🕵️♂️The Inspection Insider
Know What Home Inspectors Look For—And Fix It First
Tips from a Certified Master Inspector to help you avoid surprises.
The Bathroom Looked Perfect (But It Wasn’t)
You’d never notice it unless you knew where to look—but that tiny gap in the caulk? It’s where the trouble started.
The Problem
Water had been sneaking through the gap in the caulking where the shower wall meets the tile. Slowly. Silently. Until one day, a tile felt soft when I pressed it—almost like it was floating.
Behind it? Damp drywall, rotting backer board, and the beginnings of mold.
All because a thin bead of silicone didn’t get the attention it deserved.
How this Gets flagged
I inspect around every tub, sink, shower, and backsplash for signs of failed or missing caulking. Here's what I’m watching for:
Cracked or peeling caulk (especially where tile meets tub or wall)
Black spots—early signs of mold
Gaps where water can sneak behind fixtures
Soft floors around tubs, showers, or toilets
Swollen or discolored baseboards or cabinetry
The Fix of the Week
Remove the old caulk
Use a plastic scraper or caulking removal tool. Avoid metal tools—they can scratch tubs or tile.Clean the area thoroughly
Use rubbing alcohol or a mildew remover. Let it dry completely.Use the right caulk
Look for 100% silicone or a bath & kitchen labeled caulk. It should say “mold/mildew resistant” and “waterproof.”Tape the edges (optional)
For clean lines, painter’s tape works wonders.Apply steady pressure
Run a consistent bead along the seam using a caulking gun.Smooth it out
Use a wet finger or caulking tool. Clean up excess immediately.Let it cure
Avoid water contact for 24 hours unless otherwise specified on the label.
💡 Pro Tip: Don’t just re-caulk over old caulk. That’s like putting a new roof on rotten shingles.
Why It Matters
Small leaks lead to big problems—mold, rot, damaged framing, and buyer skepticism. Poor caulking around tubs, sinks, or showers is one of the most common inspection red flags. But it’s also one of the cheapest to prevent.
If you’re a seller, re-caulking can make a bathroom look freshly renovated. If you’re a buyer, spotting bad caulking early can save you thousands down the line.
Re-Caulking Your Bathroom
🛠️ Pro Tip
Caulk isn't forever.
Recheck your bathroom and kitchen caulking every 1–2 years. If you spot cracking, gaps, or black spots—replace it before it becomes a repair bill.
🔎 Coming Next Week…
The Phone Charger That Nearly Burned Down the House 🔥
A harmless-looking charger left plugged in for days nearly turned a dream home into a pile of ashes. Find out what went wrong—and how to avoid it in your own home.
Ron Henderson, CMI
Certified Master Inspector
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Questions? Comments? Drop me a line at: [email protected]
Disclaimer: Some details in these stories have been modified to protect the privacy of individuals involved. While the events are based on real experiences, names, locations, and certain specifics may have been altered.
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