​Clogged drains are one of the most common (and annoying) plumbing issues homeowners face. Luckily, a few easy habits can help you avoid slow drains and costly repairs.

✅ 1. Use Drain Screens: Place a mesh screen or hair catcher over your shower and tub drains. These inexpensive tools catch hair, soap residue, and other debris before they enter your pipes.

✅ 2. Be Careful What Goes Down the Sink. Avoid pouring grease, oils, or food scraps down kitchen sinks—even with a garbage disposal. Wipe pans with a paper towel before washing to reduce buildup.

✅ 3. Flush with Hot Water. Run hot water down each drain for a minute once a week. This helps dissolve soap scum and prevent oils from solidifying inside the pipes.

✅ 4. Clean Stoppers and Screens Regularly. Pop-up stoppers in bathroom sinks and bathtub drains tend to collect hair and toothpaste gunk. Pull them out and clean them every few weeks.

✅ 5. Use Baking Soda and Vinegar. As a natural maintenance cleaner, pour ½ cup of baking soda followed by ½ cup of vinegar down the drain. Let it fizz for 10–15 minutes, then rinse with hot water. This helps break down buildup without harsh chemicals.

✅ 6. Don’t Ignore Slow Drains. If you notice water draining slowly, address it right away. Early action—whether with a plunger, a drain snake, or a safe enzyme cleaner—can prevent a full clog.

✨ With a little prevention, you can keep your drains flowing freely and avoid those inconvenient (and messy) plumbing headaches.

🏡 Trace Inspections – Protecting Your Home Investment
​📞 Call us today: 615-302-1113
🌐 Visit: www.traceinspections.com

At Trace Inspections, we inspect crawlspaces every day across Middle Tennessee and the surrounding areas. Whether in Spring Hill, Franklin, Nashville, or beyond, the condition of your crawlspace plays a huge role in your home's overall health and efficiency.

Traditionally, crawlspaces were vented, but more and more homeowners (and builders) are choosing to seal them. When done properly, a sealed crawlspace can improve comfort, efficiency, and air quality, but when done poorly and corners have been cut to save on cost, it can lead to major problems.

✅ Pros of a Sealed Crawlspace

• Improved Energy Efficiency – Reduces heating and cooling loss by limiting drafts and keeping conditioned air inside.
• Better Moisture Control – Prevents ground moisture and humid outdoor air from causing condensation and mold.
• Healthier Indoor Air – Reduces allergens, mold spores, and musty odors that often infiltrate living areas from the crawlspace.
• Protects Structure - It keeps joists, insulation, and ductwork drier, reducing rot, rust, and pest problems.
• Improved Comfort – Floors above the crawlspace stay warmer in winter and cooler in summer.

❌ Cons of a Sealed Crawlspace

• Upfront Cost – Sealing and conditioning a crawlspace is more expensive than leaving it vented.
• Requires Proper Design—If done incorrectly (no air exchange, drainage, or vapor barrier), it can trap moisture and cause worse problems.
• Ongoing Maintenance – Dehumidifiers and mechanical systems require monitoring and occasional service.
• It's not a DIY Job. Cutting corners or skipping steps can lead to mold growth, odors, or structural damage.

​
How to Properly Seal a Crawlspace

Sealing a crawlspace isn’t just throwing down plastic—it’s a system. Here’s how it should be done:
1. Moisture Management First

• Grade the soil around the home so water drains away.
• Install or maintain a proper drainage system (interior/exterior drains, sump pump if needed).

2. Vapor Barrier Installation

• Cover the ground with a 10–20 mil polyethylene vapor barrier (thicker is better).
• Seal seams with waterproof tape.
• Extend the vapor barrier up the foundation walls and secure it mechanically.

3. Air Sealing

• Close and seal exterior vents.
• Seal rim joists, pipe penetrations, and other openings with foam or caulk.

4. Condition the Crawlspace

• Positive Air Pressure – A small supply of conditioned air from the HVAC system keeps the crawlspace slightly pressurized, which helps keep humid air out.
• Dehumidifier – A crawlspace-rated dehumidifier maintains humidity below 60%, draining to a sump or condensate pump.

5. Insulation

• Insulate crawlspace walls and access door, not the floor above.
• Closed-Cell Spray Foam is the best choice:
  • Provides the highest R-value per inch.
  • Acts as both insulation and a moisture barrier.
  • Resists water absorption and adds strength to foundation walls.
• Why Not Open-Cell Foam?
  • Open-cell foam absorbs moisture like a sponge, which can lead to mold and damage.

6. Remove Subfloor Insulation

• Any fiberglass batts under the subfloor must be removed.
• Why?
  • In a sealed, conditioned crawlspace, subfloor insulation is unnecessary.
  • Fiberglass traps moisture against wood joists, encouraging mold, rot, and pests.
  • Removing it keeps joists dry and makes them easier to inspect in the future.

Key Takeaway from Trace Inspections

A sealed crawlspace is one of the best upgrades for protecting your home and improving indoor comfort--but only if it’s done right. That means drainage, a ground vapor barrier, air sealing, closed-cell spray foam on the walls, removal of subfloor insulation, positive air pressure, and a dedicated dehumidifier.

At Trace Inspections, we know what a properly sealed crawlspace should look like and can help you spot when it hasn’t been done correctly.
📞 Call Trace Inspections at 615-302-1113 or visit us online to schedule your inspection today.

Insulated windows, often referred to as double-pane or thermal windows, are designed to improve energy efficiency by creating a sealed airspace between two layers of glass. This insulated layer helps keep conditioned air inside the home, reduces drafts, and lowers energy bills. However, like most components in a house, insulated windows can develop problems over time—most commonly with their seals.

Why Do Window Seals Fail?
The seal around insulated glass is meant to keep air and moisture out of the space between the panes. Unfortunately, these seals are not indestructible and can fail for several reasons:

• Age and wear: Over time, UV rays, temperature fluctuations, and general aging cause seals to deteriorate.
• Improper installation: Windows not installed correctly may put stress on the seals, causing premature failure.
• Building movement: Homes expand and contract with seasonal changes, which can stress window seals.
• Poor manufacturing: Some windows are simply built with lower-quality seals that do not last as long.

Why Do Windows Fog?
When the seal fails, it allows moisture to creep between the panes of glass.
Fogging occurs when condensation builds up inside the glass unit. This is not the same as exterior condensation, which may appear on the outside of the glass during humid mornings and usually evaporates. Interior fogging between the panes means the seal is compromised and the insulating gas (often argon or krypton) has leaked out, reducing the window’s efficiency.

The Inspector’s Challenge:
During a home inspection, identifying failed window seals is not always straightforward. Several factors make this difficult:

• Weather conditions: A window may look fine on a dry day but show fogging only when humidity is high.
• Lighting: Subtle seal failures are hard to detect without the right angle of light or time of day.
• Temporary clearing: Some windows will clear up temporarily depending on the sun’s position or outside temperature, masking the problem.

Because of these challenges, inspectors often note “possible failed seals” rather than confirming with certainty. One thing is certain: if one failed window is found, chances are great that more will exist even if you can't see any sign!

What Can Be Done About Failed Seals?
Once a seal has failed, the insulating glass unit (IGU) is compromised. Unfortunately, there’s no effective way to re-seal it. The typical solutions include:

• Window sash replacement: Many manufacturers sell replacement sashes with new insulated glass units.
• Full window replacement: If the frame is also deteriorated, the entire window may need to be replaced.
• Defogging services: Some companies drill small holes and remove the moisture, but this is generally a temporary solution and does not restore the lost insulation value.

The Bottom Line:
Insulated windows are an excellent feature in modern homes, but their seals can and do fail over time. Fogging between the panes is the clearest sign of failure, though it’s not always visible at the time of an inspection. Repair usually requires replacing the sash or the full window unit.
For homeowners, this means being proactive—keeping an eye on windows, maintaining caulking and weatherseals around frames, and addressing failed seals early to maintain energy efficiency and comfort.

Trace Inspections – Your Trusted Home Inspector. At Trace Inspections, we’ve inspected thousands of homes across Middle Tennessee and know the signs of window seal failures and other hidden issues. If you’re buying, selling, or maintaining your home, we provide detailed, professional inspections you can count on.
📍 Serving Spring Hill, Thompson’s Station, Nashville, and surrounding areas
📞 Call us today at 615-302-1113
🌐 Visit us at www.traceinspections.com

Adhered Masonry Veneer (AMV) is a popular cladding system that gives a home the look of stone or brick without the weight and cost of full masonry. When installed properly, AMV provides long-lasting beauty and protection. But because it relies heavily on correct detailing and workmanship, improper installation is one of the biggest causes of premature failure in these systems.

What Is AMV?
AMV is a lightweight, non-structural veneer made of manufactured stone or thin brick. The units are bonded to the wall using a mortar setting bed applied over a prepared substrate. Unlike traditional brick or stone walls, adhered veneers don’t have their own structural strength—they rely entirely on the bonding system and backing assembly.
AMV is often compared to hard-coat stucco, because both use a base of lath, mortar, and scratch coats applied directly over the wall sheathing. In fact, within the trades AMV is sometimes called “bumpy stucco” because of its textured appearance once the stone or brick veneer units are set into place.

The system usually consists of:

• Weather-Resistant Barrier (WRB) – Protects the sheathing from water intrusion.
• Metal Lath – Provides a mechanical key for mortar adhesion.
• Scratch Coat – Base mortar layer that reinforces bonding.
• Setting Mortar – Holds the masonry units in place.
• Grout/Pointing – Fills joints and seals against water penetration.

Common Problems with Improper Installation

• Missing or Inadequate WRB : Without a properly lapped and sealed WRB, water that penetrates the veneer can reach sheathing and framing, causing rot and mold.
  
• No Drainage Plane or Weep System:  AMV, like stucco, is not waterproof. It must be installed with a drainage path (such as weep screeds at the base). Without this, trapped water can damage the wall assembly.
  
• Improper Lath Installation: Incorrect fastener spacing, missing overlaps, or lath in direct contact with sheathing can compromise mortar bond and lead to veneer detachment.
  
• Thin or Incomplete Scratch Coat: A weak scratch coat reduces adhesion and increases the chance of units pulling away from the wall.
  
• Mortar Coverage Issues: Units must have full mortar contact on the back; “spot bonding” leaves voids where water collects and freeze-thaw damage occurs.
  
• Improper Clearances: Veneer should not be installed tight to grade, paving, or rooflines. Without clearance, water wicks upward into the wall system.

Why These Problems Matter!
Improperly installed AMV can lead to:

• Veneer pieces are cracking or falling away from the wall.
• Water intrusion leading to hidden wood rot or mold.
• Freeze-thaw damage to both veneer and mortar.
• Expensive remediation, often requiring full removal and replacement.

Code Requirements & Best Practices:
When it comes to adhered masonry veneer, the building codes are clear: this system must be installed according to strict standards.
Both the International Residential Code (IRC) and the International Building Code (IBC) reference ASTM C1780 – Standard Practice for Installation of Adhered Manufactured Stone Masonry Veneer.
This isn’t just a guideline—it’s the industry standard that ensures AMV systems perform as intended.
ASTM C1780 and the codes require:

• ✅ Weather-Resistant Barriers (WRB): In many climates, a minimum of two layers of WRB are required behind the veneer. This is critical to protect the sheathing.
• ✅ Weep Screeds and Drainage Details: AMV is not waterproof. The system must include weep screeds at the base and other provisions to allow trapped water to drain.
• ✅ Proper Metal Lath & Fasteners: Lath must be installed with correct overlaps, spacing, and fastening to create a strong substrate for the mortar.
• ✅ Scratch Coat Requirements: A continuous scratch coat must fully embed the lath to create a durable bonding surface.
• ✅ Clearances: Veneer must not be run tight to grade, paving, or rooflines. Proper clearance prevents water wicking into the wall system.

👉 If these steps are skipped—or done incorrectly—the veneer may look fine at first, but it will almost certainly fail over time.
In Middle Tennessee, local building officials typically enforce these provisions, but field shortcuts are common. At Trace Inspections, we often find AMV installations that do not meet ASTM or code requirements, leading to premature failure and costly repairs.

Why Choose Trace Inspections
Trace Inspections is one of the few companies in Middle Tennessee with inspectors specifically qualified to evaluate AMV (Adhered Masonry Veneer), Stucco, and EIFS systems. Our experience allows us to identify subtle installation defects that many general inspectors miss. Because of our expertise, we are often called to inspect these systems not only in Tennessee, but also in Kentucky, Mississippi, and other surrounding states for clients who want trusted, knowledgeable eyes on their property.

When to Call for an Inspection
If you see cracks, missing mortar, staining, or veneer units pulling away from your home—or if you’re unsure whether your veneer was installed to code—an inspection is recommended.

Trace Inspections Can Help
At Trace Inspections, we know the details that make or break AMV systems. A thorough inspection can save you thousands in repairs by catching installation errors early.
Trace Inspections – Spring Hill, TN
📞 615-302-1113
🌐 TraceInspections.com

Retaining walls are one of the most overlooked yet critical structures around a home or commercial property. While they often blend into the landscape, their job is anything but simple. A properly built retaining wall protects your home, yard, and even neighboring properties from serious issues like soil erosion, foundation stress, or dangerous slope failures.   At Trace Inspections, we see retaining walls regularly during our inspections in Middle Tennessee, and we know the difference between a well-constructed wall and one that’s on the path to failure. While we are not engineers, we know when one is needed to bless or inform our client on the issues and what
is in store if the wall is not repaired or replaced!

​Here’s what every property owner should understand.

Why Retaining Walls Matter

1. Soil Stabilization
   Retaining walls hold back soil where natural slopes cannot. Without them, erosion or shifting ground can damage driveways, patios, and homes.
2. Water Management
   Many retaining walls are designed with drainage in mind. Proper drainage channels water away, preventing pressure buildup that can cause soil washouts and wall collapse.
3. Maximizing Usable Space
   In sloped yards, retaining walls create level areas for gardens, play spaces, patios, or parking.
4. Protecting Structures
   A strong wall can reduce pressure on nearby foundations, keeping them stable and preventing costly structural damage.

​
When an Engineer is Required
Not all retaining walls can be designed by a landscaper or contractor. Depending on the size, load, and location, a licensed engineer is required to ensure the wall is safe and code-compliant.
General Rules

• Height Requirements
  Most building codes require engineering design for walls taller than 4 feet (measured from the bottom of the footing to the top of the wall).
• Surcharges
  If a wall retains soil that supports a structure, slope, driveway, or parking area, engineering is mandatory.
• Terraced Walls
  Multiple shorter walls built in sequence may be treated as one tall wall if the spacing is less than twice the height of the lower wall.
• Soil Conditions
  Unstable soils, steep slopes, or areas with high groundwater levels may require engineering regardless of wall height.

Local Tennessee & Nashville Codes

• Nashville / Davidson County – The Metro Codes Department enforces the 2018 International Building Code (IBC) and 2018 International Residential Code (IRC). Per IBC Section 1807, walls over 4 feet in height or supporting a surcharge must be designed by a licensed professional engineer.
• Williamson County & Spring Hill – Adopt the 2018 IRC/IBC, same 4-foot rule applies. Permit applications typically require engineered drawings once the threshold is met.
• Franklin & Brentwood – Local building departments also enforce the 2018 IRC/IBC. Engineering is required for walls greater than 4 feet or those supporting structures, driveways, or slopes.
• State of Tennessee – While municipalities adopt the IRC/IBC individually, the state minimum standard aligns with the 4-foot rule and surcharge requirements.

👉 In short: any wall over 4 feet, or carrying extra loads, requires engineering in Tennessee.

Common Retaining Wall Failures
Unfortunately, not all retaining walls are built to last. During inspections, we often see signs of distress that can lead to failure:

• Poor Drainage
  The number one cause of retaining wall failure. When water can’t escape, it builds up behind the wall and creates hydrostatic pressure, pushing the wall outward.
• Inadequate Footings
  A retaining wall needs a solid, stable base. Without proper footing depth and width, walls can shift, tilt, or sink.
• Improper Materials
  Retaining walls must be built with materials appropriate for the load and soil conditions. A simple landscape timber wall isn’t suitable for holding back tons of wet soil.
• Lack of Reinforcement
  Taller or heavily loaded walls require reinforcement, such as geogrid or tiebacks. Without it, the wall may bow or collapse.
• Age and Neglect
  Even well-built walls deteriorate over time. Rotting timbers, corroded steel, and cracked concrete can all signal a wall nearing failure.

Warning Signs of a Failing Retaining Wall
If you notice these signs, it may be time to call a professional for an inspection:

• Leaning or bulging sections
• Cracks in the wall or adjacent ground
• Soil or water seeping through the wall
• Sagging or uneven surfaces above the wall
• Gaps between the wall and the soil

Protecting Your Property
A retaining wall isn’t just landscaping—it’s an engineered structure that safeguards your home and yard. If you’re considering building or repairing one, be sure to work with qualified professionals who understand drainage, soil types, and structural loads.
And if you already have a retaining wall on your property, regular inspections can help catch small issues before they turn into major failures.

✅ Next Step:
If you’re concerned about a retaining wall on your property, call Trace Inspections at 615-302-1113 or visit TraceInspections.com. We’ll evaluate the condition, identify risks, and if needed direct you to a qualified engineer to help design the appropriate corrections and in turn give you peace of mind.

Yes, we do a large number of Pre-Drywall Inspections, and during another recent Pre-Drywall Inspection, we found the wiring for an exterior light run like this:

At first glance, it looks simple—just poke the Romex through the wall sheathing, and once the siding is up, slap the light over it. But this method is not allowed and creates long-term safety and durability issues.

What’s Wrong in This Photo?

1. Romex is not exterior-rated
   NM (Romex) cable like this can only be used inside finished walls, ceilings, and floors. It must be protected by a proper electrical box or conduit where it penetrates the building envelope. Leaving it exposed like this violates NEC requirements.
2. WRB penetration is not sealed
   The weather-resistive barrier (house wrap) is designed to protect the wall from water intrusion. A cable poked through without flashing or sealing creates a direct pathway for water to enter and damage the sheathing, framing, and insulation.
3. No fixture support
   Light fixtures must be mounted to a listed exterior-rated electrical box. Without a box, the cable supports the fixture's weight, which is unsafe and non-compliant.

The Right Way to Do It

• Install an exterior-rated electrical box flush with the sheathing.
• Run the Romex into the box with an approved connector that clamps the cable.
• Seal the box to the WRB with flashing tape or a gasket to maintain water resistance.
• Attach the fixture to the box for proper support and code compliance.

✅ Bottom Line: What we found here is a shortcut that could become a hidden hazard if left in place. Pre-drywall inspections are the best time to catch this type of issue before it gets covered up by siding. If this client had not had a pre-drywall inspection, this would have gone undetected until it caused a problem or the light fixture needed to be changed out!  Yes, this home had already been passed by the local city inspector and was scheduled for the siding, insulation, and drywall to be installed in a few days!

📞 Trace Inspections – 615-302-1113
🔎 Serving Spring Hill, Thompson’s Station, Columbia, and the greater Nashville area
🌐 www.traceinspections.com

During a recent pre-drywall inspection, we encountered something that raises a big concern: bedroom and bathroom door openings framed with only a single 2x4 stud.

​While this might look like it “gets the job done,” it’s actually a shortcut that can cause long-term problems. Properly framed doors require both king studs and jack studs to ensure strength, stability, and code compliance.

What Are King and Jack Studs?

• King Stud: The full-length stud that runs from the floor plate to the top plate. It provides the vertical support for the wall and helps distribute loads from the ceiling or roof.
• Jack Stud (or Trimmer Stud): A shorter stud fastened inside the king stud. It supports the door header and transfers weight down to the floor.

Together, these two studs form the structural frame of a doorway.

Why Are They Important?

1. Load Transfer – Even in non-load-bearing walls, door frames experience stress. Without proper king and jack studs, headers can sag, causing the door to stick or rub against the jamb.
2. Stability – A single stud isn’t enough to keep the opening square and plumb over time. King and jack studs prevent twisting, bowing, and warping.
3. Durability – Doors are high-use areas in a home. A weak frame can loosen drywall, crack finishes, and lead to costly repairs.
4. Code & Best Practice – Building codes and industry standards expect doors to be framed with both king and jack studs. Skipping them is considered poor workmanship.

What Happens Without Them?
When shortcuts are taken, homeowners may notice:

• Doors that don’t close properly
• Cracks around door trim or drywall
• Headers sagging or pulling away
• Reduced the structural integrity of the wall

Why Inspections Matter

This is exactly why pre-drywall inspections are so valuable. Once drywall goes up, problems like missing studs are hidden from view. Catching them early means they can be corrected before the home is finished—saving homeowners frustration and repair costs down the road.

✅ Trace Inspections helps protect your investment by ensuring your home is built right from the start.
📞 Call us today at 615-302-1113 or visit TraceInspections.com to schedule your inspection.

A Practical GuideBy Scott Patterson of Trace Inspections – Your Trusted Home Inspector in Spring Hill, TN and the  Greater Nashville area.
​​
As the days get shorter and the temperatures begin to drop, fall is the perfect season to prepare your home for the coming winter. A little preventative maintenance now can save you from costly repairs and headaches down the road. Here’s a straightforward checklist to get your home ready:
​
🍂 Outdoor Maintenance

• Clean gutters and downspouts: Remove leaves and debris to prevent water backups and ice dams.
• Inspect the roof: Look for damaged or missing shingles, loose flashing, or other signs of wear.
• Check exterior caulking and weatherstripping: Seal gaps around windows, doors, and trim to keep heat in and cold air out.
• Trim trees and shrubs: Cut back branches away from the house and roofline to reduce storm damage risk.
• Drain and store garden hoses: Shut off outdoor water supply and insulate spigots to prevent frozen pipes.
• Inspect driveways and walkways: Seal cracks before freezing temperatures worsen them.

🏠 Indoor Maintenance

• Service your heating system: Have your furnace or heat pump inspected and replace filters.
• Inspect the fireplace and chimney: Clean and check for obstructions or buildup before the first fire of the season.
• Check smoke and carbon monoxide detectors: Replace batteries and test units for safety. Remember, they have a 10-year lifespan!
• Reverse ceiling fans: Switch blades to push warm air down during the cooler months.
• Inspect insulation: Ensure attic and crawlspace insulation is in good condition to keep energy costs down.

🍁 Seasonal Preparations

• Clean and store outdoor furniture: Protect or cover patio sets and grills from the elements.
• Stock up on winter essentials: Ice melt, shovels, and emergency supplies should be ready.
• Test your generator (if you have one): Make sure it’s fueled, serviced, and ready for power outages.

✅ Final Thoughts

Fall is all about preparation. Tackling these maintenance tasks now will not only keep your home running efficiently but will also provide peace of mind as winter sets in.

Trace Inspections – We’ve Got You Covered
📍 Serving Spring Hill, TN, and the surrounding areas
📞 Call: (615) 302-1113
🌐 Website: www.traceinspections.com

No, really, this is a common recommendation for home inspectors to make about walkways and driveways. What type of crack were you thinking of?
 
Walkways made of concrete and driveways constructed from concrete or asphalt will crack. It's inevitable and expected; granted, concrete will tend to crack more than asphalt. 
Why is sealing cracks so important?
 
It’s all about water! We want to prevent water from seeping into the cracks, as this can cause additional cracking, subsidence, and erosion of the soil underneath. When water enters, it can wash away the supporting soil, and during winter months, it can freeze in the cracks and beneath the walkway or driveway. The freezing water expands the cracks and, in some cases, lifts the area. Therefore, sealing aims to slow down, limit, or stop the water from causing further damage.
 
So, stop exposing your crack and seal it properly!
Several products are designed for sealing cracks in concrete driveways and walkways. They are typically available in gray, tan, or brown to match your existing surfaces. Before sealing any cracks, I recommend lightly pressure washing my driveway with a commercial cleaner to remove oils and stains. After drying it for a day or two, I would seal the cracks. 
 
Once the cracks are sealed, you should seal the entire driveway and walkways with a quality concrete sealant! Not only will it help maintain the surface of the concrete, but it will also enhance the overall appearance. Be sure to follow the instructions on the products you choose to use.  

All new construction in Middle Tennessee and in most areas with radon gas issues is required to incorporate a passive radon mitigation system into the home while it is being built. This is easy to see during a pre-drywall inspection. This is a short video of what this looks like inside the home's framed walls.

If you have a concern or have never had your home tested for radon, Trace Inspections can handle this for you. This simple 48-hour test uses state-of-the-art digital constant radon monitoring machines or CRMs.