28
Oct
Annual home inspections are often overlooked. Many homeowners schedule one only when they buy or sell a house. Based on our experience with more than 40,000 inspections across Northwest Washington, we’ve put together a yearly routine that can help you catch small problems before they become costly repairs. Titan Inspection Services is an InterNACHI-certified home inspection company, licensed and insured in Washington.
What Should an Annual Home Checkup Include?
An annual home checkup is a once-a-year walk-through of your roof, gutters, drainage, crawl space, plumbing, water heater, electrical panel, and smoke and carbon monoxide detectors. You can handle most of it yourself, from the ground with a pair of binoculars and from inside with a flashlight.
Pick one weekend each year and walk the house in the same order every time, so you don’t skip anything. Start outside at the roof, then work your way down to the foundation and inside.
Early fall works well because it leaves time for repairs before winter weather sets in. Bring your phone, too, so you can photograph anything that looks different from last year. Save those photos to a folder titled “Home inspection” for future reference.
Start Outside With the Roof, Gutters, and Drainage
Stay off the roof. From the yard, a pair of binoculars gives you a close look at the surface, whether your roof is asphalt, cedar, metal, or something else. Look for missing or damaged shingles or shakes; heavy moss; and flashing that has lifted around vents, skylights, and the chimney. If you spot damage, call a licensed roofer.
Next, watch your gutters during a steady rain. The U.S. Environmental Protection Agency’s guide to mold, moisture, and your home tells homeowners to “clean and repair roof gutters regularly.” If you can’t reach gutters safely, hire a gutter-cleaning service.
Then follow each downspout to its end. The EPA also says to “make sure the ground slopes away from the building foundation, so that water does not enter or collect around the foundation.” If water puddles against the foundation after rain or the soil slopes toward the house, call a landscaper or drainage contractor. During a home inspection, our inspectors check drainage and grading near the foundation and note whether regrading is needed.
Key Takeaway: Check the roof with binoculars from the ground, not from the roof itself. Then watch the gutters in the rain and follow each downspout. Water that collects at the foundation can lead to costly repairs.
Move Inside to the Crawl Space and Plumbing
Look Into the Crawl Space From the Hatch
If your home has a crawl space, open the access hatch and shine a flashlight inside. Look for standing water, damp or sagging insulation, and signs of rodents.
According to the EPA, “The key to mold control is moisture control.” If you see standing water or damp insulation, stay out and call a drainage contractor or plumber. For signs of rodents, call a pest control company. When a home has no basement, our inspectors enter the crawl space during a standard home inspection to evaluate the foundation’s visible condition. If you’re concerned about mold, Titan also offers mold, air, or asbestos testing as a $350 add-on to a home inspection.
Find Leaks Before They Spread
Next, use a flashlight to check under every sink, around each toilet, and behind the washing machine. Look for drips, water stains, swollen cabinet bottoms, and soft spots in the floor.
For leaks you can’t see, the EPA’s WaterSense program suggests a simple test. Read your water meter before and after a two-hour period when no one uses water. If the meter changes at all, you probably have a leak. WaterSense says leaks in the average household can waste more than 9,300 gallons of water every year.
The EPA’s mold guidance recommends fixing plumbing leaks as soon as possible. For any active leak, call a licensed plumber.
Finish at the water heater. Look for rust at the pipe connections and water around the tank’s base. If you find either one, call a plumber.
Key Takeaway: A flashlight at the crawl space hatch and under each sink shows you early signs of moisture. Have a plumber fix any active leak as soon as possible. A two-hour water meter test can reveal leaks you can’t see.
Check the Electrical Panel and Your Alarms
Leave the electrical panel cover on. Instead, watch for changes around the house. In a 2003 safety campaign, the U.S. Consumer Product Safety Commission told homeowners to look for signs of electrical problems such as dimming lights, frequent circuit breaker trips, or blown fuses. If you notice any of these signs, document them and call a licensed electrician.
When a panel needs replacement, the market around Seattle generally charges $3,500 to $5,000 for a like-for-like replacement at the same amperage. Upgrading service from 100 amps to 200 amps incurs an additional cost, generally $2,500 to $3,500. These are market figures, not Titan prices.
The U.S. Fire Administration’s smoke alarm guidance says to test each alarm monthly and to replace the entire smoke alarm every 10 years. At your yearly checkup, replace 9-volt and backup batteries, which the USFA says to do at least once a year, and replace any smoke alarm that is 10 years old. For carbon monoxide detectors, follow the manufacturer’s replacement age.
For carbon monoxide (CO), the U.S. Consumer Product Safety Commission recommends battery-operated or battery-backup CO detectors on every level of the home and outside sleeping areas. The CPSC says these devices are designed to alarm before potentially life-threatening levels of CO are reached. If you use a fireplace or wood stove, the CPSC says the heating system inspector should also check chimneys and flues.
Key Takeaway: Test smoke alarms monthly and carbon monoxide detectors as the manufacturer directs. Replace smoke alarms every 10 years. For the electrical panel, watch for dimming lights or frequent breaker trips. If you see either, call a licensed electrician.
Don’t Overlook the Sewer Line
The sewer pipe that carries waste away from your house is the one system on this list you can’t check yourself, because it runs underground. A sewer scope is a camera inspection of that pipe. As our pricing page explains, a scope shows issues you can’t otherwise see, such as a partial break or a low spot where the line has settled.
Titan recommends a sewer scope on essentially all homes, including new construction. Our inspectors perform sewer scopes in-house, either as a $220 add-on to a home inspection or as a $280 sewer scope scheduled on its own.
When Should You Bring In a Professional Home Inspection?
Titan’s service list doesn’t include a separate annual checkup package. If you already own your home, you book our standard home inspection. It covers 150+ items, including the roof, attic, drainage, foundation, plumbing, electrical, and heating and cooling, as listed on our what we inspect page.
Our inspectors evaluate what is visible and accessible during the visit. Pricing depends on square footage and starts at $360 for homes under 700 square feet, as listed on our services and pricing page. The same page lists an Individual Item or Follow Up at $200, or $250 with a report. You can book that visit on its own, without a full home inspection.
A professional inspection on a home you already own makes sense when:
• You haven’t had an inspection since you bought the house
• Your checkup turned up something you can’t evaluate from the ground or the hatch
• You’re planning a major renovation
• You’re noticing more wear and tear than you can track
• You’re preparing to sell and want to know the home’s condition before you list
Every Titan inspector has completed more than 1,000 inspections, and you can read more about our qualifications. To see what you’ll receive, read our guide to what a home inspection report looks like. For a broader look at yearly inspections, see why you should never skip your annual home inspection.
Frequently Asked Questions
How often should I check my own home?
Walk through the full routine once a year, ideally in early fall, so you have time for repairs before winter. Set a reminder to take another look in late winter or early spring, too. Test smoke alarms more often, because the U.S. Fire Administration says to test them monthly.
Is it safe to check my roof myself?
Check it from the ground, not from the roof. A pair of binoculars shows you shingles or shakes; moss; and flashing around vents, skylights, and the chimney. If an upstairs window faces part of the roof, look from there as well. Leave any climbing and repair work to a licensed roofer.
Does Titan offer an annual home inspection package?
Titan’s service list doesn’t include a separate annual package. Homeowners book our standard home inspection, which covers 150+ items and starts at $360 for homes under 700 square feet. Our pricing page also lists an Individual Item or Follow Up at $200, or $250 with a report. You can book that visit on its own, without a full home inspection.
Can I get a sewer scope without a full home inspection?
Yes, Titan offers a sewer scope on its own for $280 or as a $220 add-on when you book it with a home inspection. Our inspectors perform every scope in-house. We recommend a sewer scope on essentially all homes, including new construction.
What should I do if I find water in my crawl space?
Stay out of the crawl space and take a photo from the hatch. Call a drainage contractor if the water seems to come from outside, or a plumber if it seems to come from a pipe. The EPA says that if wet materials are dried within 24 to 48 hours of a leak, in most cases mold won’t grow, so act quickly.
How much does an electrical panel replacement cost around Seattle?
The market around Seattle generally charges $3,500 to $5,000 to replace a panel like-for-like at the same amperage. Upgrading service from 100 amps to 200 amps incurs an additional cost, generally $2,500 to $3,500. These are market figures, not Titan prices. A licensed electrician can quote your home once they’ve looked at the panel and wiring.
Schedule Your Inspection
Titan Inspection Services has completed more than 40,000 inspections across Northwest Washington and holds a 4.9-star rating. If your yearly checkup turns up something you can’t evaluate from the ground, our inspectors will take a closer look during a standard home inspection. Call 206.451.1120 or visit titaninspectionservices.com to book. We can usually get you in the same day, and your full report lands within 24 hours.