National Home Inspector Exam (NHIE) · Home Inspection (All Domains)
National Home Inspector Exam (NHIE): Site, Grounds, and Exterior Concepts
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Overview
This chapter covers what an inspector checks while walking around the outside of the house: the ground around it, paths and driveways, decks and steps, the wall coverings, and the windows and doors. Most of these items have one job in common, which is keeping water away from the house and keeping people from getting hurt.
Water is the main enemy. The ground next to the foundation should slope away so rain runs off instead of soaking down along the walls. Under common model codes the ground typically drops at least 6 inches within the first 10 feet. Siding and wood trim should stay well above the soil, and flashing must lap over the material below it so water is led outward, not behind the wall.
Decks fail in a few predictable places. The ledger board that ties the deck to the house must be bolted or lag-screwed and flashed, never held up by nails alone. Guards are typically required once the deck surface is more than 30 inches above the ground, and stairs need even steps and a usable handrail.
Key concepts
Grading away from the house
Under common model codes, the ground next to the foundation typically falls at least 6 inches within the first 10 feet. Flat or reverse slope sends rain toward the walls and can lead to wet basements and settling.
Memory tipThink "6 in 10": six inches of drop in ten feet.
Source: International Residential Code (ICC) · as of 2021
Siding clearance to soil
Wood and wood-based siding should not sit on or near the soil. Under common model codes, wood closer than about 6 inches to exposed ground must be rot-resistant or treated. Soil against siding also gives insects a hidden path.
Memory tipIf you can't see a gap between soil and siding, write it up.
Source: International Residential Code (ICC) · as of 2021
Flashing
Thin metal or membrane pieces that guide water out and away at joints, such as over windows and doors and where a deck or roof meets a wall. Upper pieces must lap over lower pieces, like shingles.
Memory tipWater runs downhill: every layer should lap over the one below it.
Deck ledger
The board that fastens a deck to the house. Under common model codes it is attached with bolts or lag screws, not nails alone, and flashed so water does not rot the house framing behind it.
Memory tipA nailed-only ledger is a safety item. Many deck collapses start here.
Source: International Residential Code (ICC) · as of 2021
Deck guards
Guards are typically required where a walking surface is more than 30 inches above the ground below. Under common model codes they are at least 36 inches high, with openings small enough that a 4-inch ball cannot pass through (guards along the open side of stairs may allow up to 4 3/8 inches).
Memory tipRemember 30 / 36 / 4: when needed, how tall, how wide the gaps.
Source: International Residential Code (ICC) · as of 2021
Stair steps
Under common model codes, home stair risers are typically no more than 7 3/4 inches high and treads at least 10 inches deep. Steps in one flight should be nearly the same size so people do not trip.
Memory tipUneven steps cause falls even when each step is within the limit.
Source: International Residential Code (ICC) · as of 2021
Often tested
- Negative grading or downspouts dumping at the foundation are frequent findings.
- Look for missing flashing above windows, doors, and at the deck ledger.
- Deck guards and stairs are life-safety items; report them clearly.
- Trees and shrubs touching the house hold moisture and give pests a bridge.
3 sample questions
Verified practice questions from this unit.
Question 1. Under common model codes, how should the ground next to a house foundation typically be graded?
- ① Sloped toward the house so water reaches the footing drains
- ② Perfectly level for the first 10 feet
- ③ Sloped away from the house, falling only about 1 inch within the first 10 feet
- ④ Sloped away from the house, falling about 6 inches within the first 10 feet
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Answer: ④ Sloped away from the house, falling about 6 inches within the first 10 feet
Key point: Grade should fall about 6 in. within the first 10 ft from the house
Rain and snowmelt should run away from the house. Under common model codes, the ground next to the foundation typically falls at least 6 inches within the first 10 feet (about a 5% slope). This keeps water from soaking the soil against the foundation, which can cause wet basements, crawlspace moisture, and soil pressure on the walls.
Wrong choices
- Sloped away from the house, falling only about 1 inch within the first 10 feet: About 1 inch over 10 feet is too flat. Water can still sit near the foundation.
- Perfectly level for the first 10 feet: Level ground lets rainwater pond against the foundation instead of running off.
- Sloped toward the house so water reaches the footing drains: Footing drains are a backup. Sending surface water toward the house leads to wet basements and foundation damage.
Question 2. In a home inspection report, what does "negative grade" mean?
- ① Ground that slopes toward the house
- ② Bare soil with no grass or plants
- ③ Ground that is lower than the street
- ④ Soil that is below the frost line
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Answer: ① Ground that slopes toward the house
Key point: Negative grade = ground sloping toward the foundation
"Negative grade" (also called reverse grade) means the ground slopes toward the house. Water then runs to the foundation instead of away from it. Inspectors report it because it is a common cause of wet basements and crawlspaces.
Wrong choices
- Ground that is lower than the street: A lot can sit below the street and still slope away from the house. Negative grade is about the direction of slope next to the house.
- Soil that is below the frost line: The frost line is the depth soil freezes in winter. It has nothing to do with the slope of the yard.
- Bare soil with no grass or plants: Bare soil may erode, but negative grade describes slope, not ground cover.
Question 3. Under common model codes, wood siding is typically kept at least how far above the soil to reduce rot and insect risk?
- ① 1 inch
- ② 2 inches
- ③ 6 inches
- ④ 24 inches
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Answer: ③ 6 inches
Key point: Wood siding: about 6 in. above soil
Wood that stays damp rots and attracts termites. Under common model codes, wood siding and wall framing on the outside of a house typically need at least 6 inches of clearance above the soil, unless the wood is pressure-treated or naturally decay-resistant. Soil or mulch piled up against siding is a common finding.
Wrong choices
- 2 inches: About 2 inches is the clearance commonly allowed above hard surfaces like a concrete patio slab, not above soil.
- 1 inch: One inch is far too close. Splashing rain and soil moisture will keep the wood wet.
- 24 inches: This is more than the typical requirement. It is not the common model code value.