Most people walk past the laundry room and do not think much about it. I slow down here because this is one of the areas that can cause the most damage in a home. You have water supply lines under pressure. You have a drain system that can overflow. You have a dryer that creates heat and lint. There is usually poor ventilation. It is a small room but it carries a lot of risk when something goes wrong. I see problems in laundry rooms almost every week.
When I inspect this area my goal is simple. I want to make sure the buyer can use this room every day without worrying about leaks, mold or fire hazards. I check everything I can reach and everything I can see. If you want to learn more about what is included in a full inspection you can look at my pages under NJ home inspection or NJ home inspectors.
Washer supply valves and hoses
I start with the hot and cold valves. Many valves are old and have not been touched for years. I look for corrosion or mineral buildup because that usually means the valves are leaking slowly or getting near the end of their life. I feel the handles to see if they move or if they are frozen in place. If you cannot turn the valves in an emergency that is a problem.
I also talk about a one touch valve. This is a simple upgrade that gives you one lever that controls both the hot and the cold. You push it down and the water shuts off. You lift it up and the water is on. It takes two seconds. I recommend these all the time because they let you stop a leak fast. Most leaks in laundry rooms happen because the water is always left on and an old hose gives out.
I check the supply hoses too. Old rubber hoses are one of the most common reasons laundry rooms flood. They look fine until they split. Braided stainless hoses are a better choice and last longer. If I see old rubber hoses I note it right away.
Valves should be accessible and not hidden
Another problem I see often is when the valves are buried behind the machines or tucked so far to the side that you cannot reach them. The valves need to be accessible. If there is ever a leak you must get to those valves fast. I have seen setups where a homeowner would need to move a stacked unit or slide out a full size washer just to shut the water off. That will not happen in an emergency.
The valves should be easy to see and easy to reach. You want to walk up and turn them off with one hand. This is also why I like the one touch valve. A single lever in a reachable spot makes the whole area safer.
The drain, standpipe and tap connection
The drain setup is a big deal. The standpipe must be the right size and the right height. If it is too short or too narrow it will not keep up with a modern washer. A modern washer pumps water fast and if the drain cannot handle it the water will overflow and run across the floor.
I also look at how the washer hose enters the standpipe. There must be a clear air gap. The hose should sit loosely in the opening. It should not be shoved down tight. When people push the hose deep into the pipe or tape it in place they create a direct connection. That is wrong. A direct connection can cause a siphon effect or push water back toward the washer. It can also allow dirty water to pull back into the machine. The air gap prevents cross contamination and keeps the setup working correctly.
I also look for staining around the standpipe. That usually tells me there was past overflow. Many homeowners never notice these small overflows until the floor starts to warp or smell musty.
If the home has a floor drain nearby I check that too. In older homes these drains are sometimes abandoned or clogged. An abandoned drain can allow sewer gas into the room.
Drain pans under second floor washers
If the laundry is on the second floor I look for a drain pan. A washing machine leak on a second floor can ruin ceilings, walls and flooring below. A pan helps but only if it has a drain line. Some pans sit there with no drain. That does not help much and I point that out.
Dryer venting
Dryer vents are one of the biggest fire hazards in a home. A dryer creates heat and lint. That lint must go outside. I check the vent pipe and make sure it is solid metal. Thin plastic or foil flex hoses sag and trap lint and they can burn. These are not meant for long term use.
I follow the vent run to see where it goes. It must go outside. I still see vents that dump into crawlspaces, attics or garages. That creates moisture issues and huge lint buildup. A long vent run with too many turns slows airflow and makes clogging more likely. Some dryers are barely venting at all.
I also check the exterior hood. If it is clogged with lint the dryer has been struggling for a long time.
Gas dryers and combustion appliances
If there is a gas dryer I inspect the gas line and the shutoff valve. Everything should be secure and easy to reach. If the laundry room shares space with a gas water heater or furnace I pay close attention to combustion air. A dryer can create negative pressure that can pull exhaust fumes back into the room. If a furnace or water heater backdrafts that can be dangerous. I check the venting and the general layout for safety.
Hazards with unsecure stackable units and child safety
Stackable washer and dryer units are very common now. They save space but they also come with hazards when they are not secured the right way. A stackable unit must be fastened with the proper brackets. If those brackets are missing the dryer can shift or even tip during a strong spin cycle. I have seen stackable units move several inches on a tile floor. When that happens it puts stress on the vent pipe and the electrical cords.
This is even more serious in homes with children. Kids will lean on the machines or pull the doors. A loose stackable unit can tip and injure a child. Most homeowners do not think about this risk. They assume the machines are too heavy to move. They move all the time during a wash cycle. A stackable setup should be level, secured and installed with the right clearances.
Electrical concerns
A laundry room should have GFCI protection. Many older homes do not have this and I make a note of it. I check the dryer outlet to see if it is a three prong or four prong setup. I look at the outlet box to make sure it is not loose. If I see extension cords or power strips I call it out because this area should not have any overloaded wiring.
Ventilation and moisture
Laundry rooms collect moisture. I look at the walls and ceiling for staining or peeling paint. I check the floor for warped or soft spots. If the laundry room is small and has no ventilation the humidity can damage the finishes and cabinets over time.
Flooring and washer stability
A washer needs a solid and level floor. If the floor is uneven the washer will move during the spin cycle. I see vibration marks and scuffs all the time. A walking washer can damage walls, hoses and flooring. I check for soft spots and movement in the floor.
Common issues I see all the time
Old rubber hoses
Dryer vents packed with lint
Hoses shoved too far in the standpipe
Drain pans with no drain
No GFCI outlet
No air gap at the drain
Stains behind the washer
Improper dryer vent runs
Valves hidden and not accessible
Floor drains that allow sewer gas
These are the things that cause leaks, odors, mold growth or fire hazards.
Final thoughts
A laundry room may not look like a big deal when you tour the house but it is a big deal to me. A small leak here can cause thousands of dollars in damage. A clogged dryer vent can cause a fire. When I inspect this area I am trying to help buyers understand the real condition of the room and what needs attention now and not after they move in.
If you want to learn more about how a full NJ home inspection works you can visit my pages on NJ home inspection and NJ home inspectors. I explain what I look for in every part of the home.
About the author
I am a full time NJ home inspector with more than twenty five years of experience and over six thousand inspections completed. I work slow and careful and I only inspect one home per day. My reports are long and written in plain language. You can learn more at LookSmart Home Inspections.