Common Bathroom Findings: A Home Inspector's View

The bathroom ranks second only to the kitchen in daily usage, making it both indispensable and one of your home's most maintenance-intensive areas. Every shower, every sink use, every toilet flush creates opportunities for water leakage and subsequent damage. The majority of these issues can be addressed through regular maintenance and if caught early enough prevent minor concerns from becoming major repairs. Issues that can't be addressed through maintenance typically involve safety hazards and require qualified contractors to upgrade.

1. Flooring Gaps

Gaps commonly develop between flooring and the base of tubs or shower thresholds due to movement or settling. While easily repaired, these gaps require attention to prevent water entry and damage. The repair involves sealing floor gaps with appropriate bathroom caulking, then tooling the sealant to force it into the gap. The key is creating a concave surface that directs water away rather than allowing pooling, which requires shaping the caulk inward rather than leaving it convex.

2. Shower Door Problems

Shower door leaks are a common bathroom finding, with multiple potential causes ranging from doors not closing properly to sliding open due to improper hanging. Poor door overlap, faulty latches preventing secure closure, unsealed tracks, backwards installation, missing or damaged door sweeps, and gaps at door hinges all allow water to escape.

The escaping water can penetrate gaps and be absorbed by trim or framing, potentially causing stains and structural damage that extend far beyond the immediate shower area. Repairing the leak first requires investigating and determining the root cause. Some repairs may be easily fixed, while others are challenging and require a qualified contractor.

3. Diverter Leaks

Diverter valve leaks occur when shower water continues flowing from the tub spout even though it's directed to the showerhead. If these leaks are significant gushes, they will reduce shower water flow and waste water during use. Typical repairs may involve cleaning mineral deposits from the tub spout or installing a new diverter gate. The seemingly simple nature of this repair can be deceptive, as achieving a complete seal may require patience and persistence.

4. Defective Stoppers

Defective tub or sink stoppers create inadequate seals, allowing water to drain unintentionally. The impact varies depending on usage patterns, as those who regularly bathe or fill sinks will immediately notice when water drains slowly or completely. Sink stoppers may require simple stopper rod adjustment or stopper replacement, while tub stoppers can present more complex challenges. Older tub stopper models typically need professional plumber attention due to their integrated mechanisms, while newer stoppers with worn or bent seals may only need replacement parts.

5. Missing Stoppers

When a stopper is removed because the tub or sink drains slowly, it may indicate plumbing problems requiring the services of a plumber. Other times, a parent may remove the stopper due to children. My daughter would often play in the sink and leave hair or fabric that clogged the drain. Tiring of having to take apart the stopper to clean the sink drain, I removed the stopper. This made my life easier at the sink, as I no longer had to worry about damaging the retaining nut threading or having it leak.

In my reports, I have a specific comment when I find the stopper sitting on the tub edge not installed: "The tub stopper was removed and sitting on the tub edge. This may indicate slow drainage when the stopper was installed. We recommend a history of previous problems and repairs be obtained. We recommend a stopper be installed."

6. Tub Spout Gaps

Gaps behind tub spouts create entry points for water into wall cavities, with larger gaps allowing easier water penetration. Water running down shower walls or splashing during use can enter these gaps. Once water enters the wall behind the shower, it can create an environment suitable for mold growth, which may be a health concern for some people. Significant water entry behind the wall may lead to framing damage.

Proper repair methods require different approaches depending on gap size. Large gaps may demand qualified contractor attention for proper repair, while small gaps should be sealed at the top to prevent water entry but kept open at the bottom for drainage of any water that does manage to enter the wall cavity.

7. Tempered Glass Requirements

Safety glass requirements mandate tempered glass in shower doors and bathroom windows that could be impacted during a fall. Despite these long-standing requirements, older homes may still have untempered glass in shower areas. Wire glass shower enclosures are occasionally found but are more dangerous than regular glass when broken, as the embedded wire can cause significant muscle and tendon injuries.

All new windows in a bathroom should have a tempered glass mark. Verification of tempered glass can be challenging, particularly when the glass is frosted. When tempered glass etching isn't clearly visible, contacting the window installer for glass type confirmation becomes necessary. Any non-tempered glass in shower areas should be upgraded for user protection, as the safety benefits far outweigh the installation costs.

8. Cabinet Stains and Water Damage

Cabinet stains are markers of both past and possibly current water issues. Old stains likely indicate resolved leakage issues that pose no concern, while new or unrecognized stains should spur investigation for active leakage. Common leakage points include angle stop threading at wall connections, angle stop handles, water connector ends, waste trap fittings, stopper retaining nuts, faucet leakage, and water penetration under faucet bases.

Once you determine the source of water, you can repair it. Repair may range from cleaning and reinstalling the waste pipe fittings or connectors to complete replacement of the faucet or angle stop. A small leak under the cabinet can easily damage the cabinet or subflooring. Since cabinet doors are typically kept closed, dampness will be slower to evaporate. Pressboard cabinets may quickly deteriorate and develop mold.

9. Loose Toilets

Loose toilets can range from slightly loose to so loose a toddler could push it over. Loose toilets create risks for both leaking and structural damage, as the wax seal between the toilet outlet and waste pipe flange can shift, become loose, or sustain damage when the toilet isn't properly secured. Depending upon the amount of leakage and duration, the results could be as minor as staining or as significant as framing damage requiring complete replacement of the framing. Any loose toilet should be reset by a qualified plumber.

10. Outdated Ventilation

Proper bathroom ventilation requirements have evolved significantly over time. Older bathrooms with exterior walls historically relied solely on windows for fresh air, while current standards require all newer bathrooms to have mechanical ventilation. It's not uncommon for older bathrooms to undergo remodeling without adding required mechanical ventilation. Missing ventilation may indicate unpermitted work.

Optimal installation timing for exhaust fans coincides with roof replacement, allowing roofers to easily install vent caps and proper ductwork between the exhaust vent and exterior cap. Existing exhaust fans require regular maintenance, as dusty or dirty fans operate inefficiently. Fans should have their covers removed for thorough vacuuming of both covers and interior components. Clean fans exhaust moist air more efficiently, reducing humidity levels that can contribute to mold growth and other moisture issues.

11. Electrical Safety

Ground Fault Circuit Interrupters have been mandatory in bathrooms since the 1975 Electrical Code, yet many older bathrooms still lack this crucial safety feature. GFCIs prevent electrical shock in dangerous situations such as hair dryers falling into wet sinks. Common non-compliance occurs in older bathrooms without GFCI upgrades and in added receptacles, such as those installed for toilet bidet seats, which may be connected to non-GFCI circuits from other areas of the house. All bathroom receptacles should be GFCI-protected and installed by qualified electricians.

12. Age-Related Repair Considerations

The age of a bathroom significantly affects both problem types and repair complexity in ways that homeowners should understand before beginning any repair project. Newer bathrooms typically require straightforward maintenance that many homeowners can handle. Older bathrooms, however, can turn simple fixes into major renovations due to outdated plumbing systems, discontinued parts, and integration challenges with modern fixtures. Problems in older bathrooms frequently cascade, where fixing one issue reveals several others that require attention, leading to higher repair costs. Understanding this reality helps homeowners budget appropriately and make informed decisions about when to tackle repairs themselves versus when to call professionals.

Conclusion

Early intervention through regular maintenance prevents costly emergency repairs and extends bathroom component life. Inspection of caulking, testing stoppers and diverters, cleaning exhaust fans, and checking for loose fixtures can easily be performed when cleaning the bathroom. Remember that water-related bathroom problems rarely remain isolated—what begins as a minor gap or small leak can over time lead to structural damage, mold growth, and tens of thousands in repair costs. Your bathroom's daily reliability depends on your commitment to preventive maintenance.

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Glossary

Angle Stop:

A shut-off valve typically located where water supply lines connect to fixtures like toilets and sinks.

Also known as supply stop, fixture stop, or quarter-turn valve

Diverter Valve:

A mechanism that redirects water flow from the tub spout to the shower head when activated.

Also known as shower diverter or tub diverter

GFCI (Ground Fault Circuit Interrupter):

A safety device that shuts off electrical power when it detects ground faults or leakage currents, preventing electrical shock.

Also known as GFI (Ground Fault Interrupter)

Tempered Glass:

Heat-treated safety glass that breaks into small, relatively harmless pieces when shattered, rather than large dangerous shards. Tempered glass can often be recognized by a small etched mark in a corner of the glass for identification.

Also known as toughened glass or safety glass

Tooling:

The process of shaping caulk with a finger or tool to create the proper seal profile

Waste Trap:

A curved section of drain pipe that holds water to prevent sewer gases from entering the bathroom through the drain.

Also known as P-trap or S-trap

Wax Seal:

A ring of wax that creates a watertight seal between the toilet base and the waste pipe flange in the floor.

Also known as wax ring or toilet seal