Windows, doors and interiors

Windows

Inspectors open and close a representative number of windows and check for broken glass, failed seals, damaged frames, missing screens and locks that don’t work. They also note:

• Tempered glass in hazardous locations, such as glass doors, panels next to doors, and windows near tubs, showers and stairs. Tempered glass carries a small etched label in a corner.
• Emergency escape and rescue openings in sleeping rooms. Modern code requires a minimum opening size and a sill no higher than 44 inches above the floor. Security bars must have a quick-release mechanism.
• Water staining below windows, which can point to failed flashing or sill pans.

Doors

Entry, interior, sliding and garage-to-house doors are operated. The door between the garage and the house should be solid-core or fire-rated and, in newer homes, self-closing. Pet doors installed in this door defeat its fire separation.

Walls, ceilings and floors

Inspectors look for cracks, stains, patched areas and signs of movement. A ceiling stain might come from a roof leak, a bathroom above, or a condensate line. Fresh paint over a single area is a reason to ask the seller what happened. Floors are checked for slope, soft spots, damaged tile and lifted flooring.

Stairs and railings

Common findings include missing handrails, railings that are too low, balusters spaced so a child could slip through (more than 4 inches is the modern standard), and uneven step heights. These are safety items even if the house predates current rules.

Fireplaces

The inspector checks the firebox, damper, hearth extension and visible flue. A detailed chimney inspection with a camera, called a Level 2 inspection, is done by a chimney sweep and is often recommended on resale. Many Southern California chimneys were damaged in past earthquakes.