Maybee Property Inspections

05/19/2026

Black copper and aluminum wiring are two things inspectors pay close attention to — but for very different reasons.

Black Copper Wiring
When copper turns black, it’s usually a sign of:

* Moisture intrusion
* Corrosion or oxidation
* Overheating
* Chemical contamination (often from sulfur compounds or poor environments)

The problem is the corrosion can increase electrical resistance, which creates heat. In severe cases, connections can become loose or fail completely. We commonly see this in damp crawlspaces, attics with poor ventilation, around roof leaks, or older overheated connections.

Aluminum Branch Wiring
Aluminum wiring itself is not automatically “bad,” but older solid aluminum branch wiring (commonly installed in the late 1960s–1970s) has a history of:

* Expanding and contracting more than copper
* Loose terminations
* Overheating connections
* Oxidation at devices and splices

That combination can create fire hazards if not properly repaired or maintained. Special connectors and approved remediation methods are often recommended.

As inspectors, we’re not just looking at the wire type — we’re looking for signs of heat, corrosion, improper terminations, double taps, and unsafe modifications.

“Electricity usually gives warnings before it gives problems.”

05/18/2026

Yesterday’s Wichita winds were a good reminder to do a quick walk around your home.

From the ground, look for:

* Missing shingles in the yard
* Lifted or folded shingle tabs
* Missing ridge caps
* Loose flashing around vents/chimneys
* Gutter debris or shingle granules
* Loose siding, trim, or fence damage
* Tree limbs touching the roof

You don’t have to climb on the roof to spot many wind issues. A simple perimeter walk with your phone zoom or binoculars can catch problems early before they turn into leaks.

— Maybee Inspections

05/12/2026

Found a broken truss in the attic of a brand-new build today. Framer’s exact words: “Central inspections won’t catch it.”
Cool. Cool cool cool. 😎
Spoiler alert, my guy — I caught it. Because I’m not central inspections. I’m the inspector your buyer hired, and I climb into attics specifically to find the stuff you’re hoping nobody climbs into attics to find.
Trusses are engineered. A broken one isn’t something you patch with a prayer and a 2x4 — it needs a written repair from the truss manufacturer or a structural engineer. Period.
Moral of the story: hire your own inspector. The city’s inspector doesn’t work for you. I do.

05/11/2026

Don’t Just Trust That the AC “Works”

Found this on a recent inspection — a 2019 condenser unit serving a 1,417 sq ft 1930s home.
Looks fine, right? Modern unit, decent age, blows cold air on test day. Easy to check the box and move on.
But here’s the catch: the model number tells the story. That “24” in the middle? That’s 24,000 BTU/hr — a 2-ton unit.
For a 1,417 sq ft home of that era (older insulation, original windows, more air leakage), typical sizing calls for 2.5 to 3 tons. This unit is likely undersized.
What that means for you as a buyer:

The AC will run almost nonstop on hot days

It may never quite hit your thermostat setpoint in a heat wave

Higher electric bills from constant runtime

Shorter equipment life from overwork

Possible humidity issues even when it IS keeping up
The lesson: “It turns on and gets cold” is not the same as “it’s the right size for the house.” A proper inspection looks at the data plate, does the math, and flags it before you close — not after your first July electric bill.
If you’re buying an older home, ask your inspector to verify HVAC capacity matches the square footage. It’s a five-minute check that can save you thousands.
📩 Questions about your inspection? Drop them below or send me a message.

05/06/2026

Most home inspectors stop at inspector CE. We don’t.
Today we sat in on a contractor HVAC training — mini-splits, multi-zone setups, install specs, diagnostics. The kind of stuff the techs installing these systems need to know cold.
Why does a home inspector care? Because inspector training teaches you how a system is supposed to work. Contractor training teaches you how they actually get installed — and where they go wrong. That’s the gap where problems hide, and it’s where our clients benefit.
Better training in, better inspections out.

05/05/2026

04/28/2026

You don’t always see the problem… until you lift the cover.

Pulled back the metal trim on this second-floor window and found extensive hidden rot. From the outside? Looked fine. Clean. Maintained.

But that trim wasn’t protecting anything it was hiding years of water damage.

This is exactly why inspections matter.
Not everything is visible.
Not everything is honest at first glance.

If water gets in and can’t get out, it will win every time.

Moral of the story:
Cosmetic fixes don’t stop moisture — they just delay the discovery.

04/27/2026

$5 in sealant.
Or wait… and spend $5,000.

This storm collar failed. Water doesn’t ask permission—it just follows gravity.

Easy fix today. Expensive problem tomorrow.

04/26/2026

Yesterday’s hail looked like snowfall… here’s what that actually means for your roof 👇

(We will be looking at granular loss in gutters and downspouts)

When hail falls that heavy and that fast, it’s not just a “cool storm.”

It’s high-impact, high-density hail, and that’s when we start seeing real damage, even on roofs that “look fine.”

Here’s what to know:

1. It’s not just size — it’s volume + velocity
Even smaller hail, when it falls hard and piles up like snow, can:

* Strip granules off shingles
* Bruise the mat (you won’t see this from the ground)
* Shorten roof life fast

2. Damage isn’t always obvious right away
You might not see leaks today.
But what we often find after storms like this:

* Soft spots / bruising
* Accelerated aging
* Future leak points

3. Soft metals tell the story
Check:

* Vents
* Gutters
* Flashing
* AC fins

If those are dinged up, your shingles likely took a hit too.

4. Insurance is paying attention more than ever
Between aerial imagery, storm tracking, and claim data…
They already know your house was in it.

Bottom line:
If it looked like snowfall, it was a serious hail event.

Doesn’t mean your roof is totaled.
But it does mean it’s worth a closer look before small damage turns into a big problem.

04/24/2026

Another one came through today.

“I received the report. Wow! You did an excellent job… I will definitely recommend you to others.”

This is why we do it.

Not just checking boxes
actually helping people understand what they’re buying.

Erik Maybee
Maybee Inspections