Inspecting Garages: What Home Inspectors Look For

A garage is more than just a place to park your car or store those mountain bikes. It actually plays a significant role in the safety, security, efficiency and value of the home. However, because it is generally exterior to the living space, garage maintenance is often overlooked.

Inspecting garages is always a crucial part of our standard inspections. Our inspectors understand the importance of a well-maintained garage space, and the potential issues that can result from a neglected one.

Why Bother with Garage Maintenance?

Safety

Much like any other aspect of the house, keeping a close eye on the components of the garage will help to ensure safety. Things like faulty garage doors, exposed wiring, flammable materials, and structural damage can all lead to unsafe conditions and safety hazards.

Structural Integrity

Attached garages often share structural components with the main living space. This means that any unaddressed damage occurring to the garage foundation, slab, walls or ceiling could also directly affect other parts of the home – a prime reason to stay on top of garage maintenance!

Security

Any vulnerable or damaged parts of the garage could prove to be weak points in your home security. Intact windows and doors and properly functioning locks can prove to deter any would-be intruders.

Pest Prevention

Don’t forget about those small intruders! Garages are a hotspot for pests, such as mice, rats, birds and insects to seek refuge. And if they make their way into an attached garage, it’s that much easier for them to advance into the cozy living space. A well-maintained garage can help to keep these unwanted guests out!

Preserving Home Value

A well-maintained garage can add to your home’s curb appeal and resale value. All aspects of a property contribute to its value. This is why maintaining the garage is just as important as caring for the other lived-in portions of the home. Plain and simple – when a garage is clean, functional and secure, it looks better to a potential buyer!

Inspecting Garages: What Do Inspectors Look For?

Garage Door and Opener

The main garage door and its opener are standard parts of most homes we inspect. Our inspectors will be checking for condition, functionality and safety. The door itself should be intact and structurally sound. In addition, all of its hardware that aids it in opening and closing should be in safe, operational condition.

Damaged garage door

Electronic auto-reverse sensors on either side of the garage door are a must. These should be placed 6 inches or less from the ground and should successfully reverse the garage door when triggered. Improperly mounted or defective sensors could be a serious safety hazard, which is why our inspectors will always step through the sensors to test them.

Fire Safety

When inspecting garages, this is a big one! In the case that a fire occurs in the garage, the door into the house must act as a barrier to stop or slowdown the spread of the fire and fumes into the living space. The International Code Council (ICC) states that the door must be fire-rated, self-closing and self-latching. Additionally, there cannot be a bedroom on the other side of the door.

The inspector will also examine the walls and ceilings to make sure there aren’t any breaches or holes that could allow fire/fumes to enter the home. If the drywall is exposed, the seams should be taped and sealed (as shown below).

Properly taped and sealed drywall

Penetrations in drywall that need to be sealed

Electrical

Just like any other part of the house, we are going to make sure the electrical components are safe and sound. This means testing outlets to make sure that they’re properly wired and grounded.  There should also be a GFCI (ground fault circuit interrupter) present. Any exposed or damaged wiring will be called out for evaluation and repair.

It’s not uncommon to find electrical panels located in the garage, as well. In those cases, our inspectors have a whole procedure to assess the panel.

For an in-depth look at how our inspectors look at electrical panels, check out this article!

Structural Components

Similar to the electrical system, when it comes to structural components, our inspectors will treat the garage just like any other part of the home. The inspectors will look at the exterior, including siding, windows and roofing. We make sure to walk the roof when accessible. Any signs of damage, defects or deterioration will be noted.

While inside the garage, the inspector will look at the walls, ceiling, floors and attic space (when present). Does everything appear structurally sound and in good condition? Are there any signs of water damage, leaks or mold?

We also want to pay attention to cracks in the garage floor. Minor cracks are common and can occur during the concrete curing process. However, sometimes more severe cracking can be caused by factors such as soil movement or moisture intrusion, and parts of the concrete slab can heave or settle. In these cases it may be necessary for further evaluation and repair.

Pests

As stated above, pests love to make garage spaces their homes. While inspecting garages, our inspectors will be on the look out for signs of pest activity, such as droppings, nests or damage. They will also make note of any conditions that would allow easy pest entry, such as garage door gaps (shown below).

If you’re looking for a thorough pest evaluation, we offer a specialized pest inspection service. This a more extensive, top-to-bottom, search for pests throughout the property.

General Condition

When inspecting garages, we will also make note of its general condition. Is it clean and free of excessive clutter? Any items that might obstruct doorways will be flagged.

Also, if there are stairs, are they safely intact? Inspectors will check the lights to make sure they are functional.  Additionally, if there are combustible appliances, like a furnace or gas water heater, they must have sufficient ventilation. Any other noticeable defects will be noted.

As you can see, routine garage maintenance can prevent costly repairs, optimize safety, increase resale value, and give you an overall peace of mind. So when it comes to your garage – Don’t neglect. Respect!

If you are located in Colorado and in need of inspection services, consider Scott Home Services!

Check out a full list of our services online to discover how we can help you!