Water is Your Worst Enemy

Real Estate Agent with Buyer's Edge Company Inc

How To Check a House For Water Problems


Earlier this summer, I was with my client on a home inspection. The home was a Baltimore rowhouse on Federal Hill, built in 1900. After discovering that three of the four walls of the house were wet and there was mold in the crawlspace under the kitchen, my client voided the contract. rain falling on stairs and building

The sellers said they were not aware of the water problems and offered a home warranty to my buyer. However, no home warranty could fix this problem so we walked. I hope the sellers used the information in the home inspection report to address the serious water issues but we will never know for sure. I did notice the house was back on the market just a few days after we voided our contract.



We will never know if they corrected the water intrusion problem because we walked away from the deal. 


On a home inspection this week, the inspector used a moisture meter on the back wall of the house. The meter turned yellow indicating that some moisture was present. We walked outside to check the grading against the back wall and sure enough, it wasn't done properly. With this property, my client decided to stay in the deal. He plans to properly grade the yard and caulk around the windows to keep moisture out of the home. 

What should you look for while touring houses?

  • Look at the soil around the base of the house. low area next to property
  • You want to see grading that moves water away, not toward the exterior walls.
  • Are there low areas next to the exterior walls like in this picture? If so, the area needs to be filled with dirt and graded so it slopes away from the house.
  • Are the downspouts directing water away from the home? 
  • If there is a patio or concrete walkway next to an exterior wall, is the seam properly caulked? Anywhere there is a crack or open area between concrete and an exterior wall, there is an opportunity for water intrusion. 
  • Look at the roof. Are the shingles curled? If so, the roof may be old and near the end of its useful life. 
  • Is there a sump pump in the basement? This is good since the pump works to move water from under the house to the outside. 
  • Check under the stairs in the basement. Look for any original or older wood to see if water has wicked up from the floor. 
  • How does the house smell? Moisture has a distinct smell so pay close attention to what your nose is telling you! 
  • Look up! Check the ceilings in every room to see if there are water stains or recent patching.

Beware of flipped properties! The bad flips always update the kitchen and bathrooms and ignore the HVAC, roof, water heater and electrical panel.

In other words, it's the boring stuff in a house that can really cost you money! 


Posted by

4849 Rugby Avenue Bethesda Maryland 20814 office 301.657.1475 cell 301.922.1677


Victoria Henderson is Vice President & Associate Broker with Buyer's Edge, Exclusive Buyer Agent & Realtor in Virginia, Maryland and Washington DC. Victoria is a certified Military Relocation Professional 



Marshall Henderson is a Certified Negotiation Expert & Exclusive Buyer Agent with Buyer's Edge & Realtor in Virginia, Maryland and Washington DC

Certified Negotiation Expert


Members of National Association of Exclusive Buyer Agents

Not Just a Buyer's Agent, an Exclusive Buyer's Agent. There's a Difference. Learn more at: 

 HomesBuyHendersons.com & BuyersAgent.com


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water is your worst enemy
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Myrl Jeffcoat
GreatWest Realty - Sacramento, CA
Greater Sacramento Real Estate Agent

In my 36 years as a Realtor, I have seen more horror stories created by water than I could have ever imagined.  Your bulleted list is a great resource, Victoria!

Aug 30, 2018 03:07 PM #1
Kathy Streib
Room Service Home Staging - Delray Beach, FL
Home Stager - Palm Beach County,FL -561-914-6224

Hi Victoria and Marshall- Larry is a retired builder and he is in total agreement with you. Your list is excellent and if I were an agent, I'd have it etched in my mind!!!

Aug 30, 2018 06:32 PM #2
Sharon Tara
Sharon Tara Transformations - Portsmouth, NH
New Hampshire Home Stager

Sounds to me that the fact that first house returned on the market so fast indicates they did not fix the problem. Hoping to find someone who doesn't catch it (highly unlikely) or someone willing to take the warranty. 


Sep 10, 2018 09:25 AM #3
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Victoria Ray Henderson Marshall Henderson

Real Estate for Home Buyers with Buyer's Edge
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