Kitchens, Your Most Complicated Space

By Frank G. Ross

Oftentimes, kitchens are the most complicated as well as the most costly rooms in homes. They tend to contain more cabinetry, more electrical wiring, more appliances, and more expensive surfaces than almost any other space in the house. Like bathrooms, kitchen countertops and cabinets must withstand moisture, but unlike bathrooms, kitchen surfaces must also withstand the wear and tear inflicted by the tools and tasks of meal preparation and other kitchen activities.

The primary purpose of most kitchens includes the preparation and storage of food. Secondarily, kitchens are often used as social areas, dining spaces, a home's primary entry point, phone center, family room, laundry, home office, bar, display space, radio and TV area, homework area, circulation space, plant and pet area, paper goods storage area, recycling area, and the list goes on.

Kitchens are also complicated when it comes to inspecting them. Since a visual home inspection is not technically exhaustive, I will operate the built in appliances but not wash dishes or test the oven temperature or see how well the disposal grinds up foods. I run the dishwasher to see that it operates properly, isn’t noisy and doesn’t leak.  I run the disposal to see that it actually works and does not make noise or vibrate.  I see that all of the stove burners and the broiler and bake elements work, check the microwave to see it works, and check the exhaust fan for the stove.  For the refrigerator, I check to see that the main area is cold and that the freezer is cold.  I further operate the water/ice access in the door. If the kitchen has a trash compactor I check to see that it comes on, but rarely do they have trash in them to verify if they compact.

It may seem simple to merely operate appliances in the kitchen, but I also look for other things that may easily go unnoticed. In addition to inspecting the flooring, ceiling and walls, I consider the following:

Electrical wiring.  Receptacles near the sink should be GFCI (ground fault circuit interrupter) protected. The disposal wiring should be the flexible type and not Romex hard wired into the electric circuit.  The lights and fans should all work.  Extension cords running into or out of the kitchen are not approved and are dangerous.

Range and oven.  The stove should have an anti-tipping device and the oven door gasket should seal the door properly.  The filter in the exhaust hood should be clean to prevent fires. 

Dishwasher. The dishwasher should be attached to the counter top so it doesn’t tip over or slide out of place. 

Sink and plumbing.  The sink should be secured tightly to the counter top and sealed around the edges. The water faucet should be plumbed with the hot on the left and cold on the right.  Under the kitchen sink, the drain and trap should not be leaking and should not be loose.  

Trash compactor. The trash compactor should have a working safety switch to keep it from operating with the door open.  

Refrigerator. The refrigerator should not be leaking water if there is an ice maker and the door gaskets and handles should all be securely in place. 

Cabinets and countertops. Cabinet drawers should slide in and out smoothly.  The cabinet doors should not hit other doors or the counter top and the hinges should be tight and the doors not cracked.  There should not be any missing shelves.  The counter top is inspected for nicks and chips and loose edges and to see that it is indeed secured in place. The backsplash should be sealed at the countertop so water doesn’t enter behind it.      

Window. The window should operate smoothly.

In many homes, the kitchen is the heart of the living space serving a myriad of functions.  Since it is used for such a variety of purposes, it’s vital that all the kitchen components work together.  Non-performing features, even minor ones, can be a source of irritation and disrupt the family members’ lives.  A professionally conducted inspection will report on the condition of the various components and systems of the whole home, not just the kitchen, providing a clear picture of the space and its ability to meet the occupant’s or a potential homebuyer’s needs.

Frank Ross is a Certified Utah Home Inspector for Pillar to Post Professional Home Inspection and a full member of the National Association of Certified Home Inspectors.  Readers may contact Mr. Ross at (435) 867-6400 or frank.ross@pillartopost.com.  You can learn more about Pillar To Post Professional Home Inspection at www.pillarposthomeinspection.com