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It can take a mere SIX SECONDS to break into a garage that has an automatic garage door opener:
The only thing that would slow such a thief down is to not have windows in your garage door. This would prevent them from seeing their target. If you do have windows, you can apply a decorative film that obscures the view inside without reducing the amount of light into the garage.
What Home Inspectors do is not rocket science. We are trained to look for defects in a methodical way and we have an extensive list of what we are looking for, but that doesn’t mean YOU, the buyer, can’t be looking for issues on your first, second and third visit to the property you will eventually have me inspect. You could save yourself some money if you cross off a house before I even see it.
This gutter is obviously not helping direct water away from the house.
A large percentage of home problems are related to water going where it shouldn’t. Start outside, looking at the house. What does the roof look like, and how old is it? What do the gutters, downspouts and splash blocks look like and where does the water go when it reaches the ground? Any erosion, moss, stains or other ‘clues’ evident?
Once inside, check for stains on ceilings or walls on the top floor (possible signs of a leaky roof). Are there any stains or patches underneath bathrooms on the other floors? What does it look like underneath the sinks? When you go into the basement, are there any odors, dampness, rust stains or discolored cardboard boxes on the floor? Does the furnace have any rust stains?
Evidence of a previous gas fire. Amazingly, a prior Inspector failed to spot this during his inspection.
Gas is easy: everything should work and there should be NO ODOR! If you smell gas
when walking into a home, walk right back out. You might get a brief whiff if you are standing next to a stove or fireplace as it starts to light, but NEVER when first entering a home or even a room. If you smell gas and you are not standing close to the appliance, there is a dangerous problem. Leave the house immediately and call 911.
An outlet with scorch marks can be a red flag for potential electrical system issues.
Repeat after me: “Extension cords, wire nuts and black tape are generally BAD” A $7 electrical outlet tester will tell you a LOT. Is the outlet working? Is it loose in the wall? Does it hold an inserted plug firmly? Has it been painted over? Do all the right lights light up?
Older houses may have a mix of two-wire (ungrounded) and three-wire (grounded) outlets. If it seems like there is a random distribution of grounded and ungrounded outlets, the grounded outlets may not actually be grounded to anything, which constitutes a safety hazard.
A quick look at the electrical panels may also tell some stories. Fuses are not necessarily a red flag; they are just old and obsolete, and you could be looking at (expensive) upgrades to bring them up to current standards. Rusted panels, or Federal Pacific, Zinsco and Bulldog Pushmatic panels all need to be replaced as they are documented safety hazards, and this is an expensive repair. Messy wiring with lots of loose wires everywhere probably needs some TLC from an electrician.
This furnace had not been maintained and was crusted with layers of dust and corrosion.
It should be working and be REASONABLY current. System efficiencies have gone up a LOT in the last few years, so a 17 year old system will cost you extra each month until you replace it. Any system more than 17 years old is a candidate for replacement; between 10 and 17 years old and you might want to consider upgrading if you’re planning on staying in the house for five or more years. A system between five and 10 years old just needs to be maintained, and anything under five years old is nice to see.
HOWEVER!!! If the fuel bills are reasonable, then replacing a SAFE and WORKING 20 year old furnace with a new $9,000 one doesn’t make sense as the payback is probably longer than you will be in the house. Then again, I don’t see many 20-year-old furnaces that are safe, efficient, and in good working condition.
Even a tiny gap like the one in this door can add up to huge increases in your heating and cooling bill.
If they work and are draft-free, don’t even think about replacing them. If they have storm windows, all the better. An old TIGHT window is much better and will last much longer than a new, poorly installed, cheap, smaller new vinyl replacement window (not that I’m opinionated at all). DRAFTS are what it is all about, rather than the ‘R’ or ‘U’ factor of the window. A small draft will totally wipe out any savings from a super-duper argon filled low-E triple pane custom vinyl window. Sealing or tightening existing windows is far more cost effective in most cases (Psst… Energy auditors are supposed to tell you about DIY opportunities FIRST before mentioning any upgrades or replacements…I’ve been through the training!). And if you can see daylight around any outside doors, uhh…no. Weather stripping is MUCH cheaper than a replacement door.
I’ve just shared some secrets with you. If I get to an inspection site before the client does, these are the things I will look at while I am finishing my coffee. I haven’t started the inspection yet, but this “First Pass” has told me where I need to spend more (or less) of my time and given me clues as to what issues I should be looking for.
On July 14, 2010, Bob Sisson was installed as President of the Mid-Atlantic Chapter of the American Society of Home Inspectors.
ASHI is the largest and most respected association of Home Inspectors in the country, and is instrumental in setting the standards for home inspections.
Bob is looking forward to a productive term in office, and hopes to increase MAC-ASHI’s visibility and credibility among local home owners and buyers.
In a nutshell: Out it goes… along with a lot of other stuff as well.
Does your house have problem drywall? If so, you'll need to remove it... along with a lot of other stuff.
The U.S. Consumer Product Safety Commission (CPSC) and US Department of Housing and Urban Development (HUD) have issued interim remediation guidelines regarding the issue of problem drywall imported from China, which has been associated with corrosion of metal parts such as pipes and electrical components.
The cause of the corrosion was found to be a high level of hydrogen sulfide.
Based on scientific study of the problem to date, HUD and CPSC recommend consumers remove all possible problem drywall from their homes, and replace electrical components and wiring, gas service piping, fire suppression sprinkler systems, smoke alarms and carbon monoxide alarms. Taking these steps should help eliminate both the source of the problem drywall and corrosion-damaged components that might cause a safety problem in the home.
To read the full text of the remediation guidelines, visit the federal Dryall Information Center website (PDF).
The affected drywall was installed between 2001 and 2008, with most occurring between 2005 and 2008. The most obvious sign is blackening of copper electrical wiring and/or air conditioning evaporator coils. Chemical analysis may be required to confirm the specific chemical emissions from the drywall.
A full text of the identification process can be obtained from the CPSC website (PDF).
Most of the problem drywall was used in Florida and the Gulf states, during the building boom following hurricanes Katrina and Rita. However, there have been reports of it in Virginia, and on the Eastern Shore.
If you suspect your property has been affected by this issue, you should contact the CPSC by calling 800-638-2772, or visit the Drywall Information Center.
Thinking about adding a deck to the house? Now is the season for it. Before you start hire a builder or buy lumber, be sure what you are planning to build is safe — and legal. Here are the three biggest issues I see when inspecting decks.
New decks REQUIRE permits. If a builder doesn’t want to pull permits, don’t hire them. If the builder is caught mid-construction working on an unpermitted deck, they will lose their license and you may be required to tear it down and start over. If you are building your own deck you still need to obtain a permit; if you don’t, and are caught mid-construction, you may be required to tear it down. What’s more, if someone is hurt on a deck that you knowingly built or had built without permits, your homeowner’s insurance may deny any claims resulting from the damage.
The function of flashing is to prevent water from infiltrating your home via the deck-to-house connection.
Vinyl siding is NOT flashing. Flashing protects the junction of the ledger board to the house, the bolts and more. A deck ledger without VISIBLE flashing is considered unsafe by many home inspectors. Note that the flashing goes BEHIND the siding and OVER the ledger board.
#3: Poorly-constructed RailingsThe railing posts need to be securely fastened to more than just the rim board. The rim board is not structural enough by itself. If the railing can be moved more than ½” TOTAL MOVEMENT it is considered UNSAFE by many home inspectors.
Balusters should be fastened with screws, not nails. Nails will pull out if a heavy force (think falling adult) is applied to the baluster. The balusters in the picture at right are not installed properly, and could lead to a nasty fall if enough force is applied.
One of the best “prescriptive” deck plans provided by a local jurisdiction is available from the Fairfax County (Virginia) Department of Public Works and Environmental Services (PDF file) . This is used by a “Reference” by many other jurisdictions and inspectors as “best practice.”
References for deck building materials and techniques are available from various manufacturers, including Simpson Strong-Tie and Dek-Lok.
We also offer our own brochure about deck safety, with more information about proper installation and what to look for when evaluating a deck design.
We often get calls from people asking if we can inspect their basement remodeling job because they have concerns. The answer is yes, we do perform remodeling inspections on a consulting basis, and have also been called to provide expert testimony in remodeling lawsuits. However, the best way to avoid the worst remodeling nightmares is to be fully informed about the process, and to carefully select who does the work.
Here are some suggestions to help you get through your remodeling project BEFORE you call us with concerns.
This unlicensed contractor left a hazardous mess on the worksite.
The same unlicensed contractor left a gaping hole in the living room floor before abandoning the homeowner.
Got questions? Contact us about YOUR project and what we might be able to do for you.
The History Channel has an excellent series called “Life After People.” There’s a new episode airing tonight that should be of particular interest to homeowners: “Home Wrecked Homes”.
From the HistoryChannel.com website:
Examine the apocalyptic fate of every home in the world. Gas leaks turn suburbs into infernos; a famous castle is toppled by a hidden flaw. Paint causes some high-end homes to explode in flames. Houses fall from the world tallest apartments to the most crowded complexes.
We’ve written before about what happens to houses that aren’t maintained properly, or that have their utilities shut off. It will be interesting to see how this is portrayed in this program!
The Standard Seasonal Efficiency Ratio (SEER) for Air conditioners only ten years ago was around 10-13. A top of the line central air conditioner can now hit a SEER of 21, for a Potential savings of 38%. If your unit was not maintained properly, or was an even a lower SEER unit, your savings could be even more. The savings for heat pumps are similar, but heat pumps don’t have quite as high a SEER as air conditioners, but they also started out lower. The changes in heating performance are nice, but nowhere as great as the cooling. Those with gas heating and electric air-conditioning will see the greatest savings in the summer.
Other advances
Multispeed indoor AND outdoor units are much quieter and save more money by matching the compressor and fan speeds to actual need. Additionally they also control humidity much better than single speed units.
There are also better filters (We like the 4” pleated) that work better but do not need to be changed every month and don’t generate Ozone like some of the Electrostatic unit. UV Lamps in duct work serve to sterilize mold spores and pollen, further reducing potential allergens.
Modern thermostats are now typically programmable for setbacks during off periods and can even cope with larger setbacks without invoking the dreaded Heat-Pump Auxiliary Heat.
Compare the SEER ratings to calculate your energy savings.
How much you will actually save will depend on how you live, your thermostat settings, the age of your equipment and more, but from the chart at left, you can see that the potential savings can be substantial.
As little as 8 years ago, SEER 8 units were still being sold and installed because they were cheap. It was only in 2006 that a minimum allowable SEER was mandated, and that was only 13.
Want to get an idea of what you might save? Take your HIGHEST electric bill and subtract your LOWEST. What is left typically represents your highest cooling cost. Then multiply by the appropriate factor from the table. You may not get that savings every month, but it gets the point across.
Last year, we had our furnace and heat pump units replaced, even though they were just ten years old. Since then, we’ve seen between 30%-50% drops in our electric bills. At this rate, the new system will have paid for itself within five years. Not a bad return on our investment!
Coming Up Next
There have been big changes in Refrigerator and Freezer efficiencies. You may want to unplug that old freezer in the basement after reading what we have learned! Look for that article soon!
On Wednesday and Thursday, we visited the National Association of Home Builders expo at the Las Vegas Convention Center. There was certainly a lot of great information there, and we’re going to be posting about what we learned over the next weeks.
However, today we’re sharing some good news.
Last night we were contacted by the folks at the Lowes booth, saying that Welmoed’s name had been drawn for a prize, and they asked that we come back to the booth to pick it up if we were still in town. So we went back to the convention center this morning.
Unfortunately, our prize is too large to fit in our luggage:
Our prize from Lowes
Welmoed won a new 2010 Chevy Silverado!
This prize couldn’t have been timed better: we have been looking at purchasing a new company vehicle. Since our actual prize is an “allowance” towards the purchase price of any Chevy vehicle, we’ll be able to pick one best suited to the company’s needs, which will allow us to carry more specialized tools for inspections.
Welmoed was totally shocked when she learned her name was drawn from more than 6,000 entries. It probably won’t really sink in until we pick out the car we want and drive it home.
We’d like to thank Lowes for this wonderful prize!
From January 16-20, 2010, most of the very best home inspectors will be in Las Vegas, attending the annual Inspection World conference. This conference gives inspectors the opportunity to get training on new homebuilding technology, with specialized training in various house systems.
The very best inspectors are always seeking out educational opportunities, so these are the ones who will be out of town.
Some larger inspection firms may leave some of their staff inspectors on duty during the conference, but Inspections by Bob has just one inspector, and will be unavailable for any inspections from January 16 through 23.
The extra few days will allow Bob to also attend the 2010 International Builder’s Show, also being held in Las Vegas, to learn more about the latest trends from the builders’ standpoint.
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