Siding Inspection Before Purchase

Buying a home is a significant investment, and ensuring its structural integrity is paramount. One crucial aspect often overlooked is the siding. A thorough siding inspection before finalizing your purchase can save you from costly repairs and potential headaches down the line. This comprehensive guide will walk you through everything you need to know about inspecting siding, covering various types, common problems, and how to assess its condition.

Why is Siding Inspection Important?

Siding acts as the first line of defense against the elements, protecting your home from rain, snow, wind, and sun. It also contributes to the aesthetic appeal and energy efficiency of your property. Neglecting siding inspection can lead to:

• Water Damage: Compromised siding can allow water to seep into the walls, leading to mold growth, wood rot, and structural damage.
• Increased Energy Bills: Damaged or improperly installed siding can reduce insulation effectiveness, resulting in higher heating and cooling costs.
• Pest Infestation: Cracks and gaps in siding can provide entry points for insects and rodents.
• Decreased Property Value: Damaged or unattractive siding can negatively impact the curb appeal and overall value of your home.
• Costly Repairs: Addressing siding issues early can prevent them from escalating into more significant and expensive problems.

Types of Siding: A Brief Overview

Different types of siding have varying characteristics, lifespans, and common issues. Understanding the type of siding on the property you’re considering is essential for conducting a proper inspection.

Vinyl Siding

Vinyl siding is a popular choice due to its affordability, durability, and low maintenance requirements. It is resistant to rot and insects and comes in a variety of colors and styles.

Common Issues:

• Cracking and Warping: Exposure to extreme temperatures can cause vinyl siding to crack or warp.
• Fading: Over time, the color of vinyl siding can fade, especially on the side of the house that receives the most sun exposure.
• Impact Damage: Vinyl siding can be damaged by hail, falling branches, or other impacts.
• Loose or Missing Panels: Improper installation or strong winds can cause panels to become loose or detach.

Wood Siding

Wood siding offers a classic and natural look. It can be made from various types of wood, such as cedar, redwood, and pine.

Common Issues:

• Rot and Decay: Wood siding is susceptible to rot and decay, especially in areas with high moisture levels.
• Insect Infestation: Wood-boring insects, such as termites and carpenter ants, can damage wood siding.
• Cracking and Splitting: Wood siding can crack and split due to weather exposure and age.
• Paint Peeling: The paint on wood siding can peel and blister, requiring regular repainting.

Fiber Cement Siding

Fiber cement siding is a durable and low-maintenance option made from cement, sand, and cellulose fibers. It is resistant to fire, insects, and rot and can mimic the look of wood.

Common Issues:

• Cracking: While durable, fiber cement siding can crack, especially around joints and fasteners.
• Water Absorption: Although resistant to rot, fiber cement can absorb water, leading to swelling and damage if not properly sealed.
• Chipping: Impact damage can cause fiber cement siding to chip.
• Difficult Installation: Fiber cement siding is heavy and requires specialized tools and skills for proper installation.

Brick Siding

Brick siding is a durable and low-maintenance option that adds a classic and timeless look to a home. It is fire-resistant and provides good insulation.

Common Issues:

• Cracking: Brick can crack due to foundation settlement, freeze-thaw cycles, or impact.
• Spalling: Spalling occurs when the surface of the brick flakes or crumbles due to water absorption and freeze-thaw cycles.
• Mortar Deterioration: The mortar between the bricks can deteriorate over time, requiring tuckpointing.
• Efflorescence: Efflorescence is a white, powdery deposit that can appear on the surface of the brick due to moisture and salt migration.

Stone Siding

Stone siding is a durable and aesthetically pleasing option that adds a natural and luxurious look to a home. It is fire-resistant and requires minimal maintenance.

Common Issues:

• Cracking: Stone can crack due to foundation settlement, extreme temperatures, or impact.
• Mortar Deterioration: The mortar between the stones can deteriorate over time, requiring repointing.
• Water Damage: Water can penetrate through cracks and gaps in the stone or mortar, leading to structural damage.
• High Cost: Stone siding is one of the most expensive siding options.

Metal Siding (Aluminum and Steel)

Metal siding, particularly aluminum and steel, is known for its durability, resistance to fire and pests, and relatively low maintenance needs. It’s also recyclable, making it an environmentally friendly choice.

Common Issues:

• Denting: Metal siding is susceptible to denting from impacts like hail or falling objects. Aluminum is generally more prone to denting than steel.
• Rust (Steel): While often treated to prevent rust, steel siding can rust if the protective coating is damaged or scratched.
• Fading: Like vinyl, the color of metal siding can fade over time, especially with prolonged sun exposure.
• Chalking (Aluminum): Older aluminum siding can sometimes exhibit chalking, a powdery residue that appears on the surface.
• Corrosion: While less common, corrosion can occur, especially in coastal areas with high salt content in the air.

Tools for Siding Inspection

Having the right tools can make your siding inspection more thorough and efficient.

• Ladder: A sturdy ladder is essential for inspecting hard-to-reach areas.
• Binoculars: Binoculars can help you spot damage from a distance.
• Screwdriver or Awl: Use a screwdriver or awl to probe for soft spots in wood siding.
• Moisture Meter: A moisture meter can help you detect hidden moisture in walls.
• Camera: Take photos of any damage you find to document the condition of the siding.
• Tape Measure: Measure the dimensions of any damaged areas to estimate repair costs.
• Notepad and Pen: Keep a notepad and pen handy to record your observations.
• Safety Glasses: Protect your eyes from debris.
• Gloves: Protect your hands.

Step-by-Step Siding Inspection Guide

Follow these steps to conduct a thorough siding inspection:

1. Start with a Visual Inspection

Begin by walking around the entire perimeter of the house, observing the siding from a distance. Look for any obvious signs of damage, such as:

• Cracks and Holes: Check for cracks, holes, or punctures in the siding.
• Warping and Buckling: Look for areas where the siding is warped or buckled.
• Fading and Discoloration: Notice any areas where the siding is faded or discolored.
• Loose or Missing Panels: Check for loose or missing panels.
• Stains and Streaks: Look for stains or streaks, which could indicate water damage or mold growth.
• Efflorescence (Brick/Stone): Look for white, powdery deposits on brick or stone.
• Rust (Metal): Inspect metal siding for signs of rust.

2. Inspect Close-Up

Once you’ve completed the visual inspection from a distance, move closer to the house to examine the siding in more detail. Pay particular attention to these areas:

• Corners and Edges: Check the corners and edges of the siding for damage.
• Around Windows and Doors: Inspect the siding around windows and doors for gaps or cracks.
• Near the Ground: Examine the siding near the ground for signs of rot or insect infestation.
• Under Overhangs: Check the siding under overhangs for water damage.
• Seams and Joints: Inspect the seams and joints of the siding for proper sealing.
• Areas Exposed to Moisture: Pay close attention to areas that are frequently exposed to moisture, such as near gutters and downspouts.

3. Probe for Soft Spots (Wood Siding)

If the house has wood siding, use a screwdriver or awl to probe for soft spots. Soft spots indicate rot or decay. Focus on areas that are prone to moisture, such as:

• Bottom of Siding Panels: The bottom of the siding panels is particularly vulnerable to moisture damage.
• Around Windows and Doors: Water can seep in around windows and doors, causing rot.
• Areas Near the Ground: The siding near the ground is susceptible to moisture and insect damage.

4. Check for Proper Sealing

Proper sealing is essential to prevent water from penetrating the siding. Inspect the following areas for proper sealing:

• Around Windows and Doors: Make sure that the siding is properly sealed around windows and doors.
• At Seams and Joints: Check that the seams and joints of the siding are properly sealed.
• Around Penetrations: Ensure that any penetrations in the siding, such as pipes or vents, are properly sealed.

5. Look for Signs of Insect Infestation

Check for signs of insect infestation, such as:

• Small Holes: Small, round holes in the siding can indicate the presence of wood-boring insects.
• Sawdust: Sawdust near the siding can be a sign of carpenter ants.
• Mud Tubes: Mud tubes on the foundation or siding can indicate the presence of termites.

6. Assess Paint Condition (Wood Siding)

If the house has wood siding, assess the condition of the paint. Look for:

• Peeling and Blistering: Peeling and blistering paint indicates that the siding is not properly protected from moisture.
• Cracking and Chalking: Cracking and chalking paint can also indicate that the siding needs to be repainted.

7. Check the Gutters and Downspouts

Ensure that the gutters and downspouts are clean and properly functioning. Clogged gutters can cause water to overflow and damage the siding.

8. Use a Moisture Meter (Optional)

If you suspect that there may be hidden moisture in the walls, use a moisture meter to check the moisture levels. High moisture levels can indicate water damage or mold growth.

9. Document Your Findings

Take photos of any damage you find and record your observations in a notepad. This documentation will be helpful when negotiating the purchase price or planning for repairs.

10. Consider a Professional Inspection

If you are not comfortable conducting a siding inspection yourself, or if you find significant damage, consider hiring a professional home inspector. A professional inspector can provide a more thorough assessment of the siding’s condition and identify any potential problems.

Specific Issues to Look For by Siding Type

While the general inspection steps apply to all siding types, certain issues are more common with specific materials. This section provides a more detailed breakdown:

Vinyl Siding: Detailed Inspection

• Cracks and Splits: Pay close attention to areas around windows, doors, and corners, as these are common stress points. Use binoculars to scan the upper levels of the house.
• Warping: Look for panels that appear wavy or distorted. Warping can be caused by excessive heat exposure, poor installation, or age.
• Fading: Check for uneven fading, particularly on the south and west sides of the house, which receive the most direct sunlight.
• Loose or Missing Panels: Ensure that all panels are securely attached. Loose panels can allow water to penetrate the wall cavity. Look for missing nails or damaged locking mechanisms.
• Impact Damage: Examine the siding for dents or holes caused by hail, tree branches, or other impacts. Even small impacts can compromise the integrity of the siding.
• Overlapping: Verify proper overlapping of the panels. Incorrect overlapping can lead to water intrusion.
• Nail Placement: Check if the nails are properly placed in the center of the nailing slots. Incorrect nail placement can restrict expansion and contraction, leading to warping or cracking.

Wood Siding: Detailed Inspection

• Rot and Decay: This is the most critical issue for wood siding. Probe any suspicious areas with a screwdriver or awl. Soft, spongy wood indicates rot. Pay special attention to areas near the ground, windows, doors, and roofline.
• Insect Damage: Look for small holes, sawdust, or mud tubes, which are signs of insect infestation. Termites and carpenter ants can cause significant structural damage.
• Cracking and Splitting: Inspect for cracks and splits, especially along the grain of the wood. These can allow water to penetrate the siding.
• Paint Condition: Examine the paint for peeling, blistering, cracking, or chalking. Poor paint condition indicates that the wood is not properly protected from the elements.
• Caulking: Check the caulking around windows, doors, and trim for cracks or deterioration. Replace any damaged caulking.
• Fastener Issues: Look for popped nails or screws. These should be addressed promptly to prevent water intrusion.
• Type of Wood: Knowing the type of wood (e.g., cedar, redwood, pine) can help you understand its inherent resistance to rot and insects. Cedar and redwood are generally more resistant than pine.

Fiber Cement Siding: Detailed Inspection

• Cracks: While fiber cement is durable, it can still crack, especially around windows, doors, and corners. Hairline cracks are often cosmetic, but larger cracks can allow water to penetrate.
• Water Absorption: Look for signs of water absorption, such as discoloration or swelling. While resistant to rot, fiber cement can be damaged by prolonged exposure to moisture.
• Chipping: Examine the siding for chips or dents, which can be caused by impacts.
• Sealing: Ensure that the siding is properly sealed around windows, doors, and other penetrations.
• Caulking: Inspect the caulking for cracks or deterioration. Replace any damaged caulking.
• Installation: Poor installation is a common cause of problems with fiber cement siding. Look for uneven seams, improper spacing, and incorrect nail placement.
• Paint Condition: While fiber cement is often pre-painted, the paint can still fade or chip over time. Repainting may be necessary.

Brick Siding: Detailed Inspection

• Cracks: Check for cracks in the brick, especially around windows, doors, and corners. Large cracks can indicate foundation problems.
• Spalling: Look for spalling, which is the flaking or crumbling of the brick surface. Spalling is caused by water absorption and freeze-thaw cycles.
• Mortar Joints: Inspect the mortar joints for cracks, crumbling, or missing mortar. Deteriorated mortar can allow water to penetrate the wall. This is known as “tuckpointing” and needs professional repair.
• Efflorescence: Look for white, powdery deposits on the brick surface. Efflorescence is caused by moisture and salt migration. While usually cosmetic, it can indicate underlying moisture problems.
• Weep Holes: Ensure that the weep holes (small openings at the bottom of the brick veneer) are clear and unobstructed. Weep holes allow moisture to escape from the wall cavity.
• Bulging: Check for bulging or bowing in the brick wall. This can be a sign of structural problems.
• Vegetation: Remove any vegetation growing on the brick wall, as it can trap moisture and damage the brick and mortar.

Stone Siding: Detailed Inspection

• Cracks: Similar to brick, check for cracks in the stone, particularly around windows, doors, and corners. Large cracks can indicate foundation issues.
• Mortar Joints: Inspect the mortar joints for cracks, crumbling, or missing mortar. Deteriorated mortar can allow water to penetrate the wall. Repointing the mortar may be necessary.
• Loose Stones: Check for loose or shifting stones. Loose stones can be a safety hazard.
• Water Damage: Look for signs of water damage, such as discoloration or staining. Water can penetrate through cracks and gaps in the stone or mortar.
• Sealing: Ensure that the stone is properly sealed to prevent water absorption.
• Efflorescence: As with brick, look for white, powdery deposits on the stone surface.
• Attachment: Examine how the stone is attached to the wall. Is it a full veneer or a thin veneer? Thin veneers are more prone to detachment.

Metal Siding (Aluminum and Steel): Detailed Inspection

• Dents: Carefully inspect for dents, especially if the property is in an area prone to hail. Aluminum is more susceptible to denting than steel.
• Rust (Steel): Look for any signs of rust, especially around seams, edges, and fasteners. Rust indicates that the protective coating has been compromised.
• Fading: Check for uneven fading, particularly on sides exposed to direct sunlight.
• Chalking (Aluminum): On older aluminum siding, look for a powdery residue that rubs off easily. This is called chalking and is a sign of oxidation.
• Corrosion: In coastal areas, inspect for signs of corrosion, which can appear as pitting or bubbling on the surface of the metal.
• Loose Panels: Ensure that all panels are securely attached. Loose panels can rattle in the wind and allow water to penetrate.
• Fastener Issues: Check for loose, missing, or corroded fasteners.
• Seams and Joints: Inspect the seams and joints for proper sealing.
• Grounding: Verify that metal siding is properly grounded to prevent electrical hazards.

Estimating Repair Costs

Once you’ve identified any siding issues, it’s important to estimate the cost of repairs. This can help you negotiate a lower purchase price or budget for future expenses.

Factors Affecting Repair Costs:

• Type of Siding: The type of siding will significantly impact the cost of repairs. Some materials are more expensive to replace or repair than others.
• Extent of Damage: The extent of the damage will also affect the cost. Minor repairs, such as patching a small hole, will be less expensive than replacing entire sections of siding.
• Labor Costs: Labor costs can vary depending on your location and the experience of the contractor.
• Accessibility: If the siding is difficult to access, such as on a tall building or in a tight space, the repair costs may be higher.
• Permits: Some siding repairs may require permits, which can add to the overall cost.

Getting Estimates:

The best way to estimate repair costs is to get quotes from multiple contractors. Be sure to provide the contractors with detailed information about the damage, including photos and measurements.

Negotiating with the Seller

If you find significant siding issues during your inspection, you may be able to negotiate with the seller to lower the purchase price or have them make the repairs before closing. Consider these options:

• Lower the Purchase Price: Request a reduction in the purchase price to reflect the cost of the necessary repairs.
• Seller Repairs: Ask the seller to make the repairs before closing. Be sure to get a written agreement outlining the scope of the repairs and the timeline for completion.
• Repair Credit: Negotiate a repair credit at closing. This is an amount of money that is deducted from the purchase price and held in escrow until the repairs are completed.

Conclusion

A thorough siding inspection is an essential part of the home-buying process. By following the steps outlined in this guide, you can identify potential problems and make informed decisions about your purchase. Remember to consider the type of siding, look for common issues, and document your findings. If you’re not comfortable conducting the inspection yourself, or if you find significant damage, consider hiring a professional home inspector. Taking the time to inspect the siding can save you from costly repairs and ensure that your new home is structurally sound and well-protected for years to come.