We just got back from the annual ASHI educational conference, InspectionWorld, held this year in Phoenix, AZ. It was an intensive week of classes and meetings (which we’ll be writing about in the near future), and culminated in the installation of the newly-elected Board of Directors.

Bob Sisson was elected to serve a three-year term as a Director. Here he is on the stage, along with the other Directors, during the induction ceremony.

ASHI Board induction

Bob Sisson (far left) at the induction ceremony for the ASHI Board of Directors

Being a member of the Board of Directors for the national organization means Bob can play a part in elevating the standards of Home Inspectors around the country. ASHI works hard to ensure their members adhere to a Code of Ethics, and requires every inspector to take continuing education as a condition of renewing their membership. In states where there is still no licensing requirement for Home Inspectors, this can help home buyers feel more confident in the abilities of the inspector they hire.

ASHI currently has just under 6,000 members, and Bob is proud to be one of them.

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We live in an old house. Now, old is relative, but in our part of the country (Maryland suburbs) anything built before the housing explosion in the early 1990s is considered pretty old. Our house was built in 1942 and solidly adheres to the construction standards of that time, which means single-pane windows.

Dual-pane windows were invented in 1935 but weren’t widely used in the United States until the 1950s. Our windows were manufactured by Andersen and they are true divided-light single-pane casement windows. When the house was built, fuel oil was inexpensive, so it was more cost-effective to simply burn more oil than it was to invest in insulation and very costly dual-pane windows – not when you consider that our house has 40 windows incorporating a whopping 136 separate window sashes!!

A single-pane window has an R-value of 0.91. Dual-pane windows usually have R-values starting at 2.0, and super-efficient triple-pane windows can achieve R-values greater than 3. But there’s more to windows than just numbers.

There are three methods of heat transfer: radiation, conduction, and convection. Radiation is the heat you feel from the sun; it warms objects. Conduction is heat that passes through materials; nature will always try to balance the heat on both sides of a barrier.

The last method is most important when considering windows: Convection. When the warm air in a room hits the cold window glass, it loses heat. The now-cold air sinks down, pulling more warm air in behind it. This creates what is called a Convection Current, and it creates drafts that can make a room much less comfortable.

With heating oil hovering at the $4 mark, we started looking for ways to reduce the drafts in our old windows. One of the methods we tried last winter was to cover the window screen inserts with insulating window film; the kind you attach with double-sided tape and shrink to fit with a hair dryer.

Window screen with plastic insulating film

These worked, sort of. The main problem was that the air gap they created was nearly 2 inches wide – plenty of space for a convection current to be created in the gap. So we were still losing heat; it was now just a two-step process. They tended to wrinkle, and were prone to tearing. Also, covering the screens meant we couldn’t open the windows for ventilation.

A few months ago Bob started researching other options. He had decided that plexiglass inserts were going to give us the best results, but the issue was finding a supplier that could both cut to very precise tolerances (to the nearest 1/32nd inch), and at a price that wouldn’t require a second mortgage. He finally chose TAP Plastics.

So we started measuring the windows. A regular measuring tape simply wasn’t going to be accurate enough, as we had to be as precise as possible so we could get the tightest fit. Bob found this ruler at the hardware store and it was the perfect tool for measuring inside dimensions.

Lufkin Ruler Using the Lufkin Ruler

This is a Lufkin X46 Extending Ruler. It has a brass extension bar that lets you get amazingly precise inside readings. To make sure we got the most accurate measurements, we each took them independently and then compared numbers. If we didn’t get the same numbers, we went back and re-measured. A lot of work, but the end result would be worth it.

We then ordered the plexiglass. For most of the panes, we chose 1/8” thick clear plexi, so there would be less chance of wobbling or warping. For the smaller panes (the ones in the French doors, which we would have to do individually), we chose 3/32” plexi.

Installation

Each piece of plexiglass was protected by two sheets of blue adhesive plastic. To get started, Bob would peel the plastic off one side of the plastic, and then set it in place in the sash, right up against the muntins. This would leave a gap of between 5/8” and ¾” – just right to create a true dead air gap.

Plastic panel awaiting installation Peeling back the protective plastic

While pressing the plexi against the window, Bob started to peel back the front protective plastic. To hold the plexi in place, he used these little things:

Glaziers points Inserting the glaziers point

They’re called glazier’s points, and they’re meant to hold panes of glass in window sashes. They’re usually covered up by the window putty. In our case, we were going to use them to hold the plexi tightly against the sash. They are just pushed into the wood frame with a flat tool, like a paint scraper. Each sash required about a dozen points.

Once the plexiglass is installed, it is hardly noticeable:

Installed plexiglass

So, did it work?

We’ll let the pictures tell the story.

Thermal picture 1

This is a three-sash window on a north-facing wall. The left sash is the plain single-pane window glass. The center sash has the screen insert with the window film applied to it. The sash on the right has the plexiglass installed in both the lower and upper sashes. It’s a huge difference!

Here’s another example.

Thermal Picture 2

This is a French door on the opposite wall of the same room. Only one pane has the plexiglass on it. Can you guess which one?

We now have this plexiglass insert in every single-pane window in the house. The total cost for the plexiglass was about $1800, plus another $40 for many packages of glazier’s points (we’ve managed to clear out the stock in all three area hardware stores). Applying the plexi took about five minutes per sash; it took more time to wash each window thoroughly before the application!

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Note: This article is the first in a series that will define some commonly used home inspection terminologies and help you understand their importance.

Anti-Siphon Valve

In our home inspection reports there is a check box marked “Missing anti-siphon valve on hose faucets”

Vacuum Breaker device

These have been required for many years and are recommended on ALL outdoor hose connections that don’t already have them. They can also be called “vacuum breakers.”

For houses that don’t have them installed already as part of the plumbing, or part of the hose faucet or freeze-resistant faucet, the simplest option is to get the adapter shown here and to screw it onto the faucet.

You can also replace your faucets with ones that have anti-siphon devices built into them. These usually have something that looks like a cap attached to the top of the faucet, just behind the knob.

Why it’s important

When several high-volume water using devices are turned on (such as a washing machine, dishwasher, shower, etc.), and the end of the garden hose is immersed in a bucket or even just a puddle, for a brief moment the water pressure in the house can be lower than it is in the hose and the hose water, with any contaminates from the hose, can flow back into the house and contaminate your drinking water.  This adapter prevents that from happening.

It’s not just your own house that’s at risk. If there’s an interruption in the municipal water supply – say, a water main break – and you lose water pressure, that same hose can siphon water all the way back into the public water supply.

An easy fix

The best way to protect yourself from potential contamination is to make sure all outside faucets have anti-siphon devices, whether they be built into the faucets or threaded onto them. It just takes a minute (and about $6 per faucet) to add them.

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You might not think that a Home Inspection is necessary when purchasing a condominium. After all, condo owners don’t have to worry about fixing or maintaining the exterior, so why get an inspection? What could go wrong in such a small space?

The answer is lots. Although condos are generally smaller and buyers shouldn’t have to worry about the exterior, grounds, foundations, roofs and other sections usually inspected for a single family home or townhouse, there are still plenty of things that need to be inspected to make sure they are safe.

None of a condominium complex's exterior maintenance is the responsibility of a unit owner.

None of the maintenance of a condominium complex's exterior is the responsibility of a unit's owner. However, we will still inspect it for safety and suitability.

As with all our inspections, we start with the exterior, even though this common property is the management’s responsibility:

  • Are the walkways safe, with smooth, even surfaces and no trip hazards
  • Are the handrails present and secure
  • Are the elevator inspections up to date
  • Are the exterior doors secure

Problems with these areas point to maintenance problems overall and suggest that the buyer re-examine the Condo documents for maintenance plan and budget.

We then go inside the unit and continue the inspection.

  • Does the age of the development mean a LEAD PAINT waiver may be required?
  • Are any outlets painted over?
  • Have the smoke detectors been replaced, and are there an adequate number of detectors?
  • Is the water temperature safe?
  • Is the stove properly anchored?
  • Is the electrical panel accessible and appropriate?
  • Do all the appliances work?
  • Are there GFCI’s in all the appropriate places?
  • Is the HVAC system in working order and has it been maintained?
  • Have any of the appliances been recalled? (we run RecallCheks on Condo appliances as part of our inspection)
  • Are the bathroom walls/tile in serviceable shape?
  • Do the toilets work properly and are they securely anchored to the floor?
  • Do sinks drain properly? (the pipes belong to the association)

Special Considerations for Condos

When you buy a single family home, you own and are responsible for all the systems and structure of the home. However, in a Condominium, your ownership stops at the drywall. Everything inside the walls (plumbing pipes, vents, electrical wiring, wall studs) are the property of the condo association and, usually, unit owners are NOT permitted to repair or alter these systems.

Water damage in a condo unit

This water damage in a condo unit could lead to structural issues like rot, but the unit owner is not permitted to repair it as the pipes belong to the Association.

There are several issues that are cause for serious concern because even if YOU address YOUR UNIT, the issues may exist above, below and to each side of you.

  • Recalled Electrical Panels: FPE Panels were popular when many high-rises were built in the 60′s and 70′s
  • Polybutylene Piping: This is rarely discussed in Condos or Apartments because acknowledging the problem would mean system wide replacement, which would be extremely costly.
  • Asbestos on Steam/heating Piping
  • Lack of Smoke Detectors because the units didn’t require then when built
  • Overly long dryer vents with no plan to routinely clean them (they go through common space and are in the walls so they are the Association’s responsibility)

Condo/Apartment living does have its advantages, but everything INSIDE the unit is your responsibility so make sure everything is working properly before you buy the unit. Even though the systems and all the stuff in the walls is someone else’s responsibility, you want to know if they ARE maintaining it properly.

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Confused about what questions to ask? Here's help.We always tell our clients to ask lots of questions, but what if you don’t know the questions to ask? Relax; we’re here to help.

First of all, familiarize yourself with the ASHI Customer Bill of Rights. This will tell you whether your Home Inspector is operating in a professional, ethical manner, with your best interests in mind.

Once at the site with the Home Inspector, you can ask specific questions. You might want to bring along your own notebook and/or camera (And if your Home Inspector discourages this, ask them why!).

Questions to ask your inspector onsite:

  • Where is my Electrical panel and how do I shut it off?
  • Where is my Water service and how do I shut it off?
  • Where are my outdoor faucet shutoffs?
  • Do I have enough smoke detectors?
  • What needs to be serviced before I move in?
  • What needs routine/annual service?
  • What should I test routinely, and when should I test it?
  • Where is the master GFCI for the kitchen/bathroom/outside/etc?
  • What should I do if..(smell gas, outlet doesn’t work, see a leak, etc.)
  • How do I operate my garage door without power?
  • How do I find a good contractor/repairperson?
  • How do I adjust the water temperature?
  • Should I have my ducts cleaned?
  • Do I need more insulation?
  • What can I do to save energy? (or what should I do first to save energy?)
  • What is (fill in the blank – an unusual switch, oddball feature, etc.)

Above all, don’t be afraid of asking any question, even if you think it’s silly. And if you don’t understand the answer, tell us and we’ll explain it until you do. That’s our job!

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