Floor Inspections

Pine Floors

Most pine wood flooring is yellow pine and generally found in older construction. In homes built  roughly 70 to 100 years ago, it will typically be found on the third and second floors over a sub-floor, as well as in attic areas. Homes built 100+ years ago are more likely to have square edge pine board flooring. In many cases, there will be no sub-floor. When present, attic flooring is usually a flat grain, usually only found in the attic spaces of older homes.

Hardwood Floors

Hardwood floors are very common in today’s market. The most commonly used wood is oak.  It is usually identified by its hardness and is normally installed in two types—3/4-inch by 2 1/4-inch tongue & groove (T&G) boards, or 5/16 by 2-inch, square edge boards that are surface nailed. The material can be easily filled, sanded, stained and finished.

Parquet floors are usually high quality floors. Generally, they are 12 x 12 x 1/2 inches thick. They can be square edge or T&G, and are generally installed with an adhesive. The most common problem with this flooring is that the adhesive loosens over time. You can usually detect this defect when you walk over the loose area. Floors tend to loosen with moisture or conditions with high relative humidity, and in high traffic areas. Parquet floors are generally constructed of:

• 3/4-inch T&G
• 3/8-inch T&G
• 1/2 inch that includes plywood laminated to a thin piece of hardwood (like a veneer)

These floors look great and are durable. However, they have a “V” joint between the pieces, which makes re-finishing difficult. This joint tends to attract dirt, debris, and grease over the years, which makes cleaning and preparing the floor tedious.

Stains are very difficult to remove from any type of wood flooring, whether it is site finished or refinished at the factory. Sanding can remove some of the stains, but deep, oil-penetrating stains are almost impossible to totally remove.  Pet stains (e.g. urine) may sand off if minor and superficial, but if serious stains, replacement of the affected areas may be necessary.

Carpet

Carpet should be checked for proper stretching and securing of the seams, mostly for safety.  Loose carpet may pose a tripping hazard. Carpet should be checked for dirt and stains that might be permanent, which will require replacement. Carpeting can also affect the air circulation of the HVAC system.  If the carpet is too thick, and the HVAC system doesn’t have individual returns, it could block the air space underneath some of the interior doors, restricting adequate air circulation to those areas. In such cases, the door could be undercut. Beware of carpeting in bathrooms as there is almost always a moisture retention and damage concern.

Vinyl

Vinyl tile products are dependable, as long as the installation is performed properly. There is a wide range in quality. Loose tiles are often a sign of moisture or workmanship concerns, particularly in the kitchen and basement areas.

Vinyl-asbestos tile is also dependable and durable, and was the tile of choice for decades until it was discontinued for residential applications in 1973.  Manufacturers had until 1978 to deplete their stock and cease distribution. The concern is related to the asbestos components within the tile. Asbestos has been used for over a century as a binder in tile. This asbestos application is not considered a health hazard because it is not friable or airborne.

Ceramic

Ceramic Tile can be set in a wet bed system or thin set (mastic). A wet bed system, referred to as “mud” in the trade, is a cement, sand, and lime mix similar to that used for the ground coat of a three-coat plaster wall. Thin set/mastic is an adhesive that has enough body to help smooth and fill minor imperfections that may exist in the sub flooring, and secure the tiles to the floor or wall. The wet bed system is more desirable and longer lasting, but it is more expensive. New products, such as the mastics and waterproof boards, are making wet bed systems extinct.

Loose tile, due to failing and water-damaged substrates, is a major problem.  Tap floor tile in suspicious areas and gently tap or press wall tiles to locate loose and possibly damaged areas.

Grouting around the tub and shower should be maintained, as failure to do so leads to the deterioration of the tile and allows water to seep into the areas and substrates below. Grout between the tiles is more stable than grout at dissimilar materials, such as where the tile meets the tub or wall. These areas need a flexible material, such as silicone or similar caulk. Wood floors will generally be more flexible than ceramic tile. Grout with plasticizers should be used over wood floors. This will allow the grout to flex between the tiles instead of causing the tiles to crack.