Home crashing due to foundation issues.

Can A House Collapse From Foundation Issues

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Imagine coming home from the grocery store and while you are pulling into the driveway you notice a crack in your home exterior wall. After you put your groceries away, you head back outside to check. The first question that comes to mind is, can a house collapse from foundation issues? The answer is yes, however, it is also not that simple. It can take years to develop a serious foundational issue that would cause your home to collapse. In most cases, if it does, it’s concentrated on a specific area of the home.

Let’s take a look at some ways to notice the beginnings of foundation problems with your home or if it is simple home settling.

Major foundation damage
Major foundation damage

What Does It Mean To Have Foundation Issues

Most people will assume that foundation damage or issues are a dangerous aspect of a home. Although there are some inherent risks, it doesn’t necessarily mean that your house will collapse. You can live in a home with foundation issues, but you want to have them checked.

Many people do and often have no idea of any problems. This is simply because these issues can take time to develop.

Unfortunately, when a foundation shifts, it can lead to the following foundation problems:

  • Uneven flooring
  • Doors and windows are no longer level and becoming jammed
  • Interior and exterior walls are cracked
  • You will experience mold and water damage and want to be careful if you buy a home with these issues.

Will My House Fall Down

First off, it is not very likely that your house will collapse completely from foundation issues. However, it is possible that a section of your home could have major structural damage, which can lead to the breaking of pipes in your plumbing and possibly electrical issues. Fortunately, some clear indicators will warn you before any major damage occurs. Let’s take a look at those warning signs

  • Your home will have cracked walls in the exterior of the house, which is clearly visible on stucco or block
  • The windows and doors will stick- resulting in them not opening or closing as easily
  • You will notice cracks in the drywall around those door frames and window frames
  • Some long cracks or bowing in the basement/crawl space/attic walls

Compare Stucco Cracks vs Structural Cracks

Stucco Cracks

It is always a good idea not to panic when identifying cracks in your exterior walls or foundation. Stucco cracks can be repaired and don’t necessarily mean that your foundation is falling apart as this typically means that your home is settling and shifting.

If you notice a wall crack, be sure to seal it as soon as possible with an elastomeric caulk. The caulk will stop any moisture from getting inside the wall. Also, many people do not realize that the wall, has a metal rebar, and as metal gets wet, it rusts, oxidizes, and expands which makes the issue worse! Sealing the cracks as fast as possible is highly recommended.

Structural Cracks

Structural cracks are listed in the section above. So, understanding the little messages that your home will communicate to you while settling is an important note. Learning about when your windows or doors start sticking, and observing long cracks in your exterior or interior walls will tell you how your home is settling.

Many structural issues are more common in older homes. This is typically due to a lack of home maintenance. However, this does not say that new construction homes do not have structural problems too!

How Long Will It Take To Make Repairs

The time that it will take to repair any foundation damage depends on the size of the home and the extent of the damage. For the sake of estimating your time needs, here is a list of the top repairs that occur and how long those take:

  • Crack repairs – these could take several hours for materials used to dry and take hold.
  • Bowing walls – could take several days due to materials needed and the time it takes to fix.
  • Piers – take up to a week due to size and complexity.
  • Size of the home – a small home foundation is a quicker fix.
  • Materials used – pouring new concrete takes a lot of time to dry vs. patching with other materials.
  • Amount of damage – sizable damage to the foundation requires a lot more time to fix.
  • The time of year – is the ground frozen where you live? Or is it summer and great conditions?
Foundations can cost a lot of money
Foundations cost a lot of money

How Much Will It Cost Me To Fix

Foundation damage can cost around $3,500 for small crack foundation repair but can cost as high as $40,000 and beyond if there are major repairs needed. The more expensive repairs typically occur if the basement wall has damage or there is a large crack in the foundation so hiring a residential structural engineer is always a great idea. This costs around $500 or about $100-$200 per hour.

Let’s take a look at the video below to see how we can determine if the damage is just simple house settling or a larger problem with foundation damage.

Other Ideas To Think About

One area that you might want to consider when working on the foundation issues is determining how long will it take for a house to settle? This will allow you peace of mind that any vertical exterior wall cracks could be a result of the house settling and not the house collapsing.

Another area that you might want to consider when working on the foundation issues is how long does a home inspection take? This will allow you to prepare for time and finances. Having a full home inspection will give you information about how bad your house foundation damage might be and what you can do to fix the damage.

If your home has vinyl siding, make sure you are maintaining it. Vinyl siding lasts about 20-40 years, and you can keep it clean by rinsing it off with a hose or pressure washer. Also, taking a look at the siding after storms is a good idea.

foundation damage to a brick home
Foundation damage to a brick home.

When Should I Call A Professional

The moment that you notice cracks in the walls or concrete slab of your garage or damaged foundation you will want to contact a professional. Also at this time, it is a great idea to call your local home inspection company and a residential structural engineer. Together they can assess the damages and determine the structural integrity of the home.

Conclusion

Understanding what the issue is with your foundation is the first step in getting repairs or fixes done. The slab foundation or foundation wall might be damaged or your house settling might have just caused some vertical cracks to your stucco, brick, or block home. Regardless, of the why, you will want to get a residential structural engineer and a home inspection team out to your home to determine the best solution.

Contact Inside and Out Property Inspectors in Jacksonville, FL, and surrounding areas to get your home inspection done today.

Why Do Windows Leak When it Rains

Why Do The Windows Leak When it Rains?

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Depending on where you live, you may get a lot or very little rain.  So when it rains, you may or may not notice if your window leaks.  Next time it does storm, take a walk around the inside of your house and look for rainwater coming in through the windows.  Why do the windows leak when it rains?  It could be because of the cracked sealant, gutters, or missing flashing to name a few. 

Let’s take a look at problems with window leaks when it rains, how to find the source of the window leaks when it rains, and how to prevent future leaks.

mold-on-ceiling
Rain water can soak through the second floor and cause mold to grow on the ceiling

Problems With Window Leaks When it Rains

No one wants a leaky window in the home.  We all know that water coming into a house and mixing with drywall, flooring, etc. is not a good combination and there can be big problems that result from this. Let’s look at some of those problems below.

Mold Can Grow From Window Leaks When it Rains

As the water seeps into the home from the rain, it causes the mold spores to grow.  This starts 24-48 hours after the water begins to come into the home. Once you see the mold, you will need to call a professional to help get it out of your home.

Rotting Wood

As water comes into the house when it rains and continues to soak specific areas, it also starts to cause the wood to decay and house deterioration.  This can happen anywhere in the home and cause structural issues.

Electrical Hazard

Rain coming in through the window can cause an electrical hazard if there is an outlet near the point of entry or where the water spills over to the flooring.  Be careful about using any electrical outlets that have been near a leak.  It is best to choose one away from the water to be safe. Ask an electrician to take a look at an outlet you think has been exposed to water before using it.

Discolored Walls and Loss of Aesthetic Appeal

Walls can become discolored due to the water leaking around the windows.  The colors can be yellow, brown, or create a ring where the water has come in. They make the house look less appealing, may cause mold, and mildew and is something to take care of right away. One way to fix this is to use a stain blocker type paint to cover it up.  However, do this after fixing the water problem.

Drop in Home Value

While the water leak continues, the home value can drop if it is not taken care of.  The home is probably the most expensive purchase you will ever make and you want to be able to get the longest amount of years out of it as possible.  The last thing you want is for a known problem to start to cause deterioration on your house and a drop in home value.

How to Find the Source of the Window Leaks When it Rains

Forming of Condensation

This effect shows poor insulation and where the warmer area in the home has met with cooler areas outside. This can cause damage just like rainwater so it is important to have it checked out.

Wall Leaks

The leaks may not be from the window after all and actually issues with siding or the roof or other areas. This can occur through damaged siding, cracked stucco, or poor paint. It is a good idea to call in a professional to check to see where the leak actually is.

Missing or cracked sealant or caulk

Sealant and caulk should be continuous around the frames.  You can fill it in if it is not and this will provide more protection

Improper or Lack of Overhangs on the Home and Fascia

If you have overhangs, these should divert the water away from the home.  However, the water can create puddles in the yard and splash up on the outside.  Keep an eye out for water getting into the home this way and through windows. Fascia is the board above the window and should be angled away from the house.  If it is not, it will cause water to come in.

clogged-gutter
A clogged gutter can lead to a backup of water

Clogged Gutters Can Cause Window Leaks When it Rains

Cleaning the debris in the gutters so water and other particles can flow through and stay off the house is important.  If the gutters are clogged, they can overflow and cause water to back up into the home.

Improperly Installed or Missing Flashing Can Cause Window Leaks When it Rains

The flashing is installed under the siding and keeps the rainwater off the house.  However, if it was not installed properly or missing, the water can go behind the siding and then leak down the house wrap and into the opening where the window is. This can be very expensive to fix and you will need a professional.

Gaps in Siding, Loose Roofing, Unsealed Chimney

Check for all of these and seal them, reattach roofing, and seal the chimney to keep water (and critters) out.

Clogged Weep Hole

A weep hole allows the water to fall out of window tracks, not back into the home.  Just like with gutters and drainage areas, keep it clean so the water can properly drain out of window tracks.

How to Prevent Future Window Leaks When it Rains

Keep up with maintenance– Check caulking around the windows, clean drain channels, check roof shingles, and caulk gaps to name a few.  Spring may be a good time before the summer rains come to check. Paint around the windows disintegrates over time and needs reapplying and spring is a great time to do this as well.

Conclusion

Finally, life is busy and it is easy to forget to do maintenance on the home and to check the areas mentioned above.  However, rainwater coming into the home will cause even bigger issues down the road.  If you need help with figuring out where the water is coming from or need Inside and Out inspection to check around the home for maintenance, let us know! Can you think of other areas not mentioned above? Leave us a reply below, we would love to hear from you!

How Long Does it Take a House to Settle

How Long Does it Take for a House to Settle?

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Buying a new home is very exciting! Whether you are watching the progress over many months and then see the final product or buying a new to you home. It is a great time in life but can also cause stress and frustration, especially when the house starts to settle. How long does it take for a house to settle? Some people say 3 years, some say 10 but the truth is it never stops settling! Lets take a look at foundation settling, how long it takes, why it settles, signs that it may not be the foundation settling but actually a bigger issue.

What is Foundation Settling and How Long Does it Take

Foundation settling is the changes that take place naturally in the foundation over the years. It can happen with time but also weather can be an issue. A home naturally settles on its own and movement will happen.  It is normal for after the completion of the home for the house to have an initial settlement for a few years if it is evenly distributed across the home.

Weather and climate can affect the settling of the foundation

Weather can also be an issue. If the home was built on soil that was improperly prepared or during a drought, the house can continue to settle for a long time after completion. Also, if it was dry during the time the foundation was laid and then it was rainy season shortly after, this can also cause the foundation to move as the clay soil expands. Homes in the colder climates may see the cinder blocks in the basements or crawl spaces expand and contract during the colder weather. This can lead to cracks in the foundation that will need watching.

Thermal Movement and Soil Settlement

As mentioned earlier, there are a variety of answers about how long it takes a house to settle. Some people say 3 years, some say 10 and others say it never stops settling. This is also due to thermal movement which can cause the home to move.  Hot temperatures in the summer can cause the soil to shrink and cause movement. The same thing can happen in winter except for the soil permeates and will freeze at greater depths.

Soil settlement happens when the foundation is not laid correctly. Soil needs to be able to hold a heavy structure, like a home, and remain stable. This requires the soil to be compacted and consolidated before the home is put on top of it. Differential settlement happens when there is undisturbed soil and compacted fill. They will consolidate at different rates, thus causing cracks to appear in the foundation and the home. If the soil consolidated the correct way, cracks would not even appear.

Gutters and Diverters

Installing gutters and diverters will help keep water away from the house. They will allow the water to flow off the house into an area that won’t damage the foundation. Without them, water can leak in to the home but also cause issues with the foundation.

Signs the Home is Settling

All houses settle and many will show minor flaws like cosmetic issues. These are things such as thin cracks in the walls and foundations as long as they don’t grow, they should be okay. A crack that is 1/8in or smaller is fixable by the homeowner. How do you know if it is 1/8 or smaller? If a credit card can fit in the crack than it is larger than 1/8 inch and you will want to call a professional.

Signs that it may not be foundation settling but a bigger issue:

  1. Water in the basement after a storm may be from a small issue or a big issue. Take a look around to see where the water came in and if you need help, contact a professional.

2. Wall cracks that continue to grow or are wide are worth watching . These cracks can allow pests and termites in.

3. Doors that stick when opening and closing may be a sign that settling has taken place but may be more of an issue with the structure of the home instead of normal settling and something to keep an eye on.

4. Roof issues such as gaps and cracks may be present and these may be a sign for issues of settling beyond the norm.

5. Floors that are slightly slanted may indicate settling in the home. However, when they slant at even more of an angle, this could be a structural issue and there is rotting of supports and joists.

6. Walls and windows have gaps. The walls pull away from the window frames when settling is occurring and can cause gaps in the walls.

7. Water pipes burst because the house is settling down into the soil and foundation. The pipes become twisted and can burst.

Keep an eye on any of the issues above and if they become worst, reach out to a professional for help. A home inspector can give you a diagnosis and refer you to a professional in the area of need.

Conclusion

Settling of a home can happen in many different ways. Unfortunately, not every home settles the same so it is a good idea to keep an eye out for cracks and other signs listed above.  If you have questions about your home settling or want to tell us at Inside and Out Properties about areas you notice have settled or moved, drop us a line below!

Architectural Shingles

How Long Do Architectural Shingles Last?

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Shingles on the roof are important as they protect the roof and house. There are various types and they come in different styles and sometimes different colors. Architectural shingles, or dimensional are one type and they can last 15-30 years, depending on the environment and maintenance. 

One home you look at may have wood, while another may have metal, or have architectural shingles or more.  In all, you want to make sure the home has shingles that will last and be good for the climate you live in. They are a costly investment, but necessary to keep your loved ones safe.

Let’s take a look at architectural shingles and why they are better than three-tab, life expectancy, when a replacement may occur, the cost versus other types of shingles, and wind mitigation.

Why Architectural Shingles Are Better Than Three Tab

Three tab shingles are popular on homes but architectural shingles are better for many reasons.

  • They are dimensional shingles in shape and can weigh 50 percent more than three tab.
  • Architectural also have multiple layers of asphalt and then are laminated so they are more durable.
  • Sporting a more appealing look and color material, they come in various sizes and colors.
  • Even though they are more expensive ($250-400 per square), many people like them because they are replicas of wood, slate, and other attractive roofing, just without the high cost

On the other hand, three tab shingles are more popular because they are:

  • Made of a lighter and thinner material of asphalt that can shed water.
  • One of the most common types of roofing material and affordable (averaging $70 to $150 per square).
  • Lightweight, come in one shingle tab size with three tabs, and 12 inches wide.

Life Expectancy of Architectural Shingles and Three Tab

Depending on the location of the home in the U.S., the life expectancy of the architectural shingles can vary.  Manufacturers project they will last 30 years. However, Florida and the southern half the U.S have high heat and major storms and hurricanes that can damage these shingles easily. Unfortunately, this lowers their lifespan.

On a good note, architectural shingles are made to withstand wind uplift of 110 mph and can stay on in wind uplift of 130 mph with a special roof bracing.  Even though the northern climates have snow and ice, the weather in the south has more of an impact on the shingles.

Three tab shingles on the other hand in optimal conditions can last up to 30 years. Seven to ten years is the expectancy in severe weather areas, but 18-20 years is the average in milder climates. These work well in temperate climates, but not areas subject to hurricanes. This is because the wind uplift is 60-70 miles per hour.  Unfortunately, they fail prematurely when in long-term indirect sunlight and temperature changes that can be seen in the southern part of the U.S. and the desert areas.

When should you expect to replace shingles?

As stated above, shingles have specific life expectancy. Nachi reports roofs last about 15-20 years but it depends on the installation, the weather makers, and climate that affect the roof. 

After heavy storms, take a look at the roof and make sure no shingles are missing.  Then, check to see that none of the shingles are coming up, buckled, warped or dried. If you see any of this, contact a home inspector to inspect the roof for you.

Check the gutters as well and make sure the granules are not washing into there.  This can also be a sign that it is time to replace the roof and/or shingles.  A home inspector can come out and check this also and then refer you to a professional.

Why you can expect less life expectancy than what the label says

Unfortunately, people need to make money and some roofers will try to upsell shingles.  You will be told that life expectancy is much higher than what the truth is. It will also depend on the weather and climate as to how long the shingles will last. Stormier and hotter years cause the shingles to damage and replacement may be earlier than expected.  

This is why researching various types of shingles is important.  Also, researching home inspectors, reading reviews, and finding one who is reputable is essential. They can diagnose the issue and then refer you to a professional company.

Cost of Architectural Shingles Versus Others

Architectural shingles are thicker, heavier material, and average between $250-400 per square feet.  Aesthetically appealing and help increase the value of the home due to the varieties offered in color and style.

Wood shingles– $250-$600 per square feet and require a lot of maintenance and do fade over time or change colors.  They are insect and rot-resistant, great in warmer climates, and look wonderful on cottage and Tudor style homes.

Clay Tiles– $600-$800 per square foot and made of terra cotta material which is heavier than a three tab. They look nice and usually seen in the south and southwestern states.

clay tiles for roof

Metal Roofing– Averages about $115 per square foot for aluminum or steel, all the way to $900 per square feet for stone coated steel and standing-seam copper panels.  Great in states with snow as it slides right off the roof!

Slate Time Roof– $600-$1500 per square foot and seen on mansions and premiere homes due to requiring rafters that are strengthened to hold them.  They are very heavy and won’t withstand regular home rafters.

Three tab– $70-$150 per square foot and the most common on homes in the U.S.  The cheapest and least appealing roof, but easier to find and install. This type saves the homeowner money.

Wind Mitigation Inspection

In Florida, homes must be able to withstand hurricanes or at least have the proper materials in place to do so.  Wind Mitigation is an inspection that is conducted to save the homeowner money on insurance after a home inspection.  After hurricanes in the early 2000s caused a lot of damage in Florida, insurance companies began to require the inspection to issue new mortgages. 

Current homeowners can have the inspection done and save a lot on their windstorm deductible.  Insurance companies want homeowners to have the proper safety measures in place to hopefully have less damage than in previous years. Composition shingles and tiles are the most common types of roofs in Florida.  However, the attachment to the roof deck must be with nails, not staples. Hip roofs are better with the wind than gable roofs, and the roof deck must attach to the framing.

Conclusion

There are a lot of choices for shingles for the roof and choosing ones that will withstand the climate in your part of the U.S. is important. Think about cost but also what will save you money in the long run. Roof shingles will not last as long as the label says but proper maintenance and care can help you get many years out of them.

Wind mitigation inspections are important to save you money and to make sure your home is up to the standards so it is around for a long time.  Contact us at Inside and Out Property Inspectors, if you have questions about shingles or need a Wind Mitigation Inspection. You can also drop us a line below with any questions you may have!

counteroffer

How to Counter Offer After a Home Inspection

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The contract is signed for the home you found after weeks of searching and now starts the transaction towards making the home yours. The next advisable, but not required step, is the home inspection. More than 90% of buyers get a home inspection because a home is a huge investment. The last thing a buyer wants is to buy a “lemon.” We only know what is wrong with a home by sight so a home inspection looks at it more in-depth.  If the inspector finds things wrong with the home, can you counter offer after a home inspection?  Yes! In most cases. Let’s take a look.

What is a home inspection

What is a Home Inspection?

A home inspection is an examination of a home that is more in-depth than what is seen with the naked eye.  This usually happens within a few days of the buyer and seller entering into a contract.  It can be difficult to choose a home inspector so researching an experienced, certified inspector with positive reviews is important to make sure you find a good one.

InterNachi recommends certain areas to be inspected. Those areas are exterior, HVAC, plumbing, roof, attic, insulation, electrical, fireplace, attic, ventilation, doors, basement, foundation, and interior.

What is a Counter Offer?

After a home inspection, a buyer may “counter offer.” This is a process in which the buyer asks the seller in writing to re-open negotiations and to repair major areas on the inspection report. When purchasing a home, a buyer should be able to make the purchase and not have major issues. The buyer has the right to ask for the issues to be taken care of and the seller has the right to say no.

Why counter offer after a home inspection

Why Counter Offer After a Home Inspection?

In a perfect world, an experienced and certified home inspector would find nothing wrong with the home and give the home a clean bill of health.  Unfortunately, that doesn’t happen very often.  Minor repairs like a new faucet in the bathroom or fixing a cracked tile may come up in the report.  The buyer can make minor fixes like these at a later date.  However, major issues such as electrical or HVAC issues would be a reason to counter offer after a home inspection. Even though there are no “mandatory” fixes, a seller should want to fix these issues as they can be harmful. 

What Are the Options for Buyer and Seller?

Buyer

Every buyer should have an experienced realtor who is part of The National Association of Realtors. The realtor will help the buyer decide which areas are important on the inspection report to have repaired or replaced and help with negotiations.  Calling on a professional to come out and give an estimate for those repairs will be helpful in the written counter offer so both parties know what the expense for the repair or replacement will be.

Seller

The seller receives the request for a counter offer from the realtor and will decide if he/she wants to accept it.

The counteroffer after a home inspection

The buyer and the realtor write the counter offer to ask for specific repairs or replacement.  This request should be cordial and kind and not demanding and mean. A letter that comes across harsh can upset the seller and he/she can call the deal off.  This written offer should also include a copy of the home inspection report and the estimates from the professional. 

In addition, the realtor may agree to a request for a “repair credit” to add to the contract. This helps the buyer and the seller as the seller won’t need to have the money handy. The seller also won’t need to rush a repair and can subtract the expense in the closing costs.  The buyer wins in this as well as he/she there is no need to worry that the repair is done honestly. Additionally, the buyer saves on closing costs in the end.

Is it a buyers or sellers market?

Is It a Buyers or Sellers Market?

If it is a buyers market, it means there are a plethora of homes for sale. Also known as “supply exceeds the demand” and this allows the buyer to have the upper hand in negotiations. The buyer can get a seller to agree to requests for repairs in this type of market, “repair credit” or a lower price on the home. 

In contrast, a sellers market is “demand exceeds supply” and the seller has the upper hand in negotiations.  The seller can decide if he/she wants to meet the requests in negotiations. However, often there may be multiple offers on the home and the seller may not feel the pressure to negotiate.

Conclusion

Keep in mind that no home is perfect. Rarely there is a home inspection that doesn’t turn up a repair. The buyer will need to decide how much he/she wants the home and the amount of money and time to put into the home.  Unfortunately, sometimes we love a house but the inspection report tells us there are a lot of issues and it is time to walk away.

Have you counter offered on a home?  Or did you have a home inspection and wondering if a counter offer should be your next step?  Drop us a line below, we would love to hear from you!

What’s Not Included in a Home Inspection?

What’s Not Included in a Home Inspection?

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For most people, a home is one of the largest purchases they will ever make in their lifetime. When choosing a place to live and invest in, prospective homebuyers must get the place inspected before putting in an offer. An otherwise “perfect” dream home could be hiding something potentially dangerous that is expensive to fix.

Home inspection reports typically cover the home’s major systems, such as the heating and cooling system, electrical system, and condition of the roof and foundation. What’s covered in the report will vary from one state to the next. For hopeful home buyers, it’s important to know what’s not included in the report, too. That way, your biggest purchase ever won’t come with a nasty and expensive repair surprise after closing. 

What won’t a home inspector look for?

For a lot of homeowners, the home inspection ritual is one of the most stressful parts of the home buying process, and it’s often misunderstood. A home inspection report won’t tell you EVERYTHING that’s wrong (or right) with the house. In general, a home inspection report will give you an overall idea of the home’s relative condition for certain systems. A lot of buyers think that the home inspection is operated under a pass or fail grading system, but that’s not true. A home inspector won’t tell you whether or not to buy the home, either. 

Every house and every buyer are unique, and everyone has different resources and repair capabilities for a home. A leaking roof could be a  deal-breaker for one buyer, while the next may have the resources to fix the roof as soon as they take possession of the property. A home inspection report goes over the general condition of the house, from the roof to the foundation, at a very specific point in time. A report can give a rough estimate on the rest of a system or appliances lifespan. But it’s not able to tell a homebuyer if a plumbing issue will occur. Or if a family of squirrels will make your new attic their home shortly after you move in. 

Below are the areas that aren’t typically covered in your standard home inspection report. For prospective buyers, it’s a good idea to get a certified specialist into the home if they are concerned that the structure may have these issues:

  • Pests
  • Asbestos
  • Radon
  • Lead paint
  • Toxic mold
  • Problems with swimming pools

Your standard home inspection report goes over visible things. Things like asbestos, lead paint, and radon gas aren’t something that an inspector can see. Also in some older homes, attics have been sealed shut. It’s not possible for a home inspector to access those areas, either.

Buying a house is one of the most significant lifetime purchases someone can make. A home inspection can help protect that investment and keep new homeowners from purchasing a property that has far too many problems than they are capable of handling. But as with any purchase in life, caveat emptor.

How to Test AFCI and GFCI Panels

How to Test AFCI and GFCI Panels

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How to Test Your AFCI and GFCI Panels 

The electricity receptacles in your home are not created equal. This is especially true if your home was built sometime in the 1980s when a change in receptacles started taking off. Chances are you’ve seen the difference among receptacles but maybe aren’t familiar with how they are different. 

A Standard Receptacle vs. a Ground Fault Circuit Interrupter (GFCI)

Electrical outlets are typically looked over during an inspection to ensure they adequately installed and correctly placed. Standard receptacles are usually found in living spaces, bedrooms, hallways, and the like. GFCI receptacles are placed in environments that share electricity and water, such as kitchens and bathrooms.

GFCI outlets (also called GFI) usually look different and have little buttons on them that say “reset” and “test.” This receptacle is designed to keep people from electrical shocks by monitoring the current at the receptacle site. On one side of this outlet, the GFI controls the “hot” wiring against the other side of the outlet considered the “neutral” side. When there is any change in hot vs. neutral current, the outlet will shut off the receptacle.

Where Should GFI Outlets be Installed?

In today’s building codes, outlets that are located near areas that are prone to moisture (kitchens and baths) should be outfitted with a GFI outlet. Here are other places that these receptacles should be installed or may be required by code. Garages, crawl spaces, unfinished basements, laundry rooms, utility closets, bars, kitchenettes, and all exterior sites.

How Should a GFI Outlet be Installed?

Anyone unfamiliar with how electrical work is done should hire a professional electrician to install the outlets. For consumers who have a decent amount of knowledge or experience with electrical work, they may feel comfortable enough to install these on their own. There are plenty of tutorials online; again, these should only be used if you are comfortable with working around electricity. This can be a dangerous project.

How To Check Your GFI Outlets

The easiest way to check your outlets to see if they are working is to plug something simple into one, like a lamp. Turn the lamp on, and press the “test” button. If the light stayed on, your GFI outlet isn’t working, and you should have it looked at by an electrician. Try also hitting the reset button. If the light comes back on, you may just have needed to reset it, and it’s likely working fine.

Faulty electrical distribution systems are the third leading cause of house fires. Your home’s arc AFCIs and GFCIs protect it from electrical fires and electrical shocks. When you hire a home inspector, these issues may be referred to as arc faults and ground faults. 

Mostly, you’ll find GFCIs placed in outlets, with AFCIs in the service panel. No matter where they are installed though, it’s critical that homeowners and realtors regularly test their AFCI and GFCI panels once a month. This can prevent dangerous electrical fires, and also prevent the panels from breaking under a home inspection or testing situation. Often, a lack of regular testing can increase the chances of breakage during a home inspection.

Make sure you have both AFCI and GFCI outlets. 

AFCI protection is required in laundry rooms and kitchens, and almost every circuit in the house. It’s no wonder since it’s prudent to try and protect the entire electrical system from arc faults. For homeowners, it’s a good idea to install dual AFCI and GFCI protection on every circuit. Homeowners can place dual protection directly in the circuit panel, which protects the structure from arc and ground faults. During testing, if the breakers do not trip, then homeowners need to contact an experienced electrician for replacement. 

How to Test AFCI Panels

AFCI panels will protect your electrical system from dangerous arc faults. An arc fault can happen when electrical wiring or electrical devices are damaged, stressed, or overheated. If you don’t test the AFCI panels, they could be broken without your knowledge. An arc fault can then go undetected within the electrical system and start a fire. Here’s what you can do to test AFCI breakers:

  • Leave the lights and other electronics on. 
  • Locate the electrical panel. 
  • Leave the breaker in the “on” position, and also leave at least one device turned on in the circuit. 
  • Press the AFCI “test” button. 
  • What should happen next is the breaker should trip and move the switch to the “off” position, or the middle “trip” position if that’s what is in the panel. 
  • If it trips after you press the “test” button, then the AFCI is working. 
  • Next, flip the breaker switch to “off” before you turn it back to the “on” position. 
  • For every AFCI breaker in the service panel, repeat the previous steps. 
  • If one of the breakers doesn’t trip, you’ll need to contact an electrician and have it fixed. 

How to Test GFCI 

GFCIs prevent electrical current leaks. If someone comes across a leak, they can be electrocuted. These interrupters will shut off the power if there is a suspected current leak. While GFCIs mainly protect against electrocution, they can also prevent fires. Here’s how to test them:

  • Hit the “reset” button. 
  • Plug in a lamp.
  • The light should go on. 
  • Press the “test” button. 
  • The light should go off. 
  • Press the “reset” button again.
  • The light should turn on again. 

If pressing the “test” button does not turn the light off, then the GFCI needs fixed or otherwise replaced by a certified electrician. Always be sure to test your AFCI and GFCI panels once a month to prevent electrical fires and breakage. 

A Final Note

You might also want to get familiar with your circuit breaker box as these breakers can also have GFIs installed on them for added extra protection. GFIs at this location will protect from overloading as well as the fixture or appliance it serves. You can always have an electrician walk you through your breaker box, so you know how it functions if you’re ever faced with a problem.

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