durability of your home. Don't leave home without it!

Your Friends at Higher Rock Inspections