If during an inspection you find watermarks or signs of moisture intrusion and you use a moisture probe that shows it’s not a defect, how do you relay that information to your client?
Since it’s not a defect, you simply don’t put it in the report
You take a picture of the watermark to show the client, but tell them you used a moisture probe and it’s not a defect
You take a picture of the watermark, the moisture probe reading and tell them it’s not a defect
Just because it’s dry now doesn’t mean that it won’t be wet again the next time it rains or the next time the toilet is used or whatever condition caused the stain.
You should document your findings in the day of the inspection.
I photo document the indications/evidence of staining that suggests the action of moisture intrusion may have previously and/or currently occurs, and state that there was no active moisture migration observed at the time of the inspection. The suspect area should be monitored during and after any rain (and irrigation) events for evidence of active intrusion. If ANY moisture is observed, a foundation contractor should be consulted for full evaluation and necessary repairs to eliminate the intrusion issues.
Observations: Stains, Water marks, Blistered paint or raised material in proximity. No measurable moisture.
On ceiling below the bathroom tub, or toilet, or sink DWP pipes.
Near exterior fenestrations. (Openings for windows and doors.)
ON wood under cast iron radiators bleeders of shut off valves.
Ceiling/s below the roof in the master bedroom closet.
Describe the material, colors and texture as best as on can.
Moisture stains on drywall. Discolorations, ranging from light gray or brown to darker shades like coffee stains. Swollen, or warped drywall, along with blistered paint. Flaking, bubbling, or peeling.
You are the inspector. Where was the moisture located or close to?
I saw many dry water stains at today’s inspection and below is what I reported:
Water stains at LOC suggest the presence of a leak. We are unable to determine if this is the result of a past or ongoing leakage. The homeowner may be able to shed some light on this. If the leak is indeed active, we recommend you promptly locate and repair it to prevent further damage. For the record: In many cases, water staining or damage appears on walls or ceilings soon after a leak has developed, usually resulting in a prompt repair by the homeowner before any concealed water damage can occur. In some instances, however, a slow leak can go undetected for months before it finally appears on wall and ceiling finishes. This type of leak can cause considerable concealed water damage to structural components in the form of rot and mould/mildew growth that is only uncovered when damaged wall or ceiling finishes are removed during repairs. A home inspection cannot accurately determine the timeframe a leak has been active, or predict whether or not concealed damage has occurred behind building finishes.
What @jjonas and @bcawhern1 say. However, without good evidence, I do not suggest it’s current leakage.
Recent case in fact: Out of place metal chimney rain collar, moisture stains on ceiling at chimney penetration, no reading on my surface contact moisture meter. Those are the facts I reported, suggesting past or current leakage. Seller was contacted and said it hadn’t leaked for as long as he lived there, deriding me and my observation. The buyer, not knowing who to believe; I reminded the buyer that I didn’t report leakage was active. However, there is evidence of either past or current leakage inside and a suspected source outside at the chimney. Maybe the seller is lying to the buyer, maybe the seller never realized a leak was present there, maybe it’s never leaked when he owned the home. That’s for the buyer to decide. Fix the rain collar!
Report what you see, not what you think is happening.
Stains on the [ceiling, wall] indicated a possible leak or condensation. [indicate location]. No active leaks were found on the day of the inspection. Recommend asking the property owner about the status and condition. Recommend monitoring and taking corrective action as needed by a qualified contractor.
Old water stains are a fairly common find and need to be addressed. In my company we have a picture of the water stain and if possible a picture of the stain with a moisture meter showing it is dry or wet! If it is dry we tell the client that and then tell them to consult with the owner as to its history. If its wet, we tell them that and if we know why we tell them that X is causeing it and it needs to be corrected and the area repaired.
A dry stain was viewed at X location. Unable to determine if an active leak exists or not, make inquiry with current owner concerning any current or previous leaks.
I wrote this one up yesterday I found on a basement wall.
“Stains from past or intermittent leakage from a past problem or that only occurs under conditions that couldn’t replicated at the inspection.”
The most common one of these I can think of is a stain under a shower. The leak often doesn’t occur until a person is in the shower and the pan and plumbing flex a bit. There are tons of other examples and the advice to document what you see it spot on. Definitely, don’t ever just assume it’s not a problem just because it’s dry when you are there.
Anthony,
When I find a mystery stain, I can’t help but comment on it. If it is wet, If it is dry, if I can’t even summon the courage to touch it, that won’t stop me from commenting on it. I might write something like:
“An impressive ceiling stain was visible adjacent to the exhaust. It appears to be from hard water. I recommend further probing by a ‘Handy Man’. To prevent future accidents, you should use a rubber ( see picture, orange arrow)”
If you see a stain that was obviously caused by water, write it up. If it is dry, note it in the report. If it is wet, note it in the report.
Simply state what you see and move on.
If the stain appears to be old and the cause is not obvious, it may not necessarily be a defect. It’s just an old stain.
Let’s say you find a stain on the floor joists in a basement or crawl on a single story home and the stain is under the center of the living room. You have to ask yourself what is above it that could have caused it. If there is no plumbing or anything that could cause a water stain, how do you know it wasn’t caused by a large spill from the kegger that the teenagers threw 15 years ago? In this case, just note a dry stain and move on…
You find staining in an attic, unless it is wet at the time of inspection, you may not know if there is an active roof leak or not. Who’s to say it wasn’t caused by a previous leak from the old roof that was replaced 2 years ago…
Point is, there really isn’t a one size fits all approach to this other than note your findings, but as other’s have mentioned, there are many ways to approach a situation like this.
Each situation or scenario is going to be different and your comments should reflect the situation accordingly, always document everything with a photo at the very least, if not just for you, but for your client. If you are using a moisture meter, take a picture of the meter being used and the reading, the stain, and other photos to show location.
I would add that the client should verify any repairs with the seller along with any warranties. It’s possible a leaking toilet was repaired but the stain was not dealt with.
It was raining the day of this inspection and I found an active leak in the attic. But if it was the middle of August and hadn’t rained in a while, all I would see is the dry stain.
I think the general staining shape is referring to, the occupant is a dick for not noticing the toilet seal is leaking. 
