Building science has made significant advancements in safeguarding indoor spaces. Modern homes are highly effective at withstanding extreme weather conditions. However, there are instances where even the most contemporary designs can succumb to the forces of nature. While the destructive power of tornadoes, hurricanes, wildfires, and floods is widely recognized, another phenomenon can cause considerable damage with far less warning: sinkholes.

What Are Sinkholes?
Although sinkholes can materialize rapidly—sometimes in under an hour or just a few minutes—their formation is typically a gradual process unfolding over hundreds, if not thousands, of years.

Natural sinkholes most commonly develop when acidic rain and groundwater seep into subsurface rock through small fissures and voids. Over time, this initiates a process called internal erosion, which gradually dissolves the underground rock layer. Materials particularly vulnerable to this breakdown include carbonate rocks like limestone and dolomite, as well as evaporites such as gypsum and salt. Regions with abundant carbonate rocks or evaporites are known as "karst terrain."

Karst terrain regions exhibit extensive erosion, featuring cave systems and aquifers often likened to "Swiss cheese" due to the continuous expansion of openings in their rocky sublayers by water. These are the areas where sinkholes are particularly prone to forming, as natural processes eventually lead to the ground giving way to internal erosion, potentially engulfing roads, bridges, and buildings.

Periods of heavy rainfall can accelerate existing erosion, increasing the likelihood of quicker sinkhole formation. Conversely, droughts can also contribute to sinkholes by lowering the water table, thereby removing support from underground cavities. Whether it's an excess or a deficit of water, both scenarios can lead to sinkholes.

Early Signs of Sinkholes
The primary warning signs that homeowners or property owners should watch for, especially in karst terrain regions, are indications of unusual settlement. Windows and doors that become difficult to open or close might suggest that a building's foundation has shifted. 

Property owners should then examine the structural integrity of their foundation for further clues, specifically looking for the development of cracks. While hairline foundation cracks are generally not a cause for immediate alarm, thicker or non-vertical cracks may indicate serious underlying issues that require attention, whether it's related to sinkhole formation or another problem.

Often, the most homeowners can do is react during the final stages of sinkhole formation by noticing localized ground settlement in their yard, sections of grass that are dying or dead, tilting structures like fence posts, or cloudiness in their drinking water. If you suspect a sinkhole is forming near your home, evacuate the area immediately and contact your local emergency services for assistance. Significant damage can occur rapidly, and personal safety should always be the top priority.

Best Defense Against Sinkholes
Property owners in karst terrain regions or other areas with a history of sinkholes should verify their insurance coverage. Those concerned about imminent sinkhole formation should consult their state's geological survey or a geotechnical engineer to explore potential mitigation options. Tools like ground-penetrating radar can reveal some level of subterranean activity, but fully addressing the issue will likely necessitate specialized excavation equipment.

Our inspectors are always spotting interesting issues in the field. What’s going on in this picture?

Here, you can see a gap between the skylight frame and the roof shingles, and there's no visible metal flashing that should be there to create a watertight seal. This is a significant defect because it leaves the roof vulnerable to water leaks, which can cause damage to the roof deck, interior walls, and ceilings. This homeowner should schedule a consultation with a professional roofing contractor ASAP. 

Each dwelling boasts its unique charm and appealing features, designed to capture the hearts of prospective families. Yet, alongside these attractions, every home inevitably carries its share of imperfections, those "warts and bruises" that come with construction, age, and use.

Navigating this landscape of both positives and negatives is where the expertise of a local home inspector becomes invaluable. These professionals are adept at identifying building and property maintenance issues, providing a balanced perspective on the significance of each concern. Understanding which items demand immediate attention and which can be addressed in due course is key to a smooth transition into homeownership. To clarify these distinctions, here’s a look at your top home maintenance priorities following a thorough inspection.

How Is The Condition of the Roof?
Among the primary concerns for any new homeowner, the condition of the roof rightly takes precedence. Every roof has a finite lifespan, eventually succumbing to the natural deterioration of shingles beyond their functional capacity. Given that various factors can accelerate this aging process, and homeowners are often unaware of their roof's actual age, the insights gleaned during a home inspection are indispensable for new buyers. This information forms the bedrock of their long-term home maintenance plans. The cost of a new roof can easily climb to $15,000 or more, underscoring the importance of proactive care. 

Is There Cracking in the Foundation?
To a certain degree, the presence of foundation cracks is a normal expectation in virtually every home. Initially, construction shrinkage cracks develop as the concrete foundation cures and dries. Subsequently, the natural cycles of expansion and contraction due to temperature and moisture fluctuations will also contribute to the formation of foundation cracks over time. While these cracks only definitively indicate structural damage when coupled with other clear evidence of structural strain, even seemingly minor cracks can lead to concerning issues if left unaddressed. The intrusion of water through small cracks can foster the growth of mold, facilitate the entry of radon gas into the home, and sufficiently large foundation cracks can even provide access points for various pests.

Are The Mechanical Systems Functioning Correctly?
A home’s mechanical systems are the unsung heroes that ensure the comfort and well-being of its inhabitants. However, aged, improperly installed, or damaged mechanical systems can also present serious fire hazards if they are neglected and left unchecked. During a home inspection, particular attention will be paid to evaluating the condition and estimated lifespan of the heating and cooling (HVAC) systems, as well as the operational functionality of all power outlets throughout the home. This thorough examination aims to ascertain both the immediate safety and the long-term reliability of these critical systems.

Are There Any Signs of Water Intrusion?
Among the most frequently encountered issues during a home inspection are those related to water intrusion. Water has the potential to inflict substantial damage when it infiltrates a home through unforeseen pathways. Common sources of unwanted water include foundation cracks, damage to the roof, and the deterioration of plumbing pipes. To effectively resolve water intrusion problems, the crucial first step is to accurately identify the source of the leak or moisture.

Home inspectors are equipped to perform specialized Indoor Air Quality (IAQ) testing and comprehensive Mold Inspections. These services can be instrumental in pinpointing the underlying cause of water intrusion within the home and determining whether a moisture problem exists even in the absence of an obviously visible water leak. Homeowners can also proactively engage in basic maintenance checks by diligently repairing any leaky windows and doors throughout their homes and regularly inspecting their attics for any telltale signs of mold growth.