Chapter 9 – Inspecting Kitchen/Bath Cabinetry & Countertops

We will continue our inspection with kitchen and bath cabinetry and countertops.

Cabinetry and countertops have their own idiosyncrasies and come in many shapes and sizes.  They come in a variety of materials.  They may or may not have pulls or knobs.  We will discuss floor mounted, wall mounted and ceiling mounted cabinets and their respective countertops.  The countertop surfaces include veneer, laminates, wood butcher block, cultured and molded materials, granite, grouted tile, metal, concrete and just about any other material under the sun.

We rarely find loose base cabinets.  They are usually secured to the floor and adjacent walls.  Give them a gentle nudge to make sure they do not move.  Pay particular attention to peninsula and island base cabinets.  If a base cabinet has plumbing fixtures installed and is not secured, movement could cause the plumbing lines to leak or break.Wall mounted cabinets in the kitchen are usually suspended over the base cabinets.  Gently pull the bottom of the cabinet towards you to make sure they do not give.

WARNING

Do not pull too hard or you may have an armful of hardware and dishes coming down on you.  Believe me, it can happen.

Ceiling only cabinetry are those cabinets that are hung over islands and peninsulas.  Their only support is the fasteners that secure them to the ceiling.  These cabinets have the capacity to hold a lot of weight and their attachments to the ceiling are very important.  Gently pull on the base of the cabinets to see if they are secured.

The cabinet countertops should be properly secured to the base cabinets, the adjacent walls, in good condition and sealed against water intrusion at the backsplash.  Gently lift upwards on the edge of the countertop.  It will not move if properly secured to the base cabinetry.  Examples of this procedure are demonstrated in the videos.

If they are not properly secured, the rigid materials some countertops are made of could crack and leaks could occur around the backsplash corners.  If the countertop supporting the sink is not properly secured, it could also cause plumbing leaks.

Check the drawers to make sure they slide smoothly with no restriction.  Check the doors to see if they swing and are aligned properly.  Make sure the hinges are not loose, broken or missing.

Do any of the appliances or light fixtures obstruct the opening of a door or drawer?

Look at the miter joints of laminated (Formica) countertops for swelling or separation.  Check for cracked tiles or gaps at any joints where missing caulking allows water intrusion.  Spilled water on a countertop needs to be contained so it does not leak between the walls or under the cabinet.

Look at the base of the cabinets for missing toe kick plates.

Finally, check the finish of the cabinetry for deterioration, scratches or a buildup of cooking oils.

It might be a good idea to take another look under the sinks or in the cabinets to see if you missed any leaks or stains when you were inspecting the plumbing.  Home inspectors often go back over areas they previously inspected to make sure they did not miss something so obvious that it vanished from plain view the first time around.

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KITCHEN/BATH CABINETS & COUNTERTOP FINDINGS: REMEDIES AND SOLUTIONS

Most loose or unsecured cabinetry can easily be secured with screws.  Any good handyman should be capable of securing loose cabinets.

Hinges and knobs are easily secured.  Do not tighten them so much that you strip the screws and create another problem.  If they are already stripped, a slightly longer screw might work.

Replace missing knobs.  You might consider replacing all of the knobs to dress up the cabinets.

If the cabinet finish is slightly discolored or scratched try repairing with “Finish Crayons” or a similar product.  Take a small drawer from the cabinetry you plan to touch up to the hardware store.  The professional there will be glad to help you decide the best method for the repair.

Spaces and gaps between the cabinets and the ceiling or wall can be covered by installing “Scribe” material (5/8” to ¾” flat to 1/4 round strips) over the gap.

Replacing cracked tiles is best left to a tile craftsman.  Repairing a single tile will make a huge difference in the overall appearance of the cabinet.  Even laminated materials can be repaired if the material can be matched.  Repairing cracked grout could be tricky.  There are products available to fix minor grout cracks.  It could be as simple as applying a bead of colored, sandy caulking that matches the original grout.  More information on this product is available in the “Additional Resources” chapter.

PHOTO GALLERY

How much trouble can cabinets cause?  You would be surprised.

An additional 28 images with  descriptive captions are available in the 27 Dollar Home Inspections eBook.

Click here to move on to
Chapter 10 – Inspecting Kitchen Appliances