Home inspectors are often asked why they do not simply turn on a water or gas valve that was found in the off position.
After all, it is just a valve. What could go wrong?
Quite a bit, actually.
North Carolina home inspectors are not required to operate most valves or systems that have been shut down. During my inspections, I do not turn on a valve, breaker, or system that I find turned off because I do not know why it was shut down in the first place.
There may be a leak in the line. A component may be damaged. Someone may have turned it off specifically to protect the property.
When a utility or system is off, I can visually inspect the readily accessible components, but I cannot confirm that the system functions as intended.
That is why I ask that all utilities be on before the inspection. This includes the water supply, gas service, necessary gas and water valves, and electrical breakers needed to operate the home’s systems.
Story Time
Once upon a time, there was a home inspector who arrived at a house and found that the water supply was turned off.
He completed the inspection and documented in the report that the water was off. Because there was no water supply, the plumbing system could not be fully operated or inspected.
The buyer understandably wanted the plumbing checked.
A few days later, the inspector was asked to return. He was told that it was okay to turn the main water valve on. The homeowner had assured the real-estate agent that everything was fine and that there would be no problems.
So the inspector returned and opened the water valve.
He immediately heard water running upstairs. He hurried through the house and turned off the faucets that had been left open.
Next, he needed to determine whether the water heater was full. Turning on the electrical power to an empty electric water heater is generally a very bad idea.
While standing in the basement, he heard a dripping sound near the front of the house—close to the main electrical panel.
He found water dripping from the cap on a copper pipe.
The solder joint appeared to be losing the battle.
He grabbed his camera and took a photograph of the leak. As he prepared to take a second picture, the pipe cap surrendered completely.
Water shot approximately 20 to 30 feet across the basement.
Fortunately, the main shutoff valve was only a few feet away. The inspector quickly closed it. As the pressure dropped, the stream weakened and finally stopped.
Not before it had sprayed water into the electrical panel and across much of the basement floor.
Who Would Have Been Responsible?
The same failure could have occurred no matter who opened the valve.
But imagine that the pipe had failed inside a ceiling on the third floor instead.
The resulting damage could have affected:
- Drywall
- Flooring
- Electrical equipment
- Furniture
- Ceilings and walls on multiple levels
Regardless of who was ultimately responsible for the repair bill, the damage would still have occurred.
That is the problem with saying, “It’s just a valve.”
You do not know what is waiting on the other side.
Why Utilities Should Be On Before the Inspection
The safest and most effective approach is for the seller, property owner, utility provider, or an appropriately qualified contractor to place the home’s utilities and systems into normal operating condition before the inspection.
When the water, gas, electrical systems, or equipment are shut down, the inspection may be limited. A return visit may also be required if the buyer wants those systems inspected after they have been restored to service.
A valve in the off position may look harmless.
Sometimes it is.
Sometimes it is holding back a basement full of trouble.
Help avoid an incomplete inspection or return trip.
Before the scheduled inspection, confirm that the water, electricity, gas service, pilot systems, and necessary breakers and valves are on and that the home’s systems are ready for normal operation.