Lake weather changes the inspection

Homes on the water take more wind-driven rain and more humidity in the crawl space. At Lakeside we spent extra time on deck ledger flashing, the porch roof-to-wall joint, and grading that sloped toward the foundation after years of mulch buildup. Thermal imaging—included because the clients chose Premier—showed a cool pattern at a second-floor ceiling corner that matched a slipped step flashing.

The architectural shingles were original. We estimated they were past typical service life on the west slope. The buyers were not surprised; they wanted a written basis for a roof credit and a moisture map they could give a roofer. Interior finishes were in good condition. The heat pump operated in both modes. We recommended a crawl-space vapor barrier repair where the plastic had pulled away from the walls.