Energy Efficiency and Water Conservation
Understanding what’s observable

In today’s increasingly energy-conscious world, home inspectors may be faced with a growing responsibility to observe and report on the energy efficiency of the homes they inspect. However, energy efficiency has historically not been a priority for many inspectors and may not be included in the traditional checklist. And without advanced training, most inspectors are not qualified to fully evaluate or quantify a home’s energy performance. However, even a visual inspection can reveal significant energy-related issues—especially when older homes have undergone retrofitting.
The energy crisis of the 1970s and early 1980s, fueled by global oil shortages and price spikes, spurred widespread retrofitting efforts in homes across the country. Many homes were hastily insulated, sealed, and fitted with energy-saving technologies that, while well-intended, sometimes led to new inefficiencies or structural issues hidden within walls, floors, and attics.
These outdated and often improperly implemented fixes are issues home inspectors may still encounter today, even if they themselves did not experience the energy crisis firsthand. By recognizing and addressing these issues, home inspectors can better serve homebuyers who want insight into their future home’s energy performance.
Home inspectors play a crucial role in assessing a home’s overall condition from a visual perspective. Evaluating energy efficiency beyond the amount of attic insulation and the efficiency level of the furnace and air conditioner may seem to be beyond the scope of a standard home inspection today. But there are things you can notice during a visual inspection. Even without a blower door test, a visual inspection can reveal air leaks around windows and doors, especially when weatherstripping or caulking is missing or damaged.
As technology has advanced over the years since the energy crisis, retrofit methods and new technology of heating and cooling systems and components emerged that are readily observable. This article will outline key areas that home inspectors are able to assess during a visual inspection, and they may choose to make recommendations for enhancements based on recent advancements.
Energy Efficiency: A General Definition
Energy efficiency may be defined as using less energy for tasks like heating, cooling, lighting, and running appliances.
Advancements have led to the development of energy-efficient systems like HVAC units with variable-speed motors and heat pumps, smart thermostats, and LED lighting. These innovations contribute to reduced energy consumption and increased continuous savings.
Water conservation reduces both water and energy costs, as the energy needed to pump, treat, and heat water is significant. Whether homeowners rely on municipal water or private wells, efficient water use helps cut down utility bills.
Assessing Energy Efficiency and Water Conservation During Home Inspections
During a standard inspection, home inspectors may want to elevate their awareness of the following areas to pinpoint opportunities for enhancing energy efficiency and water conservation:
1. Insulation and Air Sealing.
Examine insulation levels in the attic, walls, and crawl spaces. Proper insulation reduces energy waste and is the most economical upgrade to a home that is not insulated to current standards. Regulating the temperature and humidity of the indoor environment promotes a feeling of comfort and well-being for the owners. Even without conducting a blower door test, a visual inspection for gaps around windows and doors can reveal easily preventable air leaks when weatherstripping and caulking is missing or damaged. Other penetrations through the wall and attic
that may be poorly sealed can often be seen in
a visual inspection.
2. Heating, Cooling, and Water Heating Systems.
Most inspectors today identify the efficiency ratings of furnaces and air conditioners regardless of whether this is a part of the home inspector’s standards of practice or not. After insulation and draft stopping, reporting on the age, condition, and efficiency of HVAC systems and water heaters is more important today than ever before.
3. Water-Saving Fixtures and Appliances.
Inspect faucets, showerheads, toilets, and appliances for excessive water flow.
4. Outdoor Water Use.
Examine landscaping for water-wise practices. Outdoor water conservation can significantly reduce overall water consumption. Also, outdoor systems, including drip irrigation and weather-based irrigation controllers, contribute to significant water savings. In water-scarce regions, inspectors may encounter xeriscaping, a method of landscaping that uses drought-resistant plants and efficient irrigation systems to reduce water use. In parts of the country that are adjacent to dry arid climates, it may put your clients ahead of the curve by suggesting that they also adopt these advanced landscaping concepts.
Make Recommendations Based on Modern Advancements
Home inspectors can provide practical and cost-effective recommendations for improvements based on these advancements:
- Insulation and Air Sealing Upgrades: Recommend increasing insulation levels to meet or exceed local building standards.
- Energy-Efficient Systems: Encourage homeowners to plan to upgrade to energy-efficient HVAC systems, water heaters, and LED lighting whenever their systems need replacing.
- Outdoor Water Conservation: Recommend implementing water-wise practices and technologies like drip irrigation systems and weather-based irrigation controllers.
By staying informed on the latest advancements in energy efficiency and water conservation standards and expectations, home inspectors can provide valuable insights and recommendations to homeowners. As technology continues to evolve, inspectors should remain adaptable and ready to embrace new innovations that can be incorporated into their visual home inspections.
Moving forward from visual inspections to advanced diagnostics: Now that you’ve done your inspection of all the visual features and conditions of the house, you are ready to consider the more advanced technology, such as infrared thermography and blower door testing.
Potential for Energy Code Updates and Changes to Inspection Standards: The construction standards in your local area increasingly reflect the importance of energy efficiency. Inspections that adhere to modern building standards help homeowners look to the future while improving their enjoyment and comfort
in their new home.
Opinions or statements of authors are solely their own and do not necessarily represent the opinions or positions of ASHI, its agents, or editors. Always check with your local governmental agency and independently verify for accuracy, completeness, and reliability.
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In this Issue
My First Inspection: 1968
Postcards from the Field
Ladder Safety for Home Inspectors
ASHI Foundation News
A Home Inspector’s Education and Training
by Alyssa Cink
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