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A vacant or unoccupied residence presents its own types of problems. Although vacant residences are typically unfurnished, meaning that we can see virtually everything, residences that are vacant for any period of time can be expected to present problems upon move-in. Some structural and mechanical components and systems that have not been used on a daily basis can be expected to fail upon first use, and deferred maintenance items may be present by the time escrow closes due to lack of daily use and care.
A home and its systems and components are meant to be used, meaning that a fully functioning home requires proper use, care, and maintenance. When a residence is vacant, there is no one to do regular monitoring and maintenance. Think about the “haunted house” in your neighborhood or city when you were growing up. It was vacant and dilapidated, and deterioration was continuing on a daily basis because no one was around to take care of it. Same thing with any vacant residence, new or used. Deterioration is an ongoing process; it does not quit simply because a residence is vacant. We recommend that, before moving in, you compile a list of qualified service personnel (plumber, electrician, appliance repair, etc.) and telephone numbers to assist you in the event of any emergency. If the residence has been vacant for more than a few days prior to the home inspection, there is a possibility that the testing we did during the home inspection might have caused some problems. For example, the |
most common problem caused by inspections in vacant residences has to do with plumbing leaks. When water faucets and drain pipes are not used on a regular basis, their rubber sealing components can dry out and harden. The first time they are used, then, might result in damage to interior components, such as o-rings at the water faucet. The damage might not be apparent until you turn the water faucet on when you move in. The simple act of turning the faucets on at the time of the inspection might have damaged the dried out, hardened o-ring while your first operation of the same faucet after you move in actually dislodged the o-ring fragments and caused the faucet or handles to start leaking. It’s no one’s “fault,” really; it’s just a consequence of what happens with vacant homes, when homes are not lived in, used, and maintained on a daily basis.
Hydrogen gas can accumulate in hot water systems that have not been operated for a period of time, such as in vacant residences. Under adverse conditions, this hydrogen gas can cause fires at faucets and explosions at water-using appliances. If your home has been vacant for more than a few days, flush the hot water system by turning on all hot water faucets and letting them run for several minutes. Do not use the hot water faucets near any open flames (cigarettes, candles, etc.) and do not use any hot-water-using appliances (dishwasher) or nearby heat-producing appliances (dishwasher, cook top, etc.) until the hot water system has been flushed. In multi-story residences, start turning on hot water faucets on the highest floor first and work your way down to lower floors. |
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