Buying a Tacoma home means dodging rain rot and seismic shakes—think Point Defiance views with crawlspace nightmares. Home inspectors play detective, poking every nook for deal-breakers like leaky roofs or shaky foundations. They hit the big zones: Exterior, roof, structure, plumbing, electrical, HVAC, kitchen, baths, attic, basement or crawlspace, garage, and yard drainage. No fluff reports; just photos of cracks and red flags. Tacoma’s wet winters and quake risks make these checks gold. One buyer caught a $20K mold fix pre-close. Here’s the witty walkthrough—what they eyeball, why it matters, and Tacoma twists.

Exterior Walls, Siding, and Trim: First Impressions Hide Big Lies

Inspectors circle the house like hawks. Siding—cedar shakes or vinyl?—gets tapped for rot, especially north sides where moss thrives. Cracks in stucco? Water sneaks in. Trim paint peels? Future termite buffet.

Windows and doors: Seals tight? Foggy double-panes mean failed argon gas. Tacoma fog etches glass fast. Doors stick or swing wildly? Frame settling. They climb ladders for close-ups, flag loose bricks on older Hilltop homes.

Roof, Gutters, and Chimneys: Rain Central in the Rain City

Tacoma dumps 40 inches of rain a year—roofs take a beating. Inspectors scan composition shingles for curling edges, missing granules, or soft spots signaling deck rot. Metal roofs? Check seams for rust. Flat spots? Ponding kills.

Gutters sagging or clogged? Overflow rots fascia boards. Chimneys lean or mortar crumbles? Tuckpointing needed. Flues inspected for creosote buildup—fire hazard. Drones spot serious trouble on steep Ruston pitches.

Foundation and Structure: Quake-Proof or House of Cards?

Crawl under, flashlight out: Concrete slabs cracked? Hairlines OK, thumb-wide bad. Block foundations in North End? Bowed walls scream hydrostatic push. Sill plates rotten from poor ventilation?

Framing: Joists undersized or notched wrong? Seismic straps missing—Tacoma’s fault lines demand ’em. Attics checked for bounce—truss damage from roofers. Basements: Sump pumps working? Efflorescence means water woes.

Plumbing Rough-Ins and Fixtures: Leaks Lurk Everywhere

Turn on taps: Pressure steady at 40-80 PSI? Drains gurgle-free? Inspectors dye-test toilets for silent leaks, crawl for polybutylene pipe black death—Tacoma rentals full of it. Water heaters: Rusty tanks or bad TPR valves?

Soft copper kinks or galvanized rust? Repipe flags fly. Septic? Lid off, baffles checked—fails cost $15K.

Electrical Panels and Wiring: Shockers in Old Tacoma

Panels flipped: Double-tapped breakers? Knob-and-tube in pre-1940s Victorians? GFCIs missing near sinks? Inspectors load-test outlets and eye arc-fault breakers in bedrooms.

Aluminum wiring? Pigtailed right or fire risk. Tacoma code now requires AFCIs everywhere—upgrades are pricey but safe.

Heating, Cooling, and Ventilation: Cozy or Clammy?

Furnaces: Heat exchanger cracks? Filters clean? Gas lines sweat-free? Ducts in crawlspaces are moldy from damp air. AC coils iced? Tacoma’s mild summers mean heat pumps rule—check reversing valves.

Fireplaces: Dampers stick? Inserts safe? Attic vents blocked by insulation—a moisture trap.

Kitchen and Bathrooms: Daily Use Danger Zones

Cabinets sag? Subfloors squishy from sink leaks? Exhaust fans vent outside—not attic? Dishwashers tilt, hoses crack. Bathrooms: Grout crumbling? Shower pans slope incorrectly, causing water to pool.

Tile surrounds missing? Rot behind. Tacoma hard water stains fixtures—scale hides bigger issues.

Interior Walls, Ceilings, Floors, and Stairs: Cracks Tell Tales

Doors stick? Windows bind? Hairline drywall cracks are OK; wide ones mean settling. Floors slope? Laser level checks. Attic insulation even—no bare joists? Smoke detectors chirp?

Garage, Deck, and Drainage: Outdoor Oopsies

Garage doors reverse on blocks? Fire-rated? Decks ledger boards bolted? Railings grab-safe? Grading slopes away—Tacoma clay swells wet, slides lots.

Why Tacoma Buyers Need Pros Sharp on PNW Problems

Mold from endless drizzle, earthquakes cracking piers, fir beetles munching joists—inspectors know. ASHI standards cover 500+ points, a 2-4 hour visual once-over. Cost: $500-800. Renegotiate or walk.

Spot Issues Early with The Sterling Inspection Group

Don’t buy blind. The Sterling Inspection Group nails Tacoma checks with infrared cameras and drone roof inspections.

Contact Information – The Sterling Inspection Group

Address: 3616 Lanyard Dr NE, Lacey, WA 98516
Phone: (253) 256-2927
Website: sterlinginspections.com

Source: sterlinginspections.com
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