Maybee Property Inspections

06/13/2026

Two fresh 5-star reviews in the same afternoon, grateful beyond words for clients who trust us to look out for them, and for the chance to do work that actually matters.

06/13/2026

Thank you Anthony for the kind words.

06/12/2026

Three months ago I inspected a home for a buyer who’s new to the area. I found storm windows that had been screwed directly through the vinyl window frames — improper installation, no head flashing, and active moisture already getting into the walls.

That finding saved my client about $9,000 before he ever signed.

Here’s the part that surprised even me. The windows got replaced, and he asked me to come back out and check the new install. I expected to confirm it was done right and move on.

It wasn’t.

Daylight visible from inside, looking out, at eleven windows. Caulk smeared over the frames to hide the gaps instead of proper sealing and flashing. A big open gap at the front window. Brand-new windows — installed wrong all over again.

This is why I tell people a window “replacement” isn’t automatically a fix. The product can be great, but if it’s not flashed, sealed, and integrated into the wall correctly, you’ve still got water heading into your framing. You just can’t see it yet.

Whether it’s the original install or the do-over, get a second set of eyes on it. It’s your house and your money.

Glad I could look out for you, Jonathan.

06/10/2026

Hey everyone, why the heck are my AC ducts sweating like crazy? 😓
So I was in the attic the other day and saw all these water droplets forming on the ductwork… and yep, they were dripping right onto the sheetrock (check the photo). Total “duct sweating” situation. If you live in a humid area, you’ve probably seen this too!
The main issue? My Delta T was off. Basically, that’s the temp difference between the super cold air coming out of the vents and the warmer air going back into the system. It’s supposed to be around 18–22°F. Mine was too low, which made the ducts get way colder than they should. Warm attic air hits those icy ducts and — bam — condensation everywhere, like a cold drink on a hot summer day.
What usually causes this?
• Low refrigerant
• Dirty evaporator coil
• Bad airflow (dirty filters, closed vents, etc.)
• Blower fan set too low
• Or the AC unit might be oversized for the house
What I’m doing about it:
First, calling in an HVAC tech to fix that Delta T. Then we’ll insulate and seal the ducts better. Also checking attic ventilation and humidity. Gotta stay on top of those filters too!
If you ignore it, you end up with water stains, potential mold, and bigger repair bills. Not fun.
🎥 I posted the video with this so you can see the droplets actually forming. Pretty wild.
Has this happened in your house? Low Delta T? Sweating ducts? Tell me what you did to fix it — I’d love some real-life tips! 👇

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