Buying a home in the Hill Country: the chimney and vent check the inspector skips

A home inspector has a few hours for the whole house. For the fireplace, that usually means confirming it exists and the damper moves. The parts that cost real money after closing, the flue liner, the crown, the flashing and the dryer vent run, are not on the checklist. Here is what to look at yourself or have looked at before you sign.

The chimney

A Level 2 chimney inspection looks at the flue liner with a camera, the creosote stage, the crown and cap, and the flashing. Crown and liner repairs are among the most expensive surprises after closing, and they are invisible from the ground. It is the standard inspection when a house changes hands for exactly that reason.

The firebox

• Cracked firebrick or refractory panels: a crack you can fit a coin in means a repair before the first fire.
• Missing mortar between the bricks.
• A damper that does not open fully or does not seal.
• Rust in the metal firebox of a prefab unit: usually the end of that unit.

The roof side

• Cap: present, stainless, with a screen.
• Crown: no cracks across the top, no pieces on the roof.
• Flashing: no caulk smeared over it, no rust streaks below it, no stain on the ceiling inside.

The dryer vent

Find where it terminates. A roof termination on a long run from an interior laundry room is a yearly cleaning item. A vent that ends in the attic, which we do find, is a fire waiting to happen.

What we offer buyers

A pre-purchase inspection of the chimney, fireplace, dryer vent and roof terminations in one visit, with photos you can attach to a repair request. Tell us the option-period deadline and we work around it, because we know the clock is short.