DEFECTS LIST - GARAGES - CONTENTS: Residential garage inspection & defects list. Lists of important defects for residential buildings. What does a home inspector need to know? Home inspection training and education curriculum recommendations
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Garage inspections for defects: this article lists significant residential garage defects, definitions, and home inspection education topics. We include lists of defects in the garage stucture, floor, windows, supporting columns, roof, roof drainage, vehicle door, automatic door operators, and the passage door or man-door entry to the buildling.
This article series, beginning at BUILDING DEFECTS LISTS, provides lists of common building defects and basic defect knowledge that also outline recommended curriculum content for home inspector education. The building defects and inspection points listed in these articles also guide homeowners and home buyers to building areas that merit careful attention and often point areas of safety concern or important maintenance and repair tasks. Our page top photo shows a leaning garage corner and a building that is settling into the dirt.
• Wood/soil contact or wood column penetrates slab
• No footings
Garage Exterior Trim Defects List
• Caulking or flashing missing, deteriorated, loose, rusting or incomplete
• Damaged, cracked or loose
• Inadequate sill projection
• Paint or stain needed
• No drip edge
• Rot, insect damage or wood/soil contact
• Paint or stain needed
• Sagging or bowing
• Putty (glazing compound) cracked, missing loose or deteriorated
• Sills with reverse slope
Garage Roof Covering Defects List
• Missing drip caps
• Poor flashing details
Garage Gutters & Downspouts Defects List
• Leaking or clogged
• Loose or damaged
• Poor location
• Poor slope
Garage Vehicle Entry Door Defects List
• Air leaks
• Lintels sagging or missing
• Water leaks
• Dark paint on metal exposed to sun
• Difficult to open or close
• Drain holes blocked or missing
• Installed backwards
• Loose or poor fit
• Plastic trim on metal door behind storm • Paint or stain needed
• Rot or insect damage
• Rust or denting
Garage Vehicle Door Operator Defects List
• Automatic garage opener
– Fails to auto reverse
– Adjustment needed to open or close limits
Garage Passage Door Defects List - "Man-Doors"
• Door not fire rated or exterior type
• Door not tightfitting and weatherstripped
• No self closer
• No step up to house
• Floor includes stairs down into basement utility area (heating equipment) or occupied space (CO hazards)
• Opens into bedroom
Readers should see EXTERIORS of BUILDINGS for our complete list of articles on this topic. Also see HOME & BUILDING INSPECTORS & INSPECTION METHODS. Use the Search Box at the top or bottom of these pages to find in-depth information about building, energy savings, and indoor environment inspection, diagnosis and repair at this website. Watch out: these inspection lists do not list all possible defects for the systems discussed, and not all home or building inspectors will examine all of the items listed here. CONTACT us to suggest corrections or additions to articles at this website.
These curriculae and building defect lists are based on smilar curriculum documents first prepared by Joe Scaduto, an ASHI member who prepared course material for Northeastern University's Building Inspection Certificate program in 1988, subsequently by DF, InspectApedia's editor, for New York University ca 1988 and later, with others, recommended to ASHI, the American Society of Home Inspectors. ASHI did not adopt this material though currently that association as well as others offer extensive HOME INSPECTOR EDUCATION material. The curriculum and lists of defects are informed by additional analysis of the process of home inspection that was developed beginning Calgary, AB for Canadian and U.S. home inspector education and certification examinations in 1997. Other early contributors to home inspection education in the U.S. and Canada include Dr. Jess Aronstein, Alan Carson, Mike Casey, Mark Cramer, John Cox, Dwight Barnett, Douglas Hansen, Rick Heyl, Larry Hoytt, Bill Merrill, Kevin O'Malley, Dennis Robitalille, Keith Peddie, Pat Porzio, Roger Robinson.
Reader question: leaky door between garage and house interior makes a whistle when it's windy
(Jan 26, 2012) Linda said:
The metal door that goes into the garage from the house has a whistle when the wind blows. It is very well sealed and the sound stops when the door is cracked. Although the garage was built on several years the whistle started recently. The only thing that has changed is we put a ceiling in the garage and added a whirling vent in the roof. What could be causing this and how can we stop it from happening?
Linda I suspect that your garage changes - adding a ceiling and a roof vent - may have changed the air pressurization of the garage itself, thus changing air movement properties; or by coincidence the door itself and its seal were damaged, nicked, or modified just enough to permit an air leak.
The best solution will be to find and fix the air leak around the garage door. You might get some help by using powder or smoke to test to see exactly where the air leak is occurring (See
AIR BYPASS LEAKS article link at upper page left).
WATCH OUT: if you have heating equipment in the garage or that depends on combustion air from the garage space there may be other hazards including insufficient combustion air and CO dangers.
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Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. Mr. Cramer serves on the ASHI Home Inspection Standards. Contact Mark Cramer at: 727-595-4211 mark@BestTampaInspector.com
John Cranor is an ASHI member and a home inspector (The House Whisperer) is located in Glen Allen, VA 23060. He is also a contributor to InspectApedia.com in several technical areas such as plumbing and appliances (dryer vents). Contact Mr. Cranor at 804-747-7747 or by Email: email@example.com
Roger Hankey is principal of Hankey and Brown home inspectors, Eden Prairie, MN. Mr. Hankey is a past chairman of the ASHI Standards Committee. Mr. Hankey has served in other ASHI professional and leadership roles. Contact Roger Hankey at: 952 829-0044 - firstname.lastname@example.org. Mr. Hankey is a frequent contributor to InspectAPedia.com.
Arlene Puentes, an ASHI member and a licensed home inspector in Kingston, NY, and has served on ASHI national committees as well as HVASHI Chapter President. Ms. Puentes can be contacted at email@example.com
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Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
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The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume.
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