Attic inspections, sealed attic access panels

Sealed attic access panels are the bane of my existence.

Nothing about home inspections causes more consternation than 'sealed' attic access panels; not just for the home inspector, but also for the buyer, the seller, and the real estate agents involved in the sale. We've changed our official company policy on attic access panels recently, and I'm laying it all out right here.

We begin every home inspection with a tour of the interior. If the attic access panel appears to be sprayed shut, caulked shut, nailed shut, or similarly obstructed to make access difficult, we will ask for permission to open it. We'll call the listing agent to ask for permission, and we'll explain that this will technically change the property from its original condition. In most cases, we won't leave any evidence that we were there, but we can't guarantee this.

If permission is given, we'll open the attic. If permission is not given, we won't. Simple and logical, right? We think so. The video below shows the process of breaking an attic seal, and shows what it'll look like after the inspection, provided everything goes smoothly.

I'm not an attorney so I have no idea what the seller's legal responsibility is. I'll say this, however: most Minnesota home buyers use a standard purchase agreement form. They don't have to, but most do. This form has a line that says "Seller will provide access to the attic(s) and crawlspace(s)." I happen to know from personal experience that many licensed residential real estate salespersons are not aware of this language.

If an attic access panel is sprayed shut, caulked shut, nailed shut, or blocked by stored items, has the seller provided access? Heck no.

I asked Minnesota real estate attorney Matthew R. Doherty the same question stated above. His answer? "No".

The 2015 Minnesota Energy Code specifically addresses attic access panels. Section R402.2.4 says "Access doors from conditioned spaces to unconditioned spaces (e.g., attics and crawl spaces) shall be weatherstripped..."

Weatherstripping is not defined by the energy code. Section R201.4 of the code, Terms not defined, says the following:

So let's head on over to www.m-w.com for the incorporated definition of "weatherstripping":

So does caulk or some other type of sealant cut it? Heck no.

You'd think this would help, but finding a weatherstripped attic access panel on a new construction home is rare. That's not to say they don't exist, but it's certainly the exception.

If you're selling a home and you sign a purchase agreement from a buyer, know what you're signing. If the form says you'll provide access to the attic, please provide access to the attic.

Insist that the seller will provide access to the attic. This is an extremely important part of a home inspection, even on new construction houses.

It's quite possible that I've written more about attic inspections than any other topic. Here are a few posts specifically related to getting into the attic for inspections.

Author: Reuben Saltzman, Structure Tech Home Inspections