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The inspection of the attic is of visible and accessible areas. Most of the attic is usually inaccessible due to limited clearance; insulation; storage; few (usually none) decked areas to walk on (doing otherwise may cause damage to the structure, utility components, or insulation; or injury to the inspector); blockage by framing components, equipment, or utility lines; or dangerous or unsafe conditions, such as an excessive number of loose wires or roofing debris left in the attic during the most recent re-roofing. There is always the possibility that problems or defects were present but not visible in areas that were not accessible or visible; concealed problems or defects are not within the scope of the home inspection.
Any area or item covered by insulation, such as water lines, gas lines, electrical components, recessed lighting fixtures, etc., are not visible and are not inspected since removal and re-distribution of insulation is not within the scope of the inspection (click here for helpful information concerning home inspectors as movers). Additionally, there are some areas that are simply too small to crawl or negotiate, particularly at the perimeters of the structure. Storage in the attic can also prevent a complete visual inspection of areas that may otherwise be visible. These areas where stored items are kept may become visible when sellers move out, exposing conditions that normally are reportable but that were not visible or accessible at the time of inspection. |
The attic has two main functions: (1) creating an insulating barrier between the living area and the roof, thereby helping to maintain interior temperatures; and (2) providing air flow to help prevent the roof covering from getting too hot. This is why roof coverings on some cathedral ceilings and other types of roofs sometimes don’t last as long as the manufacturer said they would—there is no attic. And too often we find conditions where the homeowner has closed off all ventilation to the attic thinking that doing so would help lower the heating and cooling bill. In actuality, it’s just the opposite (as long as a good layer of insulation is in your attic).
An improperly covered turbine vent. |
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