As a home inspector, I walk into new mysteries often. Sometimes it’s a leaky roof, and other times it’s a foundation that has seen better days. But recently, I came across a situation that really highlights why you need a thorough inspection before buying a home. If you are looking for the best residential inspector Sugar Land, let me help catch any tricky issues with homes you’re planning to buy. I was inspecting a property that had a dual-zone HVAC system. This means one system controls the temperature for both the upstairs and downstairs, using dampers to direct airflow. In theory, it’s a great way to stay comfortable. In practice, however, things can go wrong if the controls aren't wired correctly. When I started testing the heating system, everything looked normal at first glance. The upstairs thermostat was set to 70 degrees in heat mode, and the room temperature was holding steady at about 68 degrees. It seemed like it was trying to work. But the moment I stepped into the stairwell to go downstairs, the temperature dropped like a rock. It was noticeably colder. Downstairs, the thermostat was also set to 70 degrees in heat mode, yet the actual temperature in the room was a shivering 50 degrees. That is a massive difference. I grabbed my tools to investigate further. When I measured the temperature of the air coming out of the registers downstairs, it was reading 42 and 43 degrees. That isn't heat; that is air conditioning! I went outside and found that the AC compressor was running. It appeared that while the system was supposed to be heating, it was actually blowing cold air downstairs. A dual-zone system cannot run heat and air conditioning at the same time. It was likely a mis-wired system or a bad controller causing the zones to conflict. Finding issues like this is exactly what a trusted home inspector Houston should do. If you ever search for a "home inspector near me," make sure you find someone who looks beyond the surface. Based on this inspection, here are three things you can check on your own HVAC system to catch problems early: Check Your Thermostat Accuracy: regularly compare the "set" temperature to the actual room temperature. In the house I inspected, a 19-degree difference downstairs was a huge red flag that the system wasn't working. Feel the Air at the Registers: Don't just rely on the noise of the fan. Put your hand (or a thermometer) near the vent. If you have the heat on, the air should be hot. In my case, 42-degree air coming out in heat mode told me immediately that something was wrong. Listen to the Outdoor Unit: Pay attention to your outside compressor. In this specific case, the compressor was running when the outside temperature was in the 40s. Knowing when your outdoor unit kicks on can help you pinpoint if it is running when it shouldn't be. This "weird HVAC issue" needed a professional investigation to be resolved. It’s just another reminder that houses are complex machines, and it pays to double-check that everything is working in harmony.

Hey everyone, this is Eric Christie with Boxer Inspections. I am currently at an existing home inspection today in Sugarland, and I identified something interesting that I wanted to share with everyone. As a home inspector Houston homeowners trust me to evaluate their properties, I look at hundreds of electrical systems, and while the cause I found today is actually quite common, the specific problem that results is something not see too often. I am standing on the side of the house right inspecting the main electrical panel, meter box, and the electrical feed conduit. There is a plastic pipe here where the electrical service comes to the home from the transformer encloses the main electrical wires. In a proper installation, this pipe needs to be secured firmly to the house so that it does not move or shift over time. Unfortunately, at this property, the pipe was not secured, and the lack of stability led to a significant defect. Because the pipe is able to move, it has actually separated from the meter box up at the top of the conduit. This movement created a gap that exposes the internal components to environmental elements. To break down exactly what went wrong here, here is a list of the specific concerns identified during this inspection: Unsecured Service Pipe: The main electrical conduit for the electrical service feed was not properly secured to the house, allowing it to move. Separation from Equipment: Due to the movement, the pipe physically separated from the meter box located at the top of the conduit. Exposure to Elements: The separation resulted in exposed electrical wiring that is now susceptible to rain and UV light. Risk of Costly Damage: The exposure increases the risk of insulation failure, which can lead to a situation where the wiring must be completely replaced. This situation highlights exactly why scheduling a professional home inspection Houston buyers rely on is so critical. You might look at those wires and think they are fine because they have a cover or insulation on the outside. However, that insulation is not designed to be exposed to UV light or risk mechanical damage when the conduit is separated. There are serious risks involved here. First, water can get inside that opening and travel down into the electrical tubing. Second, and perhaps less obvious, is the sun. UV light can accelerate the deterioration of that protective insulation which can expose the energized wire inside the insulation. I have inspected houses in the past where this exact problem was so severe that the only solution was to replace the electrical wiring & conduit entirely. That is a major repair that could potentially be avoided with better installation and maintenance. I didn’t comment in the video on one other item found. There is a nick in the wire insulation on one of the wires, which exposes a small area of the electrical wiring. This creates a risk of electrocution if a person comes into contact with that location. The fix for this is relatively straightforward: this pipe needs to be secured to the house so that we don't have that kind of separation in the future. If you want to get your inspection scheduled, call me at 281-783-3030. Everybody have a good day.

When you think about buying a brand-new house, you probably imagine everything is perfect. The paint is fresh, the floors are shiny, and nothing is broken, right? Well, a recent video from Eric Christie of Boxer Inspections shows us that this isn't always true. Eric took us along on a new construction inspection to show that even houses that have just been built can have serious problems. In the video, Eric is standing outside a beautiful new home. He decides to test out his camera by looking at the upper parts of the house, specifically the "roof level" . From far away, the house looks great. It has a nice stone exterior on the front. However, when Eric zooms in with his camera, he finds something shocking that most people would miss if they were just walking by. The Discovery Right on the front of the house, there is a "big old giant crack" running through the stone. This isn't just a small cosmetic scratch; it is a major defect in the materials used to protect the outside of the home. Eric points out that because of this large crack, the stone is "certainly not secured to the home" . Why Is This Dangerous? Eric highlights two very important reasons why this defect is a big deal: Safety Hazard: Since the stone is not secured properly, Eric warns that there is a "pretty good chance that's going to fall off at some point" . Stone is heavy! If a piece of the exterior falls from the roof level, it could easily hurt someone walking below or damage anything sitting on the porch. Water Damage: The second problem is that the crack creates an "area for water penetration" . Your home’s siding is supposed to act like a raincoat. When there is a big crack, rain and moisture can get behind the stone. Over time, this trapped water can rot the wood framing of the house, leading to expensive repairs and mold issues inside the walls. This video is a great reminder that you can't just trust that a new home is built perfectly. You need a professional to look at the details, like the high spots on the roof, to make sure your investment is safe. If you are buying a home, Eric encourages you to schedule your inspections to catch these issues before they become disasters. -------------------------------------------------------------------------------------------------------------------------------------------- 4 Common Exterior Siding Deficiencies Note: The first item below is based on the provided video source. Items 2 through 4 are not found in the source and are provided based on general home inspection knowledge to assist you. Cracked Masonry or Stone Veneer: As seen in the video, large cracks in stone or brick can mean the material is loose and not secured to the house. This creates a safety risk of falling debris and allows water to enter the wall structure. Rotting Wood Siding: ( Outside Source Information ) On homes with wood siding, it is common to find rot near the bottom of the boards where rain splashes up. If the wood feels soft or spongy when poked, it is likely damaged by moisture and needs to be replaced to prevent termites and leaks. Loose or Missing Vinyl Panels: ( Outside Source Information ) Vinyl siding protects many homes, but wind can rip panels loose. If a panel is flapping or missing entirely, the waterproof barrier underneath is exposed to the elements, which can lead to leaks. Cracked Stucco: ( Outside Source Information ) Stucco is a hard, cement-like siding. Hairline cracks are normal, but large cracks (wider than a credit card) can allow significant amounts of water to seep behind the wall, causing the metal lath underneath to rust and the wood framing to rot. Analogy: Think of your home’s siding like the enamel on your teeth . A small crack might not hurt right away, but if you don't fix it, it lets "decay" (water and rot) get deep inside where it causes a painful cavity (structural damage) that is much harder to fix!

Hi, I’m Eric Christie, and I’ve been a licensed home inspector for over eight years now. My background is in mechanical engineering & design, which really helps me dig into the structural integrity of a house. I’m also a licensed & certified professional inspector in Texas. If you are buying a home or starting a new build, especially when scheduling a thorough home inspection Houston , there's one topic that’s often missed but is crucial for safety: metal framing connectors (MFCs). Why do we need to focus on these small metal parts? The answer lies directly in where we live: the Houston, Texas area. We are constantly facing threats from tropical storms, hurricanes, and tornadoes. Because of our location, the local wind design speed is actually a staggering 150 mph . To deal with these extreme external forces, Texas has adopted the International Residential Code (IRC). If anyone is building here, they absolutely have to follow the IRC. These codes mandate that every structure must provide a continuous load path . What does a continuous load path do? It positively connects components together to prevent unwanted movement and consistently resist those external forces, especially uplift. Metal framing connectors are required to achieve this goal. They are mandatory in all new construction and should also be used when remodeling or making structural additions. As a trusted home inspector Houston , I marked deficient the lack of metal framing connectors. For example, if the uplift forces acting on the top of an exterior wall exceed 100 pounds of force (lbf), approved uplift framing connectors must be installed. When we look at the roof assembly—the covering, decking, and framing—it must have uplift resistance. If the calculated uplift forces on that roof assembly exceed 200 lbf, those metal framing connectors become mandatory. I recently inspected a property that lacked the required connectors. The house had a span of 34 feet and a 10:17 roof pitch. We found that the actual uplift forces on that structure, based on the 150 mph design wind speed, were between 444 lbf and 488 lbf . This is more than double the maximum limit allowed without special connectors. To give you a mental image of that force, 488 lbf over just 20 feet of the roof edge equals almost 10,000 pounds of total uplift. That's the equivalent of trying to lift two four-wheel-drive crew cab pickup trucks off the edge of your roof! Without these connectors, that wind could easily separate the roof from the walls. If you're undertaking construction, ensure you follow the IRC. While a good home inspection Houston will catch framing defects, you should also be diligent upfront. Remember that while plumbers, electricians, and HVAC contractors must be licensed by the Texas Department of Licensing and Regulation (TDLR), general contractors, builders, and framers are not licensed by the state. Always ask to see proof of an active license for trades that are licensed, and demand current proof of insurance with your name on it from anyone working on your property. Taking these steps ensures your home is built right and ready for whatever Mother Nature throws at our region. Written by Eric Christie Property of Boxer Inspections LLC

Hey everyone, Eric Christie with Boxer Inspections back again! Today’s inspection really got me thinking about something crucial to homes: foundation repairs. Finding a home with past foundation work isn't rare, especially in houses over 20 years old. But just knowing repairs were done isn't enough. We need to know if they actually fixed the problem. I recently inspected a house where my clients had noticed a really big crack in the concrete slab. While cracks can be common in older homes, a large crack will definitely catch your eye. The sellers reported the foundation repairs had been completed. We asked for the documentation, and they provided some helpful information. The paperwork showed foundation level measurements from BEFORE the repairs were completed. It even included instructions for the repair company, stating they were supposed to lift the house back up to its "nominal values" – basically, bringing it back to where it should be, especially in areas that were significantly different. This initial information was great; it showed where the problem was and the repair goal. But then came the tricky part. We knew where the repairs were supposed to happen, so my next question was, "Okay, great, but what were the measurements after the repairs were done?" I wanted to see the "post-measurements" to confirm the work was successful. This is where we hit a snag. There was no data, no information about the outcome of the repairs. The seller didn't have it, and even more concerning, the foundation company reportedly didn't make those post-repair measurements. This missing information is a huge deal. The repair company had specific requirements, like lifting parts of the house to "nominal values". Their warranty is also based on that planned repair that was signed. Without post-measurements, how can anyone confirm those requirements were met, or if the house is now truly stable and level? It leaves a big question mark? The sellers did mention that the repairs came with a lifetime warranty that is transferable to new owners. That's a positive thing to have, and it offers protection if new issues arise related to the repair. However, a warranty typically covers future problems; it doesn't provide proof that the original problem was fully corrected to the specified standards. So, what's the most important takeaway here? If you're looking at a home with a history of foundation repairs, you need to push for complete information. It’s not just about knowing that repairs were done, but proving they were effective. This ensures you're investing in a home where the foundation is genuinely stable. It’s certainly something you want to take a close look at. For my fellow inspectors, or even homeowners getting ready to sell, here are the key things to verify when it comes to homes with past foundation repairs: Comprehensive Documentation: Always seek out both the pre-repair foundation level measurements and any post-repair measurements. Without post-repair data, it's impossible to confirm if the problem was fixed or if specific requirements were met. Review Repair Requirements: Look closely at the original instructions for the repairs, especially details about lifting the house to "nominal values" or making changes where it was "significantly different". Warranty Details: Understand the specifics of any lifetime or transferable warranty. While valuable, remember it doesn't replace the need to verify the success of the initial repair itself. #boxerinspection #residentialhomeinspection #commercialinspection #homeinspector #homeinspection #foundationrepairs

Hi everyone, this is Eric Christie with Boxer Inspections, your trusted home inspector in Houston. Today, during a recent home inspection Houston, I encountered a common yet very common issue that I wanted to share with you all as part of our "What did I see at the inspection today?" video series. I’m at an inspection, and after walking the roof, I was standing on a ladder at the edge, when I spotted something that warrants attention for any homeowner. What’s the problem? I observed a gutter system with a downspout that was unfortunately directing all its collected rainwater directly onto the surface of the roof. To help visualize this, think of it as if you had a garden hose or something like that that's constantly dumping water on the exact same spot on your roof, day in and day out. This consistent, unrelenting water exposure causes significant deterioration and dramatically accelerates the roof's aging process. These specific sections of the roof are essentially forced to age prematurely, which means they will run a higher risk of having water leaks in that vulnerable area. As your dedicated Houston home inspector, identifying such issues during a home inspection in Houston is crucial, because these are the kind of hidden problems that can lead to significant headaches and expense for a homeowner if left unaddressed. The good news is that this is a fixable problem, and taking action can prevent future prevent and preserve the integrity of your roof. The goal is to alleviate that accelerated aging by properly redirecting the water flow. Here’s what can be done to help solve this problem: Extend the Downspout: The most direct solution is to install an extension to the existing downspout, ensuring it diverts water properly away from the roof's surface Choose the Right Material: While plastic can be used for the extension, a metal downspout is generally preferred for its durability and longevity, offering a more robust long-term solution Proper Connection: Run the new downspout extension all the way down from its current connection point on the upper gutter to the lower gutter, ensuring all water is carried away Keep gutters and downspouts clean and clear of debris By implementing these straightforward solutions, you can significantly mitigate the risk of premature roof wear and potential water intrusion. If you're looking to purchase a home and want to ensure you uncover all these interesting and vital details, don't hesitate to schedule an inspection with me, your experienced Houston home inspector. You can call me at 281-783-3030 or email me at info@boxerinspections.com . Have a great day!

Hey everyone, this is Eric Christie with Boxer Inspections. I recently completed a commercial inspection on a mixed use strip center, and something interesting happened: it rained! Now, you might think rain on an inspection day is a nuisance (it is), but for a commercial inspector Houston, it can be a valuable tool. It allows us to see how a recently completed construction project handles water drainage, specifically in the parking lot & drive lane.

Hey everyone, it's Eric Christie with Boxer Inspections, checking in with another installment of "What did we see at the inspection today?". This one was definitely unique and quite an experience. I was called out to a new construction inspection, but this wasn't the typical buyer-hired inspection. The builder themselves actually asked me to come out and perform an inspection on the property. Why? Well, they, like all the other major builders, are offering a 10-year structural warranty. They wanted to ensure that their various tradespeople were doing their jobs correctly, minimizing the chances of costly problems down the line that could fall under that warranty. Essentially, they're trying to prevent improperly done workmanship from handing them a headache later. Part of our process on this particular inspection involved testing the plumbing and drainage systems. This was a two-story house, so I had gone upstairs and filled all the sinks, basins, and tubs with water. My goal was to simulate actual use and see how the drainage system handled the volume. I had just finished filling the master bathroom tub and started the process of draining it.

Hey everyone! I'm back with another video of What Did I See At The Inspection Today?? You know, I've been working as a home inspector in Sugar Land TX for a while now, and I honestly think I've seen a lot of interesting things. But today, I’m performing a home inspections in Missouri City TX. Unique features can be found in any home regardless of the location – Sugar Land Tx, Richmond TX, Rosenberg TX, or like today, in Missouri Cit TX. I often stumble upon the unexpected. Today was definitely one of those days! I performing the inspection in the garage, normal giant 4 car garage. HA! It seemed like a pretty standard garage at first glance. But then, my eyes landed on something on the wall that made me pause. It was a controller. Now, this wasn't just any light switch or garage door opener button. It looked like a lift mechanism controller usually seen in industrial applications. Places where you need to control a crane from the ground. Seeing this kind of control in a residential garage was, to say the least, unique. It was the first for me; I had not seen this before. Naturally, I had to figure out what this was all about! I followed where the cables or tracks seemed to lead, and that's when I discovered the really cool feature of this house. This property has a lift that allows you to put items in the attic. How neat is that? Attic storage is common in homes, but getting things up there, especially heavy or bulky items, is often a hassle and can be dangerous. This system provides a mechanical assist. The setup involves a platform, cables and a winch in the attic. From what I saw, the platform goes a bit lower than seen in the video – presumably lower to the ground level of the garage, making it easier to load things onto it. Once items are loaded onto the platform, that's where the wall-mounted controller comes into play. Using that control, you can just lift them up to the attic. After the lift has done its job and brought your stuff up, you can then climb the ladder to attic and once you're up there, you can easily unload, put it where you want to. The primary benefit of this unique system is crystal clear: you do not have to struggle with trying to get heavy boxes or heavy containers up the stairs. Anyone who's ever tried to haul a heavy storage bin or a piece of furniture up a ladder or a flight of narrow attic stairs knows exactly how difficult and even risky that can be. Reducing the need to manually carry heavy loads while navigating attic stairs significantly decreases the potential for slips, falls, or muscle strains. It’s designed to help people manage their attic storage much more easily and safely. Overall, finding this system during the inspection was simply a neat feature. It's pretty cool. It really highlights the kind of inventive solutions you sometimes find in homes that make daily life easier and safer. It's these kinds of unique discoveries that make being a home inspector in Sugar Land TX (or wherever the inspection takes me!) constantly interesting. Hope you enjoyed hearing about this unique find! Have a great day, everyone