What does a Home Inspector look for in a bathroom?

The Ins and Outs of a bathroom inspection

Generally speaking, a home inspector’s job is to inspect for any signs of defects in the home, but here we’ll give you a little more detailed list of specifics that a home inspector might come across.

Electrical

There may not be a ton of electrical items in a bathroom, but the few that are usually present can become safety hazards if improperly done.

Electrical outlets are tested for power & proper polarity, as well as if updated or built after 1975, a GFCI is required within 3ft of any water source.

Light fixtures besides functionality are observed for proper installation (no loose or exposed wiring) and location. A light fixture should not be located above a shower or tub if not contained within a waterproof cover.

Electrical exhaust fans should work properly without vibrating and should also not be located above a shower.

Plumbing

The plumbing system in the bathroom is more than just running the sinks and shower to make sure the water works fine.

The materials and conditions of the water supply & drain lines are the first things noted in a report. For the supply lines there is copper, CPVC, galvanized steel, PEX, or the infamous Polybutylene. Is there any leakage or corrosion? Do the supply lines have shut off valves? Do the shut off valves rotate without force?

For the drain lines there is PVC, Copper & Cast Iron. The drain lines are tested for leaks, the material conditions are inspected, and the use of proper plumbing practices are observed for example if sink drain line has a proper trap.

Every fixture is then tested for water pressure, testing both hot and cold water, as well as how long it takes for the hot water to be supplied and any discoloration or odors. All fixtures should be turned on simultaneously. Inspectors also look for any unusual noises when running, turning on and off the fixtures. An example of a defect found by ear is a water hammer also known as hydraulic shock which will be another blog post on it’s own.

If there is a shower present without a fitter (All tile shower) then the home inspector may test the shower pan. Now this test is done by a case-by-case basis and is a controversial procedure that may cause water damage. If a shower pan is bad or missing, then when an inspector clogs the shower drain, water may begin to flow into the adjacent rooms.

Structural

When using the term structural in this context I just mean the physical structures of the bathroom. This is including, walls, ceilings, sinks and vanities, grouting on walls, back splashes and tub perimeters, toilets and flooring. The toilets should be carefully tested for security to the floor, as well as sink cabinets and countertops. Inspectors may test the walls and ceiling for any hidden moisture with a pin-less moisture meter or even an infrared camera.

Doors and windows if applicable will be tested and observed for damage.

Sometimes a bathroom can look picture perfect then after a thorough inspection can have a multitude of issues that can range in severity.