Why do we home inspectors call out missing cover plates at electrical junction boxes? Well, it’s really quite simple. A cover plate protects people from inadvertently touching live electrical wires and components in the junction box. Additionally, cover plates help encapsulate an electrical event if it ever happens. Yes, it’s a simple fix, but highly recommended. This was discovered at a home inspection in Anacortes on Fidalgo Island, but is called out on almost every home inspection.
At a recent home inspection on Orcas Island, I discovered water stains around a toilet that the Seller informed us were “historic.” Probing with a moisture meter, it was clear that the subfloor was clearly saturated with the possibility of underlying damage not visible without pulling the toilet and invasively inspecting. Moisture meters and infrared thermography help home inspectors determine elevated moisture conditions not visible to the naked eye.