If your home has a crawlspace, thereโ€™s a good chance youโ€™ve never been in it. Itโ€™s just this mysterious, narrow grotto underneath you, that avoid or even forget about until you sell your home, or it presents symptoms of defects. These symptoms can include smells, soft floors, or sticking doors and windows.

3 summer crawlspace tips

ย 

When we do an inspection, we inspect the Crawlspace last and everything can beย going fine right up until then. The condition of the Crawlspace can make or break the deal. A wet moldy crawlspace can cost several thousands of dollars to address. If itโ€™s been an undetected chronic issue, there can be wood rot or termites that can easily the double the cost of repairs. It doesnโ€™t need to be this way though. A little effort can a long way to preventing costly repairs. Thatโ€™s why I wrote this blog 3 Summer Crawlspace Tipsย 

  1. Keep your crawlspace vents CLOSED all year long

We get asked this all the time.

โ€œShould I open my crawlspace vents?โ€ or “When Should I close my crawlspace vents?”

Yes I said keep them closed all year long. Close your crawlspace vents in the summer. Close your crawlspace vents in the winter. Close your crawlspace vents in the spring and fall. CLOSE YOUR CRAWLSPACE VENTS. ย Yes, I know your dad doesnโ€™t agree. Iโ€™m going to try to break this down Barney style. There are three important things to understand; temperature equilibrium, dew point, and humidity.

Temperature equilibrium is when two spaces of air (or any two objects) transfer energy until theyโ€™re the same temperature. The hotter space will transfer its energy to the cooler space.

Humidity – or rather relative humidity is the amount of water in air, in the form of vapor, compared to how much water it can hold. Hot air can hold more moisture than cold air.ย 

Dew point – this is the temperature air must be cooled to achieve 100 percent relative humidity. Remember, cool air holds less moisture than hot air, so given the same amount of water, as air gets colder, the relative humidity gets higher. This why relative humidity is highest early in the morning (coldest part of the day) and why you have dew in the morning.

One last thing. Crawlspaces are always cooler than the outside temperature in spring and summer because theyโ€™re dark and shaded. There also may be an air handler or ducts that keep it colder.ย 

When you open your crawlspace vents, hot humid air will be pushed into the crawlspace as the two spaces work towards temperature equilibrium. As the hot humid air is cooled in the crawlspace, the relative humidity is increasing, potentially reaching the dew point. Once the crawlspace reaches dew point, you will have condensation forming on all the colder surfaces such as pipes and ducts, but even wood and insulation.ย 

A wet crawlspace encourages mold growth, rot and decay.ย 

KEEP YOUR CRAWLSPACE VENTS CLOSED ALL YEAR LONG.
  1. Improve the vapor barrierย 

The vapor barrier is the plastic that is (or should be) on the ground the crawlspace. It blocks water vapor, which is water that evaporated in the soil is making its back into the atmosphere, from going into your crawlspace. Remember, if youโ€™re adding water vapor to your crawlspace, youโ€™re increasing the relative humidity andย  runing the risk of allowing your crawlspace to reach its dew point.ย 

The vapor barrier is never as good as it should be. It should be free of holes and sealed along all the joints and edges. Take an afternoon to improve your vapor barrier. Itโ€™s not fun, but neither is a 20k crawlspace repair bill.

  1. Keep an eye on your crawlspaceย 

It takes a while for moisture to start rotting your joists and damaging other components. Sometimes, you wonโ€™t be able to prevent needing to fully encapsulate your crawlspace, but you can prevent thousands in structural repairs. Check your crawlspace weekly for termites, moisture, mold, and leaks. If you see any of the above, you can quickly get it addressed before the problem festers and makes a mess of your crawlspace.ย 

Perhaps once or twice a year get a professional in there such as termite inspector, or home inspector.ย 

Check Out Our Post About How to Inspect for Termites in Your Crawlspace

 

The last thing any homeowner wants to hear is that they have termites. Just the word “termite” invokes a sense of dread. That is not surprising considering that termites cause an estimated 30 billion dollars in property damage every year. Treating for termites can cost up to 1000 dollars, or more, and repairs to the structure can easily get into the thousands. We are especially vulnerable here in Richmond. We primarily build our homes over crawlspaces that are dark and humid. Crawlspaces can allow termites to turn your structure into a smorgasbord without detection. Preventing termites can be difficult, but preventing them from doing significant damage is really not that hard most home owners. Either check your crawlspace often, or have a professional do it. We do this every single day. It’s not so bad. Heres a quick video on some tips for inspecting for termites in your crawlspace.

 

As an Amazon Associate I earn from qualifying purchases

 

You found the house of your dreams, put in the offer, fought through the negotiations, endured the nerve wracking home inspections and appraisals, and finally got the keys to your brand new home. No more listening to the upstairs neighbors stomp their feet early in the morning, or fighting over parking. Also however, there is no longer a maintenance department when things break. You either call an expensive contractor, or handle things yourself. If you’re anything like me, you’ll procrastinate for 6 months, promise your wife you’ll handle it, rebuff her attempts to call a contractor, and finally decide to tackle the repair yourself. You’re going to need tools though. We got you through the inspection, and we’re here to help afterwards. Here are must have tools for the brand new home owner.

    1. A Ladder- Not all repairs are going to be easily in reach. From damaged shingles, to dirty gutters, and changing light fixtures. You are going to eventually need a ladder. ย As a homeowner, you want something that can be used for all the different jobs you might encounter, and there is only one ladder that can do it all. The little giant ladders can be flattened and extended for gutters, or roof repairs. It can also be used as an A-frame ladder for changing a light fixture. The 13 foot ladder should be sufficient for most jobs if you have a one floor rancher. I would opt for the 22 foot version if you have a 2 story home, and/or tall ceilings. Check out our in depth blog about choosing a ladder.

2. ย An Affordable Tool Kit –ย You could try to assemble your own kit of basic hand tools, but ain’t nobody got time for that. Craftsman has assembled this kit of wrenches, screw drivers, sockets, pliers, a hammer, a measuring tape and a few other essentials. There isn’t much you won’t be able to tackle with this kit. And, if you actually put your tools back when you’re done with them, which we all know you won’t, the Craftsman quality should last you for many years.

 

 

3. A Durable Caulk Gun –ย Home maintenance is crucial to preventing bigger issues down the road, and arguably, one of the most important home owner maintenance tasks, is caulking. Moisture is undoubtedly the enemies worst enemy, unless of course you count yourself. JK, but not really. From caulking outside around siding penetrations, to inside around the shower, caulk plays a huge roll in stopping hidden moisture damage. There are really cheap guns, but they suck. You’ll end up buying a new one every time you have some caulking to do. This one from Norman has the spout cutter, the seal puncture tool, and the durability to handle your new caulking obsession for a long time.

 

4. A Painters Multi Tool-ย Do not underestimate the simplicity of this tool. I am in love with mine. It’s probably one of the only tools that take care of as much as I should. It’s just so good to me, that I feel the need to treat it right. From spreading drywall compound over that hole you made in the wall, to removing and spreading caulk, scraping paint. and even cleaning paint rollers and setting nails. I keep this one in my tool bag no matter what job I am doing.

 

5. A Torpedo Level-ย Look, you’re going to be hanging stuff. Don’t be looking all janky when you have the housewarming party with crooked family photos. Get yourself a level.

 

6. A Stud Finder –ย Please refrain from placing this tool on your chest and proclaiming that it works – especially if you a cheap, or off brand one. I have three stud finders in my tool box. Two that never seemed to find anything, and one that I trust. You don’t want to hang a big screen TV, or a shelf, or anything really without a good stud finder. Zircon specializes in this area, and will save you a lot of time and headaches.

 

 

7. Vise Grips! AKA locking pliers –ย Vise grips are staple for me. From stripped bolt heads, to odd shaped hardware, doing jobs that require hands, or even in place of an adjustable wrench, this is my absolute favorite tool. Never get one pair. It’s not enough. You will just have to trust me.

 

8. A Cordless Drill –ย Ok, I am not going to lie. You don’t NEED a battery powered drill. You COULD get probably get by on screw drivers for most things. But this is absolutely worth it. I would pick a brand that that has multiple tools that run on the same battery. I personally have just about every 20v Dewalt tool. Dewalt is heavy duty and will last forever and take tons of abuse. Most homeowners don’t need that though. You don’t want to go to cheap either, or you’ll just end up buying a new one. I think craftsman is a nice middle of the line brand.

 

Lead Water Lines In Richmond

During our inspections in Richmond, it is not uncommon for us to find that the main water lines are lead. While home inspectors aren’t required to test for, or discover lead components, a visible main water will have a distinct feature often indicating it is lead. In the photo below, the bulge in the line is the tell tale sign that it is a lead line.

Lead water lines can cause a lot of anxiety for home buyers. Lead has been used for hundreds of years used to transport water. It is durable, and flexible which are important factors for water piping. The only problem is that lead is poisonous and leads to an array of health concerns. Many areas stopped using lead water lines n the 1920’s but many Richmond homes were built before that time. Lead was also used in the solder for copper pipes which wasn’t banned until 1978.

If you, or your home inspector identifies a lead water pipe, you should have your water tested for lead content. Replacing the service pipe is possible, but often expensive. The EPA lists additional methods of reducing your exposure to lead.

Reduce Your Exposure to Lead in Drinking Water at Home

  • Use only cold water for drinking, cooking and making baby formula. Boiling water does not remove lead from water.
  • Regularly clean your faucetโ€™s screen (also known as an aerator).
  • Consider using a water filter certified to remove lead and know when itโ€™s time to replace the filter.
  • Before drinking, flush your pipes by running your tap, taking a shower, doing laundry or a load of dishes.
  • Contact your water system to learn more about sources of leadย and removing lead service lines.

EPA WEBSITE

 

Home Inspection Defect in Brand New Home

 

Many home buyers are conflicted about whether, or not, they should pay for a home inspection on a brand new home. I think if we found nothing else in this home, the inspection would still be worth every penny.

 

Blogging Tips For Realtors

Blogging is a necessity for many companies trying to brand themselves, establish themselves as experts, and keep engaged with their clients. For us, blogging has brought us immeasurable success on all fronts. NAR reports that over 90 percent (99 percent for millenials) of home buyers start their search online, and that only 11 percent of Realtors reported having a blog. If I had to guess, even less blog regularly. With these statistics it would be easy for a Realtor to really stand out from the crowd by leveraging the benefits of blogging.

 

1. Google Juice

When it comes to SEO, content is king. Blogging is a great way for companies to add a ton of google juice to their website. For many local service professionals, this is pretty simple. A home inspector, for example, would want to show up at the top of google results when a consumer searches for “richmond home inspector”. For Realtors though, the competition is tough. Between Zillow, Trulia, and the thousands of other agents in the area, ranking well for a generic keywords can seem impossible. If you’re creative though, you can easily land yourself at the top of a home buyers google search query. For example, if you blogged about “Best Neighborhood Pools in Midlothian” your blog could help you land a buyer searching for neighborhoods with pools. If you blogged about “10 Best Midlothian Neighborhoods with Sidewalks” it isn’t likely that you will have much competition on google with buyers searching for these types of neighborhoods. The key is for your blogs to rank well, and the best way to do that is blog regularly. So, blog regularly, improve your SEO, get found, get more buyers.

2. Grow Your List and Get More Referrals

Referrals are still the number one way home buyers and sellers choose a Realtor, and NAR reports that about 54 percent of buyers, and 64 percent of sellers use a Realtor referred to them. About two thirds of home buyers and sellers are willing to refer the last Realtor they worked. For Realtors who rely on referrals, keeping in touch with past clients is crucial to receiving future referrals. Knowing your audience, and blogging about topics they actually want to read about, provides you a way keep them engaged long after the sale. Consumers today recognize spammy content immediately, and they’re not interested in market statistics, or generic content from a monthly newsletter. Blogs about the community are much more likely to be read. A regular blog about family events in Richmond, a blog about The Best Dog Friendly Restaurants in Midlothian, or even Best Summer Water Activities in Richmond, delivered to your clients email, weekly or monthly, will keep them engaged and increase your chances for referrals! If you’re really saavy you can add a subscribe link your blog and grow your list of contacts. That is money in the bank.

3. Generate Leads

Paying thousands of dollars a month for Zillow leads is certainly one way to do it. If you’re like me though, paying someone else for leads based information you provided seems wrong. Blogging can be a powerful lead generation strategy for Realtors. A well ranked blog with a lead capture form is a sure winner.ย NAR reports that over 90 percent of home buyers start their search online and 50 percent search for information about the neighborhoods.ย  Let’s say you’ve been blogging about all the neighborhoods in your area. “Everything You Need to Know about Living in Brandermill” for example. For all the neighborhoods you’re targeting you make a blog listing the schools in that district, the amenities in the neighborhood, the HOA fees, the restaurants and stores nearby, the average sale price in that neighborhood , etc. A home buyer searches for information about Brandermill and clicks on your blog. In the side bar, you have a scrolling lead capture form: “If you would like to see all the homes for sale in this neighborhood, fill out the info below.” They fill out their name, number and email, and you’ve generated a free lead. Cha-Ching.

From the Home Inspector Perspective

The unbearable heat wave of July is over. This morning was actually cool, crisp, and refreshing. All I could think about was fall, the kids going to school, and of course TAX FREE WEEKEND. In Virginia, tax free weekend 2017 starts the first Friday in August at 12:01 am and ends the following Sunday at 11:59 pm. Most of us know about the clothes, and school supplies that are tax free. With three kids, two of which will be in school this fall, we will definitely be taking advantage of that. But what things can you buy for your home on tax free weekend.

  1. CHAIN SAWS. ย If tax free chain saws don’t excite you, stop reading this article. It doesn’t get much better than this. No homeowners arsenal is complete without a chain saw…or two. ย Gas powered chain saws under $350 will be tax free. I have a chain saw, and it works fine, but you can never have enough chain saws. It seems loosely tied to hurricane preparation, but I’ll take it!richmond home inspector
  2. Tax free weekend is also about hurricane preparation. If you don’t already own a generator, or if you’re like me, and you just like new toys, then it’s time to get one-TAX FREE. Portable generators are great for running your fridge, and a few small circuits when the power goes out. Portable generators under $1000 will be tax free.tax free weekend VA
  3. Batteries. Did I mention that I have three kids? That’s like a hurricane everyday. I’m pretty sure they eat batteries, because we go through so many. We will definitely be stocking up on batteries. On that note, duct tape is tax free as well, and maybe we’ll stock up on that to keep the kids still…
  4. This one is serious. Smoke and Carbon Monoxide detectors will be tax free. Our house was built in 2006 and we haven’t replaced the detectors. Smoke and carbon monoxide detectors older than 10 years should be replaced. Our kids are the most important treasures we have, and I want to do everything possible to keep them safe.
  5. Energy star light bulbs. Energy star, air conditioners, dishwashers, ceiling fans, light bulb, dehumidifiers, refrigerators, washing machines, clothes washers will all be tax free. If you need any of these items anyway, this weekend is the time to get them. We’re pretty good on the big appliances, but I like to stock up on light bulbs.
  6. Dual flush toilets. Sometimes during my inspections, I get a little house envy. It’s becoming more common to see these in the homes we inspect, and I want one. They have two flush options. One is for liquid only, and the other is for your heavier flushing needs. The idea is to save on water. Aside from my kids drinking the toilet water, 5 people send a lot of water down the toilet and hopefully this will cut down on the bill. If you’re not interested in new toilets, all water sense qualified products such as bathroom sink faucets, toilets, faucet accessories,urinals, shower heads, and landscape irrigation controllers will be tax free.tax free weekend Va

Mismatched Breaker Brands?

Sometimes being a home inspector feels I’m part of a boxing match. The buyer VS. seller is the main event. The seller has an electrician in his corner, and the buyer has me. Let’s get ready to rumble.ย ย One of the most things we write up in the electrical panel is mismatched breakers. This is when there is a breaker in the panel that is not listed to be installed in the panel. May times we get slugged with the “two electricians said it was fine” line. I find it very curious that every homeowner has exactly two electricians look at, but I am digressing. Is it a defect or not?

The “Technical” Knock Out

Every electrical panel has, or should have, a diagram and important information about the installation of the panel. Included in that information is almost always information about which kind of breakers can be installed in the panel. Most panels are straight forward-do not install any other types of breakers in this breaker. Here is a photo of a Square D label. If you can’t read it well, it says “Use of other than Square D circuit breakers may adversely affect user safety, impair reliability, and will void the warranty.” This is the knock out punch. It could not be any clearer as to whether or not a defect is present?

mismatched breakersHere’s another label that is more inclusive of the types of breakers it allows. It says “Branch CKT BRKR are A-H Murray styles MP, MM & EP; Bryant types BRD, BRO, BAR, BR, GFCB; Westinghouse types QP, QPGF; ITE types EQP, QF.” Although void of the doom and gloom warning, it’s still clear that only certain breakers are allowed in this panel. Even more interesting is that it’s notย just brands that are listed, it’s very specific models of those brands. Based on the label, a Siemens type breaker would not be allowed in this panel, as an example.

The NEC states in 110.3ย ย โ€œEquipment must be installed and used in accordance with any instructions included in the listing or labeling requirementsโ€

So What’s the Problem?

mismatched breakersThe photo to the left shows two different brands of breakers. They obviously have design differences which is a clear implication of the problem. Breakers are connected to the buss bar in an electrical panel, and using a brand not specifically designed for the buss bar can cause loose connections. Loose electrical connections can cause arcing, pitting, and irreparable damage to the panel.

“But is it really a problem?”

Sometimes, its not enough to write up a defect. People want to know if its really going to cause an issue. Honestly, I don’t know. I’m not an electrical engineer. I’m a generalist and I simply go by the label for this particular issue. The good news is that it’s typically an easy fix. If you can find the breakers allowed in the panel, switch them out, and call it a day. If you can’t findย an appropriate replacement breaker, ย you may have to bite the bullet and replace the panel. Panel replacement can run about $1000 or more. If there are no replacement breakers available, the panel is likely old, and mayย be due for an upgrade anyway. Paying $1000 to know your panel is safe, is a sound investment in my opinion.

 

The Home Inspector Perspective

One of the most interesting, and sometimes difficult question that I get asked when presenting an issue is โ€œis that a defect?โ€ Itโ€™s a legitimate question. Negotiations are going to take place after the inspection, and from what we understand, you canโ€™t ask for items to be repaired that arenโ€™t defects. For example a 20 year old HVAC system that is working is important information to have, but it is not a defect. Most of the times, itโ€™s pretty cut and dry, but there is something about a foggy window that drives opposing parties nuts. Wars have been started over less controversial issues.

So, letโ€™s attempt to get to the bottom of the this. Windows are typically used for three functions; to provide light, to provide ventilation, and to provide emergency escape and rescue openings, when required. Most people agree when a window is failing to provide one of these functions, itโ€™s a defect. When thereโ€™s condensation between the panes, thatโ€™s when it gets a little foggy. (Pun intended. I crack myself up).

To keep this short, double paned windows are often filled with an inert gas, typically argon, to decrease the U-factor.ย  U-factor is the measure of the rate of heat transfer through the window. Lower is better. A typical double paned window, filled with argon gas will have a U-factor of .25-.30. (.35 U factor is the maximum allowed in Richmond). A foggy window is caused by seal failure, and the escape of some, or all the argon gas. One the argon gas starts to escape, air and moisture get in, the desiccant becomes saturated with moisture, and condensation and staining form between the panes. A double paned window filled with air has a U-factor of around .5. In other words, a foggy window could be allowing up to almost twice as much heat to transfer through it. In the grand scheme of things, its not a terrible amount as windows are not great insulators against heat loss any way.

Itโ€™s hard to argue that a window with a failed seal, losing, or emptied of itโ€™s argon gas, and not thermally performing as intended, isnโ€™t a defect. It may not be the end of the world, or a show stopper, but itโ€™s a defect.

The good news is that failed windows donโ€™t typically need to be replaced. The first thing to do is check if they are under warranty. If you, or the seller of the house are the first owner, you may be able to get the window sashes replaced for free. If they arenโ€™t under warranty, the glazing assembly can typically be removed and replaced, by local glass repair companies.ย  The cost per window is typically around $150-$200 but, can be more, or less, depending on the size and style of window.

 

For more interesting info about windows, check out 4 Secrets Window Salesman Don’t Want You to Know.

After a thorough investigation, local authorities say a local Richmond home inspector, initially the leading suspect for killing a real estate deal, has been cleared. The home inspector was dubbed “Deal Killer” by people close to the victim. The victim, per the listing agent, was in perfect condition and had been meticulously maintained by a single owner. Negotiations for the home went smoothly, the offer was strong, and the victim was healthy. All of this changed when the home inspector arrived.

Testimony from the buyers agent, a Realtor with No More Inspections Realty, suggested violent and unprovoked attacks against the victim from the moment he arrived to the moment he left.

โ€œHe came in and bludgeoned it to deathโ€ she said.

Based on multiple eye witness testimonies, investigators could put together the likely time table of events. The home inspector initially assaulted the exterior cladding of the home before storming inside and striking the HVAC and electrical systems, in that order. As of now, it appears the plumbing systems were spared from the aggression. Autopsy reports state that although multiple blows were inflicted, the home inspector finalized with the crawlspace which has been determined as the official cause of death.

Evidence against the home inspector however, was circumstantial. The autopsy in conjunction with forensic evidence, revealed that the victimโ€™s conditions actually existed before the home inspector arrived. The victim was essentially DOA. Defense attorney for the home inspector described it as a โ€œclassic case of the person who finds the victim unfortunately becomes suspect number one.โ€ Investigators still arenโ€™t sure why no one was made aware of the victimโ€™s ailments before the inspector arrived, and this is still an ongoing investigation. However, the home inspector has been cleared.

We often talk with potential clients who wonder if they even need to have their brand new home inspected. I totally understand the temptation to skip it. You trust the project manager, the home builder has a good reputation, and everything seems to be on the up on up. There shouldn’t be anything with a new construction home. Right?

You really want to believe that anything significant would have been caught by the county inspector. The project manager assures you it passed the framing inspection, the HVAC, ย Electrical, Plumbing, and Mechanical inspections, and the house was issued a certificate of occupancy.

The houses are built by humans though and humans make mistakes. The county inspectors are overworked, under paid, and have zero liability if they miss anything. Every contractor will blame issues on the contractor before him.

There is a strategy that involves waiting until the 11 month mark of owning the home. Most builder contracts include a 1 year warranty on the home. If you have a professional home inspector perform an inspection at the 11th mark, you can find any issues at that point. There is certainly merit to this plan.

That being said, if there are any significant issues that need to be addressed, then a pre purchase home inspection is your best chance to get them repaired by the builder. There is a lot of leverage in being able to tell the builder that you are not closing until they address the issue. Once you move in, you may find that you are not as much as a priority as when they were waiting for your bank to wire over the funds.

I highly recommend getting a pre-drywall inspection during the construction process, and then a final whole house inspection before you close. An 11 month inspection could be beneficial, but perhaps you could focus on the areas you wouldn’t have noticed issues in like the roof, attic and crawlspace. You will already now if the fridge doesn’t work, or if a breaker has been tripping for example.

While we have found countless defects on brand new homes, we’ve compiled 3 videos of some of the more alarming situations we’ve encountered. Check them out!

 

Being a home inspector isn’t easy. I’m scolded on a regular basis by listing agents convinced I’ve reported a non-defect. Our most recent transgression? Writing up mismatched breakers. This is when a brand of breaker is installed in an electrical panel that does not match the brand of the panel.

So is a mismatched breaker a defect?

OB-QK793_lordor_F_20111104134054Absolutely. First though, my obligatory disclaimer that I am not code inspector and I don’t inspect homes for code compliance. Moving on.ย While there is no specific code that prohibits installing a Cutler Hammer breaker in a Square D panel (for example) there exists one code that rules them all. Ok. It doesn’t really rule them all, but every time I reference it, I think of Sauron and his one ring to rule them all. ย The NEC states in 110.3ย ย โ€œEquipment must be installed and used in accordance with any instructions included in the listing or labeling requirementsโ€ which is reflected in Virginia Residential Code E3403.3 as โ€œElectrical materials, components, devices, fixtures and equipment shall be listed for the application, shall bear the label of an approved agency and shall be installed, and used, or both in accordance with the manufacturerโ€™s installation requirements. ย 
IMG_7901Interestingly enough, all panels I have ever encountered with a legible label listed which breakers were allowed in the panel, and all but a select few, only listed their own breakers as applicable. It’s even more complicated than that though. Different types of breakers exist within certain brands that do not fit in all of their panels. If you can’t read the label to the right (above on a mobile device) it reads, “This equipment is designed and tested by Square D to performance levels which exceed Underwriters Laboratories (UL) standards and Canadian Standards Association (CSA) standards. Use of other than Square D circuit breakers may adversely affect user safety, impair reliability, and will void the warranty.

That is as black and white as it gets. Mismatched breakers are a defect.

Mismatched breakers Simplified

ar137970948628822Maybe the code references and clear warnings aren’t enough to convince you. Perhaps you’re a visual learner. The photo to the left shows two different brands of breakers. They obviously have design differences which is a clear implication of the problem. Breakers are connected to the buss bar in an electrical panel, and using a brand not specifically designed for the buss bar can cause loose connections. Loose electrical connections can cause arcing, pitting, and irreparable damage to the panel.

For the most part, this should be a simple fix, but if the proper breaker no longer exists, it may be a more expensive repair.

Watch this 2 minute video and I’m sure you will want to flush your water heater right after.

Are you grossed out? If your water heater is more than a few years old, there is a good chance that there is some sludge build up at the bottom of it. Even though I have always known this as a home inspector, the importance of flushing my water heater still hadn’t quite settled into my head until after I saw the inside of a water heater.

It’s straight nasty. Don’t wait. Don’t wait until the weekend. Don’t put it on your honey do list. Go flush your water heater now.

Owning a home is still considered by many as the pinnacle of prosperity, and the culmination of the American midlothian home inspectiondream. Still, it isn’t with out challenges. With crooked window salesman, dirty Groupons, and DIY failures, home ownership can be like navigating a ship through treacherous ย waters. Of all the problems associated with home ownership, none seem to be as nefarious as dealing with home warranty companies. The grievances seem limitless on the web and no company escapes unscathed.

We’ve boiled down the hostility to 4 main reasons, and have solutions for each.

1. The consumerย did not read the contract.ย 

The number one reason people seem to hate their warranty company is because they treated their contract like the Facebook terms of service. They didn’t read it. No one wants to hear it, but the customer is always right, until they’re wrong. A home warranty company isn’t a charity. They only make money by paying out less than the revenue they generated. They have strict rules and coverage, and limits and you need to read the contract and understand it. There is an abundance of home owners annoyed that their claim was denied, or not fully paid for, that simply didn’t understand their coverage. For example, you can’t attempt to repair something and expect a warranty company to come in and save the day. They won’t. Leave it alone. Normal maintenance isn’t covered. Welcome to home ownership. ย Some coverage is only available in premium packages that cost more. Secondary repairs are often not covered. If your furnace breaks, and new duct work is needed, they aren’t going to replace the duct work. That is on you. Basically, read your contract and understand what your obligations will be and what your coverage is.

2. The repair time was egregious.

Also on the top of the list for sending a home owner into a fit of fury, is the egregious repair times when a claim is filed. There is no end to the horror stories of one week or longer turnaround times as homeowners huddle around a space heater waiting for the contractor sent by their warranty company. And if you followed step 1 one above, you probably noticed that using your own contractor will void coverage. My recommendation is to use a company that allows you to use your own contractor. It’s always best if you use their approved vendors, but you will want the option to use your own if they give you an outrageous wait time. Residential Warranty Services and Select Home Warranty are two companies that give you that opportunity. Again, read your contract to see what the process is for choosing your own contractor.

3. Preexisting Conditions.

Home warranty companies have a very loose definition of “preexisting condition.” Many consider any item that fails within 30 days of owning the home, or purchasing the warranty as preexisting. If your AC works fine for 29 days and then quits, your warranty company is going to wiggle out of that claim citing their preexisting conditions clause. It’s enough to make some people vomit. Other companies rely on the technician they send out to determine if a system has a known preexisting condition. They may conclude that a defective system should have been noted by the home inspector even though it was working fine at the time of the inspection. There is not a whole lot you can do about preexisting conditions, but you do have options. Some warranty companies have plans that don’t have a preexisting conditions clause, but the seller of the home must have the systems evaluated and have a warranty in place until you take over the home and your warranty starts. AHS allows you to purchase additional coverage that covers undetectable preexisting conditions. Residential Warranty Services has a simpler solution. If you have your home inspected by Certified Inspection Expert, you won’t need to worry about preexisting conditions. It is as simple as that. (Shameless plug) If we inspect your home, and you purchase your warranty from Residential Warranty Services, you won’t need to worry about preexisting condition clauses. You will also get 6 months of additional coverage for free.

4. Multiple Deductibles

It doesn’t matter if you call them deductibles, trade service fees, or service call fees. If you pay more than one for the same repair, you will want to pull your hair out. Even if a company offers low deductibles, they can add up. You shouldn’t be surprised though. Your contract probably clearly states you will need to pay a deductible EACH time a technician comes to your property, regardless of the outcome. The most ridiculous part of this is that you need to use their contractors. If they send out an incompetent contractor who can’t fix your problem, you need to pay the deductible, and you will need to pay it again when they send out another contractor. Some home warranty companies put their money where their mouth is though. The Home Service Clubย won’t make you pay another deductible for the same repair if its within 30 days for a labor related problem, or 90 days if its a parts related problem. Residential Warranty Services steps up to plate yet again not requiring another deductible for the same repair if its in the same policy period. You can save your money and your hair.

 

 

Midlothian home inspectorIn case you have been living under a rock for the last few years, a groupon is a coupon with an adrenaline shot. The Groupon website offers steep discounts on products and services from local businesses. Patrons purchase a voucher from Goupon, which usually has a time limit, that they can redeem from the business. Groupon makes it money by taking a cut of the already discounted fee. I think the idea is absurd, but 6 Billion dollars in sales says that not everyone agrees with me.

You can find good deals from businesses offering loss leader products or services to bring in new prospects (you) who they can convert to loyal customers.

One problem with Groupon is that it is the perfect “hook” for a classic “bait and switch” and some crooked businesses have mastered the craft. The worst deal on Groupon that you should absolutely avoid is the super cheap duct cleaning. You may find them offered for as low as $49, $69, $79, but as the old adage goes “if it sounds too good to be true…” A proper duct cleaning will cost $300-$500 or more depending on the number of air handlers, furnaces, and ducts in the home. It can take hours and the true professionals use expensive and specialized equipment. Groupon takes 50%, so how can a duct cleaning company profit on service fees as low as $25? They can’t.

Read more

midlothian home inspection

Virginia State Bat

Did you know that a single little brown bat can catch up to 600 mosquitoes in one hour? Falling creek in Richmond is in my backyard so Iย wouldn’t mind a few bats. It’s a smorgasbord here. As much as I love bats, most people don’t want them in their home, but it isn’t uncommon for us to find bats roosting in the attics of unsuspecting homeowners.

Depending on the species, bats prefer to call caves or trees “home”, but as we invade and destroy more of their space, it is becoming more common to find them inside homes, culverts, or other buildings. They generally aren’t dangerous, and contrary to popular belief, it is rare for a bat to have rabies. The problem is guano. Guano is bat feces and it causes histoplasmosis-an infection that infects the respiratory system. Guano also smells and attracts cockroaches which is another problem all on its own.

midlothian home inspection

Pile of guano

If you find feces in your attic, you may be wondering if it is from mice or bats. It is actually very easy to identify. During my home inspections, I will grab a small pellet and place it on a hard surface. I then crush it. If it turns to powder with shiny insect parts in it, it is Guano. Guano is also usually in large piles where mice feces are usually more spread out.

Bats can fit into tiny cracks on the outside of your home. When a homeowner finds out they have a bat problem, they may attempt to seal up all the cracks they can find. THIS IS A MISTAKE. If a bat can not find its way out of the attic, it is more likely to fly into your living space. Killing bats is illegal so any poisons are out of the question. Despite what anyone tells you, moth balls and other similar methods have a zero percent effective rate. They don’t work. You will need to call a pest control company that specializes in bat exclusion.

Bat exclusion involves sealing up the cracks in the home, and installing one way devices. The bats will be able to fly out, but will not be able to fly back in. The process should also include clean up and vacuum of any guano which may include replacement of insulation, drywall, or other building materials. However, exclusion should not be done mid May to early August. Female bats give birth during this time and the baby flats can not fly. Permanently separating the mother and pups is inhumane. Aside from the inhumanity of it, baby pups may be difficult if not impossible to find. Consequently, when separated from their mom, they will die leaving you with a foul odor.

Bat exclusion and and clean up should be left to the professionals.

Your Walls Don’t Talk-43 Secrets Your House May be Keeping from you

Juan Jimenez-The Richmond Home Inspector

Oh the places you don’t go…

The adventure of home ownership has it’s ups and downs. Homeowners have creative freedom, build equity, and nurture their nest egg. Homeowners also get to plunge their own toilets, mend their own leaks, and patch their own walls. There is no landlord to call and complain about. While wobbly toilets, meager air conditioning, and impotent water heaters are easy to notice, there are other defects that often go unnoticed. There are places in the home that homeowners don’t frequent, and it is in these uninhabited places that the most crippling defects often lurk and fester.

In our anecdotal home inspection experience, the deficiencies observed in the places that are out of mind-and out of sight, often make or break a deal.

The roof…

Homeowners rarely have need to mount the roof, but there are a litany of things that could be wrong. There could be broken, damaged, or missing shingles. There may be moss, lichens, or foliage eating away at the shingles. Broken, cracked, or missing plumbing vent boots invite rain into the attic. The chimney might be coping with a cracked crown, damaged spark arrestor, or broken tiles. ย Punctures, blistering or nail pops riddling the roof is definitely a possibility. Most of these problems don’t reveal themselves immediately. They often go unnoticed until there is a ceiling stain, which by then, is just the tip of the iceberg.

The attic…

We may occasionally visit the attic to grab the Christmas decorations, but how often do homeowners traverse the whole thing. If they did, they might meet some bats, rats, starlings, or squirrels. There could be mold, fungus, or rot, from leaks, or condensation. The condensation could be from broken ducts, displaced insulation, clogged ventilation, or bathroom fans terminating in the attic. It’s possible that insulation is contact with your furnace vents or non IC rated lights which is a fire hazard. There could be broken rafters, cut trusses, or damaged joists. Everything can seem quiet below while problems mature above in the attic.

The crawlspace…

The crawlspace is often the bane of the home selling process. Rarely do homeowners muster the courage to go spelunking below their home, but this is where we often find the most serious transgressions. The crawlspace can be immersed in water, swarmed with pests, or engulfed in mold. The insulation often gets commandeered by mice for warm, cozy abodes. Maybe the insulation saturated with water and mold from humidity and condensation. Joists can be rotted and soft to the touch, or perhaps are being gnawed away by a militia of termites. There could be lagoons from leaking pipes or busted sewer lines. It’s not uncommon to find lint stalactites formed from broken dryer vents, or to feel a cool breeze from a broken HVAC duct. The crawlspaces are dirty, and scary, and gross, but neglecting them is a risky gamble that is often costly.

 

These areas need attention and need to be monitored, or inspected regularly. The best thing you can do for your home, and your wallet, ย is to hire a home inspector annually to keep your dream of home ownership alive. If nothing else, have them check out these covert areas to find the mole hills before they become mountains. An ounce or prevention is worth a pound of cure!

richmond home inspectorIf you live in a town home, you may have noticed that the roofs have different heights, or that they have brick walls above the roof line that may seem purposeless to you. However, these building methods are fire resistant construction techniques designed to slow the spread of a fire from one town home to the next next. We inspect a lot of town homes in Richmond and have become familiar with the fire resistant requirements required in Virginia.

According to the Virginia Code R302.2 each town home is considered a separate building or dwelling. The exterior walls of a single family residence are required to have a 1 hour fire rated wall if the next house is less than 5 feet away according to R302.1. If you live in an inside unit town home, the next house is obviously less than 5 feet away. Since each unit is considered one dwelling, two adjacent town homes would each need their own 1 hour fire rated wall assembly. ย There are some exceptions though

  • Two adjacent town homes can share a common 2 hour fire rated wall if there are no plumbing, mechanical, duct, or vent installations in the common wall. Electrical installations are allowed in the common wall.
  • Two adjacent town homes can also share a common 1 hour fire rated wall if the town homes have a full sprinkler system.

To achieve the required fire rating, builders have used masonry walls, and more recently framed walls with drywall that meet specifications outlined by ASTM E 119. As an inspector performing a visual inspection I can’t verify the walls were built to this standard, but it is important to make sure the fire rated walls are in good condition.

To achieve a continuous fire rated separation R302.2.1 and R302.2.2 outline the requirements for the fire rated walls to extend from the foundation all the way to below the roof sheathing, and a parapet wall to extend at least 30 inches above the roof between the town homes. In the event of a fire that reaches the attic, these requirements will help slow the spread of a fire that goes through the roof of one town home, from igniting the roof of the adjacent town home. As always, there are some exceptions listed in these sections.

  • If the elevation of the town homes differ by at least 30 inches, and the walls above the roof line are at least one hour fire rated (which is required) than no parapet is needed.
  • No parapet is needed if the roof coverings have a class C fire rating (which most do), and the roof sheathing is fire rated treated plywood for 4 feet from the edge of the fire wall, or if the roof sheathing has 5/8 inch type X drywall applied directly underneath it for 4 feet.
    richmond home inspector

    Notice the drywall used under the roof sheathing to meet the fire resistant construction requirements

    richmond home inspector

    The brick walls above the roof line of these downtown Richmond homes are parapet walls.

     

     

 

 

 

6 Things Duct Tape Should Never Be Used For

Juan Jimenez-The Richmond Home Inspector

Duct tape is glorious. It is a magnificent creation, and a staple for all house holds. A swathe of it can be employed for a simple repair, or rolls upon rolls can be spent by enterprising adolescents constructing unique prom attire. I dread to imagine a world with no duct tape. However, duct tape isn’t for everything. As a Richmond home inspector, I often find the adhesive fabric applied in inappropriate places that at best will cause more repairs later, and at worse, can be harmful to ย your family. Here are things duct tape should never be used for.

1. Gas Appliance Vents

The purpose of your gas appliance vents is to convey the combustion by-products to the exterior of the home. Leakage of combustion by-products such as carbon monoxide can cause illness or even death. Depending on duct tape to ensure these gasses make it to the outside is dangerous. It fails, and most times is installed poorly anyway. If you have a separation in your gas appliance vent, call an HVAC contractor to repair it correctly.

midlothian home inspectormidlothian home inspector

2. Plumbing Pipes

Despite viral videos of duct tape boat repairs, duct tape doesn’t do well with water. The water will eventually make its way out and if its the crawlspace, it could be a long time before you notice the leak. Mean while its rotting your wood, attracting termites, and mold is growing. A whole role of duct tape isn’t going to save you. Just call a qualified plumber.

midlothian home inspectormidlothian home inspection

3. Condensate Drain Lines

Heat pumps and air conditioners are equipped with condensate drain lines. As the warm return air passes by the cold evaporator coil in the air handler, condensation forms and needs to be drained to the exterior of the home. Sometimes the drain lines leak, and duct tape isn’t going to stop it. A qualified HVAC contractor can repair the drain line is a snap. Leave it to the pros.

midlothian home inspector4. Shower Walls

If you want mold festering in the voids behind your shower, then by all means use duct tape to repair damage in your shower walls.

midlothian home inspection5. Dryer Vents

Boy scouts collect lint to start fires on their camping trips. If you want to spread fire starter in your crawlspace, attic, or walls, go ahead and use duct tape to secure you dryer vent.

midlothian home inspectorand last but, not least…

 

Duct tape should never be used for…

 

Ducts!

6. Ducts

These duct splices are held together by duct tape only. Don’t let the name fool you. Duct tape should never used for ducts, and these splices are destined to fail. Duct splices like this should have a metal sleeve between the two ducts, and the ducts should be secured to the sleeve with clamps.


midlothian home inspector

 

The Monster Free Guarantee

richmond home inspectorMoving is tough, and it can be hard on children too. ย My son sleeps soundly in his own bed every night, but when we visit friends, or family, he is petrified of the dark. New homes with unfamiliar spaces and new bumps in the night can have your kids wondering what kind of monster is under their bed. We have kids too, so we get it. That’s why we are offering the Monster Free Guarantee. ย If you’d like, feel free to bring your children to your home inspection. We can inspect under the beds, under the stairs, in the closets, in the attics, and of course, in the basement, and make sure there aren’t any monsters. We’ll give your child a certificate and friendly monster toy. Sometimes us parents need to be creative to calm our kids fears. This is just another way for us to serve you and your family, and we hope it helps your children make the transition from house to home.

 

Call us today at 804-269-4321 to book your home inspection

 

 

 

richmond home inspection richmond home inspection

Grounded Home Inspectors Raise Concerns

We had a saying in my aviation squadron that “there is always enough time to do it right the second time.” Cutting corners was not
option with lives at stake. Unfortunately, some roofers don’t have this mentality and a quick job may be prioritized over a quality job. A common problem we have been finding with new roofs, is over driven nails. Luckily, for these hasty roofers, there is an equal number of hurried home inspectors who briskly scan the roof from the ground, and won’t be able to observe the defects.

Petersburg home inspector

Over driven roof nails

 

So what is the problem with over driven nails?

richmond home inspectorAn over driven nail is when the nail head sinks into the shingle, instead of being flush with the surface of the shingle. The problem is that shingles will have less wind resistance and will be more prone to blowing off. In worst case scenarios, the nail will go all the way through the shingle greatly diminishing its wind resistance. The photo on the right is from a recent inspection. The roof already had three repairs. If no repairs are made to correct this condition, my client would most likely have his own repairs to pay for down the road.

 

 

 

There is no easy repair that I know of. The man hours involved in correcting this would make the cost very high. Home inspectors who refuse to walk any roof are missing this defect. Anytime its safe to do so, we inspect the roof from on the roof and find these conditions for our clients.

Petersburg Home Inspector

As a family owned business in Richmond, we love supporting other local businesses. Sometimes its hard to find what you need locally, but if you are looking for a great Florist, Pat’s Florist in Richmond is the way to go.

Pat's Florist

I recently had a horrible experience with Pro Flowers, so I needed to find a local florist. Pat’s Florist was near my afternoon inspection, so I gave them a try. Their website was easy to use, and they did not try to nickel and dime me. The price was very fair and included the vase! The bouquet was beautiful, and ready when they said it would be. The staff was friendly and their boutique shop was clean and cozy.

The best part was that my wife loved the flowers.

If you need flowers in Richmond make sure you call Pat’s Florist. They have been in the business for 0ver 40 years, and they deliver top notch service.

Pat's Florist

Pat’s Florist

1721 W. Main St.ย Richmond, VA 23220

804)353-1960

The best Florist in Richmond

This might come as a surprise, but there isactually a very practical use for lint. Boyscouts collect lint to make camp fires. They collect the lint, put it in egg cartons, or toilet paper rolls, and make little fire
starters.ย  Motivated scouts and campers may even dip their fireย starters in melted max to make them water resistant.ย  The lint isย very flammable and great for getting the kindling going.ย I have taught this trick to my oldest at our family camping trips.

 

 

 

Some homeowners are inadvertantly transforming their dryer ductsystem into a large fire starter.ย  When a homeowner installs a screen on the dryer vent exterior termination, they areย putting their home in danger. The screens trap the lint, the lint builds up inside the appliance, and the heating elements set it on fire. They are prohibited for this reason. Why do the big box stores sell them then? The screens are for your bathroom vents, or other ventilation systems that only expel air, but they are often advertised as dryer vent covers.

The dryer vent termination should have a damper to allow air out, and keep pests out, but never a screen. Take a second when you get home to ensure there is not a screen on your dryer vent.

In the 14 tracked Central Virginia counties, child food insecurity rates range from 6 to 22 percent, with Richmond being the highest. That is almost 1 in 4 kids who are food insecure. In Virginia, almost 10 percent of adults are food insecure. Food insecure basically means that they worry about where there next meal is coming from.

Feedmore is a leader in tackling the hunger problems Virginians face, and it’s our responsibility to help our fellow citizens. Whether you participate in our food drive, your church or school food drive, or you donate directly to a charity, I implore you take action to help fight hunger in Virginia.

 


Richmond Home Inspector

chesterfield home insepctor

When I was a “youngen,” during an era when children actually played outside, I always waved to anyone who was walking their dog, tending their garden, or simply enjoying a stroll around the neighborhood. I knew all the neighborhood kids, and my parents knew the adults. There were some conflicts over property lines, loud dogs, and block parties, but for the most part we all got along. However, now it seems that neighbor relations are limited to what you can learn by peaking through the blinds, and new neighbors are mysterious strangers. It doesn’t have to be this way. Here are 6 ways to greet your new neighbors, and create a more friendly atmosphere.

 

chesterfield home inspector

1. Send a card. The great thing about new neighbors is that you always know when they’ve arrived. The big moving truck parked for hours, or days is sure sign you have a new neighbor. The other great thing is that you know their address. If you are shy, send a card welcoming them to the neighborhood, and let them know you are there for them. They will remember it.

 

 

 

chesterfield home inspector

2. Order them pizza and deliver it. Moving is one of the most stressful events for families. The kitchen may not have theย appliances installed for a few days, and the cookware my be hidden among the towers of boxes. Do them a favor and make them dinner, with paper plates and all. They won’t have to clean anything up and they will appreciate it. Trust me.

 

 

 

 

chesterfield home inspector

3. Bake them something. This might be cliche, but everyone loves freshly baked goods. Avoid nuts to make sure your new neighbors won’t be allergic to your gift. Don’t serve them on anything that needs to be returned. That can be an added hassle for them. You can never go wrong with cookies.

4. Meet them! I know we live in an age of digital communication, but there isn’t anything wrong a classic handshake. Walk on over and have a good ol’ fashioned conversation. They might be busy so keep it short. Let them know they can borrow anything they need. Save the gossip for later.

Chesterfield home inspector5. Mow their lawn. I can’t keep count of the number of new neighbors we’ve had that delay mowing their lawn. It doesn’t bug me. They may be first time home owners who have never owned a lawnmower. They may be busy unpacking and adjusting. Either way, give them a helping hand and mow the lawn, or pay for a neighborhood kid to mow it for them(if you can still find entrepreneurial kids). It will be a weight off their shoulders and it certainly will not go unnoticed.

6. Invite them to dinner. People bond over food. It has been that way for centuries, if not millennia. You can invite some of the other neighbors as well so the new neighbors get a chance to make plenty of new friends. ย Make sure to ask them what they like to eat. You want them to feel welcomed.

In order to better understand this article, take a minute to look closely at photos “A” and “B” below. Based on the photos, try and determine which metal vent is allowed to be installed in your gas appliance venting system. Venting is the process of distributing the poisonous combustion byproducts, such as Carbon Monoxide, to the exterior of the home.

dryer ductFlexible B-Vent

 

 

Having trouble picking A or B?

dryer ductYou aren’t alone. ย The introduction of flexible gas venting materials has led to some confusion in the home inspection, and HVAC industries. During our routine Richmond home inspections, we often find flexible materials used in the venting system. Some are acceptable, and some are not. It is not always apparent by simply looking at the material, and nearly impossible to make a determination based on a photo. So what do you need to know about flexible vents?

Some flexible vents are not intended to be used for venting gas appliances. They may be used for dryer venting, bathroom or kitchen venting, or other purposes, but not gas appliances. The flexible vent in photo A is not approved for venting gas appliances. It’s intended purpose is for dryers.
flexible b-vent
Vents that are listed and approved as flexible B-vents for gas appliances can be installed where rigid B-Vents are allowed (with a few installation differences). ย The best way to determine this is by looking at the label. Flexible B-vents are listed and labeled as such .

flexible b-ventPhoto B is if a listed flexible B-vent. One of the biggest differences between photo A and B, is that B has two walls. You can’t see that in the photo, and since home inspections are non invasive, (we don’t take anything apart) its not a method applicable to an inspection. Whenever we see flexible vents installed on a gas appliance, we always check the label to ensure its approved for that purpose. Unlike rigid B-vents flexible B-vents can not be enclosed, and can not be installed through walls, floors or ceilings. Both flexible, and rigid B-vents require 1 inch clearance from combustibles such as drywall. For more detailed installation instructions click here Flexible B-Vent installation

ย 

flexible b-ventย flexible b-vent

 

 

When installing wood roofs, it is very important to ensure that the joints in adjacent rows do not align. Sidelap is the distance from one joint, to the joint in an adjacent row. The minimum sidelap is 1.5 inches. The joints in alternate rows should not align either. ย When the joints align there is a greater chance of leaks to occur. ย Most roofers understand this, and I have never seen a roofer install shakes with the joints aligned.

 

Shingles Spaced sheating

richmond home inspector

However, sometimes the shakes can split due to hail strikes or other causes. Sometimes, this can result in the joints of the shakes to be aligned. In the photo below you, the middle arrow is pointing to a split shake. ย Now, the joints in the three rows are aligned. ย As the water gets in at the top joint, it will have an easy path to the attic below. ย If you have a leak, this should be something your inspector should look for.

 

ย If you need a home inspection in Richmond, Chesterfield, or any surrounding counties, call us at 804-269-4321.

Testing for Radon in Richmond Apartments

It is not uncommon for tenants of apartment buildings to ask us whether or not their unit should be tested for Radon. The simple answer is yes. Radon is the second leading cause of lung cancer in the US. ย If you smoke, and you are exposed to high levels of Radon, your chances for getting lung cancer are significantly increased. ย Radon is a problem in Richmond, and high concentrations can be found in all buildings including apartment buildings. If you are concerned about your exposure to Radon, the first step is to ask your landlord if the building has been tested for Radon. If not, you can see if they are willing to have the whole building tested for radon.

If your landlord has not, and is unwilling to test your building for Radon, it would be prudent to get your own unit tested. ย High concentrations of radon have been detected in all floors of high rise apartment buildings. Radon tests are a cost effective way to determine your exposure. If you want us to perform a Radon test in your apartment, call us at 804-269-4321.

Call us at 804-269-4321 to schedule your Richmond Radon Test

The Radon concentration level at which the EPA recommends mitigating for is 4 pCi/L and above. Results from airchek.com estimate that around 29% of homes in Goochland have Radon concentration levels that require mitigation. 22% of homes in Goochland have Radon concentration levels that you should consider mitigating for. Call us at 804-269-4321 to get your home tested for Radon.

Radon in Goochland ย  ย Results under 2 pCi/L

ย  ย Results between 2 and 3.9 pCi/L

ย  ย Results 4 pCi/L and above

Radon Risk in Goochland Virginia

Radon Risk in Goochland Virginia

What is radon?

According the EPA ,Radon is a cancer-causing, radioactive gas.ย  It is a gas thatย decays into radioactive particles that can get trapped in your lungs when you breathe. As they break down further, these particles release smallย  bursts of energy. This can damage lung tissue and lead to lung cancer over the course of your lifetime.

Radon Particle

How does radon enter your home?

Radon breaks downย into a gasย from Uranium which is found in almost all soils. The gas is able to travel through the soil and into your home through cracks in the foundation, expansion joints or gapsย in the foundation, gaps or voids in the subfloor, contaminated water, and even granite counter tops.ย  The radon gets trapped in the house and many factors can determine its concentration levels.

Radon Entry Points

 

What is the risk in living with radon?

Radon causes 20,000 lung cancer deaths a year. It is theย second leading cause of lung cancer in the United States. It is second only to smoking.ย  If you smoke, or are exposed to second hand smoke, and you are exposed to radon, your chances to get lung cancer are significantly increased. The EPA as provided these charts to represent the risks associated with radon exposure.

Radon Risk If You Smoke

Radon Level

If 1,000 people who smoked were exposed to this level over a lifetime*…

The risk of cancer from radon exposure compares to**…

WHAT TO DO: Stop smoking and…

20 pCi/L About 260 people could get lung cancer 250 times the risk of drowning Fix your home
10 pCi/L About 150 people could get lung cancer 200 times the risk of dying in a home fire Fix your home
8 pCi/L About 120 people could get lung cancer 30 times the risk of dying in a fall Fix your home
4 pCi/L About 62 people could get lung cancer 5 times the risk of dying in a car crash Fix your home
2 pCi/L About 32 people could get lung cancer 6 times the risk of dying from poison Consider fixing between 2 and 4 pCi/L
1.3 pCi/L About 20 people could get lung cancer (Average indoor radon level) (Reducing radon levels below 2 pCi/L is difficult.)
0.4 pCi/L About 3 people could get lung cancer (Average outdoor radon level)
Note: If you are a former smoker, your risk may be lower. * Lifetime risk of lung cancer deaths from EPA Assessment of Risks from Radon in Homes (EPA 402-R-03-003). ** Comparison data calculated using the Centers for Disease Control and Prevention’s 1999-2001 National Center for Injury Prevention and Control Reports.

Radon Risk If You’ve Never Smoked

Radon Level

If 1,000 people who never smoked were exposed to this level over a lifetime*…

The risk of cancer from radon exposure compares to**…

WHAT TO DO:

20 pCi/L About 36 people could get lung cancer 35 times the risk of drowning Fix your home
10 pCi/L About 18 people could get lung cancer 20 times the risk of dying in a home fire Fix your home
8 pCi/L About 15 people could get lung cancer 4 times the risk of dying in a fall Fix your home
4 pCi/L About 7 people could get lung cancer The risk of dying in a car crash Fix your home
2 pCi/L About 4 person could get lung cancer The risk of dying from poison Consider fixing between 2 and 4 pCi/L
1.3 pCi/L About 2 people could get lung cancer (Average indoor radon level) (Reducing radon levels below 2 pCi/L is difficult.)
0.4 pCi/L (Average outdoor radon level)
Note: If you are a former smoker, your risk may be higher. * Lifetime risk of lung cancer deaths from EPA Assessment of Risks from Radon in Homes (EPA 402-R-03-003). ** Comparison data calculated using the Centers for Disease Control and Prevention’s 1999-2001 National Center for Injury Prevention and Control Reports.

What about radon in Richmond?

Here is a chart of average radon test results in and around Richmond. ย The EPA considers Richmond, Henrico, New Kent, Charles and Prince George as low potential zones but they recommend radon testing regardless of zones. Goochland, Powhatan, Chesterfield, Hopewell and Petersburg are in Zone 3, which is the high potential zone. Average test results in this zone are above 4 pCi/L which should be mitigated for health reasons. We recommend testing your home regardless of location.

Radon in Richmond Virginia
Radon in Richmond Virginia

What now?

Radon does not have to be scary. Give us a call and let us test your home for radon.ย We test for radon inย Richmond, Henrico, New Kent, Charles, Goochland, Powhatan, Chesterfield, Hopewell and Petersburg. ย If the tests are above 4 pCi/L, we will perform another test.ย  Two tests above 4 pCi/L and the EPA recommends having a radon mitigation system installed in your home.ย Here is a standard radon mitigation system

Radon mitigation
Radon mitigation

What is Radon?

Is there Radon in Richmond?

Is there Radon in Chesterfield?

Is there Radon in Dinwiddie?

Is there Radon in Goochland?

 

ย Is there Radon in Dinwiddie?

The Radon concentration level at which the EPA recommends mitigating for is 4 pCi/L and above. Results from airchek.com estimate that around 22% of homes in Dinwiddie have concentration levels that require mitigation. 38% of homes in Dinwiddie have concentration levels that you should consider mitigating for. Call us at 804-269-4321 to get your home tested for Radon.

Radon in Dinwiddie ย  ย Results under 2 pCi/L

ย  ย Results between 2 and 3.9 pCi/L

ย  ย Results 4 pCi/L and above

Radon Risk in Dinwiddie Virginia

Radon Risk in Dinwiddie Virginia

What is radon?

According the EPA ,Radon is a cancer-causing, radioactive gas.ย  It is a gas thatย decays into radioactive particles that can get trapped in your lungs when you breathe. As they break down further, these particles release smallย  bursts of energy. This can damage lung tissue and lead to lung cancer over the course of your lifetime.

Radon Particle

How does radon enter your home?

Radon breaks downย into a gasย from Uranium which is found in almost all soils. The gas is able to travel through the soil and into your home through cracks in the foundation, expansion joints or gapsย in the foundation, gaps or voids in the subfloor, contaminated water, and even granite counter tops.ย  The radon gets trapped in the house and many factors can determine its concentration levels.

Radon Entry Points

 

What is the risk in living with radon?

Radon causes 20,000 lung cancer deaths a year. It is theย second leading cause of lung cancer in the United States. It is second only to smoking.ย  If you smoke, or are exposed to second hand smoke, and you are exposed to radon, your chances to get lung cancer are significantly increased. The EPA as provided these charts to represent the risks associated with radon exposure.

Radon Risk If You Smoke

Radon Level

If 1,000 people who smoked were exposed to this level over a lifetime*…

The risk of cancer from radon exposure compares to**…

WHAT TO DO: Stop smoking and…

20 pCi/L About 260 people could get lung cancer 250 times the risk of drowning Fix your home
10 pCi/L About 150 people could get lung cancer 200 times the risk of dying in a home fire Fix your home
8 pCi/L About 120 people could get lung cancer 30 times the risk of dying in a fall Fix your home
4 pCi/L About 62 people could get lung cancer 5 times the risk of dying in a car crash Fix your home
2 pCi/L About 32 people could get lung cancer 6 times the risk of dying from poison Consider fixing between 2 and 4 pCi/L
1.3 pCi/L About 20 people could get lung cancer (Average indoor radon level) (Reducing radon levels below 2 pCi/L is difficult.)
0.4 pCi/L About 3 people could get lung cancer (Average outdoor radon level)
Note: If you are a former smoker, your risk may be lower. * Lifetime risk of lung cancer deaths from EPA Assessment of Risks from Radon in Homes (EPA 402-R-03-003). ** Comparison data calculated using the Centers for Disease Control and Prevention’s 1999-2001 National Center for Injury Prevention and Control Reports.

Radon Risk If You’ve Never Smoked

Radon Level

If 1,000 people who never smoked were exposed to this level over a lifetime*…

The risk of cancer from radon exposure compares to**…

WHAT TO DO:

20 pCi/L About 36 people could get lung cancer 35 times the risk of drowning Fix your home
10 pCi/L About 18 people could get lung cancer 20 times the risk of dying in a home fire Fix your home
8 pCi/L About 15 people could get lung cancer 4 times the risk of dying in a fall Fix your home
4 pCi/L About 7 people could get lung cancer The risk of dying in a car crash Fix your home
2 pCi/L About 4 person could get lung cancer The risk of dying from poison Consider fixing between 2 and 4 pCi/L
1.3 pCi/L About 2 people could get lung cancer (Average indoor radon level) (Reducing radon levels below 2 pCi/L is difficult.)
0.4 pCi/L (Average outdoor radon level)
Note: If you are a former smoker, your risk may be higher. * Lifetime risk of lung cancer deaths from EPA Assessment of Risks from Radon in Homes (EPA 402-R-03-003). ** Comparison data calculated using the Centers for Disease Control and Prevention’s 1999-2001 National Center for Injury Prevention and Control Reports.

What about radon in Richmond?

Here is a chart of average radon test results in and around Richmond. ย The EPA considers Richmond, Henrico, New Kent, Charles and Prince George as low potential zones but they recommend radon testing regardless of zones. Goochland, Powhatan, Chesterfield, Hopewell and Petersburg are in Zone 3, which is the high potential zone. Average test results in this zone are above 4 pCi/L which should be mitigated for health reasons. We recommend testing your home regardless of location.

Radon in Richmond Virginia
Radon in Richmond Virginia

What now?

Radon does not have to be scary. Give us a call and let us test your home for radon.ย We test for radon inย Richmond, Henrico, New Kent, Charles, Goochland, Powhatan, Chesterfield, Hopewell and Petersburg. ย If the tests are above 4 pCi/L, we will perform another test.ย  Two tests above 4 pCi/L and the EPA recommends having a radon mitigation system installed in your home.ย Here is a standard radon mitigation system

Radon mitigation
Radon mitigation

What is Radon?

Is there Radon in Richmond?

Is there Radon in Chesterfield?

Is there Radon in Dinwiddie?

Is there Radon in Goochland?

 

 

 

Is there Radon in Chesterfield?

The Radon concentration level at which the EPA recommends mitigating for is 4 pCi/L and above. Results from airchek.com estimate that around 28% of homes in Chesterfield have concentration levels that require mitigation. 22% of homes in Chesterfield have concentration levels that you should consider mitigating for. Call us at 804-269-4321 to get your home tested for Radon.

VA_Chesterfield ย  ย Results under 2 pCi/L ย  ย Results between 2 and 3.9 pCi/L

ย  ย Results 4 pCi/L and above

 

Virginia Radon Zones

Radon Risk in Chesterfield Virginia

Radon Risk in Chesterfield Virginia

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

What is Radon?

Is there Radon in Richmond?

Is there Radon in Chesterfield?

Is there Radon in Dinwiddie?

Is there Radon in Goochland?

What is radon?

According the EPA ,Radon is a cancer-causing, radioactive gas.ย  It is a gas thatย decays into radioactive particles that can get trapped in your lungs when you breathe. As they break down further, these particles release smallย  bursts of energy. This can damage lung tissue and lead to lung cancer over the course of your lifetime.

Radon Particle

How does radon enter your home?

Radon breaks downย into a gasย from Uranium which is found in almost all soils. The gas is able to travel through the soil and into your home through cracks in the foundation, expansion joints or gapsย in the foundation, gaps or voids in the subfloor, contaminated water, and even granite counter tops.ย  The radon gets trapped in the house and many factors can determine its concentration levels.

Radon Entry Points

 

What is the risk in living with radon?

Radon causes 20,000 lung cancer deaths a year. It is theย second leading cause of lung cancer in the United States. It is second only to smoking.ย  If you smoke, or are exposed to second hand smoke, and you are exposed to radon, your chances to get lung cancer are significantly increased. The EPA as provided these charts to represent the risks associated with radon exposure.

Radon Risk If You Smoke

Radon Level

If 1,000 people who smoked were exposed to this level over a lifetime*…

The risk of cancer from radon exposure compares to**…

WHAT TO DO: Stop smoking and…

20 pCi/L About 260 people could get lung cancer 250 times the risk of drowning Fix your home
10 pCi/L About 150 people could get lung cancer 200 times the risk of dying in a home fire Fix your home
8 pCi/L About 120 people could get lung cancer 30 times the risk of dying in a fall Fix your home
4 pCi/L About 62 people could get lung cancer 5 times the risk of dying in a car crash Fix your home
2 pCi/L About 32 people could get lung cancer 6 times the risk of dying from poison Consider fixing between 2 and 4 pCi/L
1.3 pCi/L About 20 people could get lung cancer (Average indoor radon level) (Reducing radon levels below 2 pCi/L is difficult.)
0.4 pCi/L About 3 people could get lung cancer (Average outdoor radon level)
Note: If you are a former smoker, your risk may be lower. * Lifetime risk of lung cancer deaths from EPA Assessment of Risks from Radon in Homes (EPA 402-R-03-003). ** Comparison data calculated using the Centers for Disease Control and Prevention’s 1999-2001 National Center for Injury Prevention and Control Reports.

Radon Risk If You’ve Never Smoked

Radon Level

If 1,000 people who never smoked were exposed to this level over a lifetime*…

The risk of cancer from radon exposure compares to**…

WHAT TO DO:

20 pCi/L About 36 people could get lung cancer 35 times the risk of drowning Fix your home
10 pCi/L About 18 people could get lung cancer 20 times the risk of dying in a home fire Fix your home
8 pCi/L About 15 people could get lung cancer 4 times the risk of dying in a fall Fix your home
4 pCi/L About 7 people could get lung cancer The risk of dying in a car crash Fix your home
2 pCi/L About 4 person could get lung cancer The risk of dying from poison Consider fixing between 2 and 4 pCi/L
1.3 pCi/L About 2 people could get lung cancer (Average indoor radon level) (Reducing radon levels below 2 pCi/L is difficult.)
0.4 pCi/L (Average outdoor radon level)
Note: If you are a former smoker, your risk may be higher. * Lifetime risk of lung cancer deaths from EPA Assessment of Risks from Radon in Homes (EPA 402-R-03-003). ** Comparison data calculated using the Centers for Disease Control and Prevention’s 1999-2001 National Center for Injury Prevention and Control Reports.

What about radon in Richmond?

Here is a chart of average radon test results in and around Richmond. ย The EPA considers Richmond, Henrico, New Kent, Charles and Prince George as low potential zones but they recommend radon testing regardless of zones. Goochland, Powhatan, Chesterfield, Hopewell and Petersburg are in Zone 3, which is the high potential zone. Average test results in this zone are above 4 pCi/L which should be mitigated for health reasons. We recommend testing your home regardless of location.

Radon in Richmond Virginia
Radon in Richmond Virginia

What now?

Radon does not have to be scary. Give us a call and let us test your home for radon.ย We test for radon inย Richmond, Henrico, New Kent, Charles, Goochland, Powhatan, Chesterfield, Hopewell and Petersburg. ย If the tests are above 4 pCi/L, we will perform another test.ย  Two tests above 4 pCi/L and the EPA recommends having a radon mitigation system installed in your home.ย Here is a standard radon mitigation system

Radon mitigation
Radon mitigation
Chesterfield home inspector explains effervescenceI have had it!ย My ability to remain collected, and composed in the face of absurdityย has, for the present moment, left me. ย Why? I am sick of hearing, and seeing home inspectors in Richmond,ย use the word effervescence. Effervescence is the process of bubbling as gas escapes a liquid. Perhaps we all witnessed some effervescence last night during our New Yearย festivities, as we unplugged our bottles of champagne. Effervescence can even mean lively or charismatic. Perhaps you experienced that last night as well. Regardless of which definition you apply to it, it does not mean what many home inspectors believe it means, and it is driving me nuts!

What word are these home inspectors actually reaching for?ย Efflorescence!Chesterfield home inspectorTo keep it simple, efflorescence is the white powdery substance found on porousย buildingย materials such as masonry walls. As moisture moves through the wall, it brings salts with it, and as the water evaporates, it leaves behind the white substance. When a home inspector observes a significant amount of efflorescence, its an indication of a moisture problem. Since moisture is home enemy number one, the source of the moisture needs to be identified and measures taken to remove the source. The efflorescenceย itself is harmless, but where we find a lot of efflorescence, we also find mold, termites or other moisture damage.

 

 

Chesterfield Home InspectorThe moisture can come from not having gutters,having gutterย downspoutsย terminate too close to the home, running sprinklers too long, or even up from the ground. ย Most home inspectors can generate an accurate hypothesis on the origins of the moisture, but it is beyond the scope of an inspection to definitively determine the origins, or prescribe a repair. The point is, a home inspector should be able to properly identify, explain, and assign the

 

 

In a prior life, when I worked on aircraft, we used to say that the maintenance manualsย were written in blood.ย In my opinion, this applies to many building codes as well. This means that the codes, (and maintenance manuals) reflect decades of experience and are written to prevent repeat incidents of damage, injury, or even death.

During aย routine home inspection in Richmond, we found this fire safety hazard. Notice the double keyed dead bolt. A double keyed deadbolt requires a key from the inside to operate.

Why did the owners do this?

Someย home owners mistakenly believe that this is a safetyย upgrade. ย Notice the door is primarily glass. The owners here are afraid of a burglarย breaking the glass, and unlocking the door. Personally, I think its a ridiculous to believe that once the burgleย breaks that large glass pane, that he will need to unlock the door at all. He can just walk right in! Small windows placed near the lock is the only situation where this installation is slightly logical. However, if a burglarย wants to break into your house, they will find a way. ย It is more prudent to consider the danger involved.

What is the danger?ย The danger here is that during a fire, occupants will be panicked, hurried, and may not be able to find or operate the key. ย Perhaps they know where the key is, but the fire has blocked access to it. ย The code is quite clear on this issue. All means of egress (ways to get out of the house),such as windows and doors, must be operable from the inside without the use of special knowledge or tools. ย This is not an arbitrary code, or a code designed to make manufacturers money.ย This code is written in blood.

What is the solution?ย Some articles I have read state if you the double keyed lock already, to just leave the key in it, or close by. I disagree wholeheartedly.ย Remove the lock and install an appropriate one; install decorative grills on small window planes; or redesign the area to not include windows.ย Nothing is worth more than your family’s safety.

 

The bane of every home inspector’s business is the unethical distribution of our reports to subsequent potential buyers.ย Many inspectors see it is as a scourge that plagues their ability to generate revenue.ย ย It afflicts inspectors to the point where they threaten reporting the distributor, or even taking legal action against the user of the report! ย Don’t expect any interpretation, analysis, or comments on a report, after revealing to the inspector you have stolen his “intellectual property.” Expect no sympathy when unexpected surprises become apparent in your home, if you failed to pay for your own inspection.

Let’s take it down a notch…

Make no mistake that encouraging a buyer to depend on a report, written 6 months prior, for another buyer, is a bad idea. ย However, I enjoy giving everyone the benefit of the doubt that they don’t understand the implications. ย I am not going to report, or sue anyone. I am not going to belittle anyone who calls me with questions about a report they did not pay for.ย I would rather educate everyone on the seriousness of this mistake.

Look at the photo below. There are some obvious defects here. Ignore them for the purpose of this article.ย Notice the ground looks fairly dry.ย Remember, I am not focusing on the other defects here.Richmond Home Inspector

 

Now look at this photo below that was taken two days later. ย This is the same column in the photo above. Notice the difference?ย It is sitting in a huge puddle of water now! The whole crawlspace was flooded.ย Where did the water come from? The ground. ย Luckily for me, I went back with a crawlspace expert to get some opinions on the array of defects I had found during the original inspection. When I went back though, a whole new, and serious problem had presented itself.

 

In two days time, the condition of the crawlspace was much different, and worse, than we had originally thought. It should now be easy to understand why relying, or encouraging others to rely on an old report is not prudent. To be blunt, it is foolish.ย Make sure a new inspection is performed for every buyer.

 

As a father of two, I can attest to the fact that with children come many unknowns. Even after the first one, when you think the experience will help make raising the second one easier, you find out that your new baby was born a completely different person, with a different personality, and different needs.ย  Many parents lament to friends and family that they wish their baby had come with a book. Well, while we can’t provide a book on how to raise your baby, we can provide this book on how to keep your children safe. It is absolutely free!

Child Safety in the Home

Child Safety in the Home

 

 

Home inspectors carry an array of different tools in order to provide thorough and accurate inspections. One of the most important tools that we carry, is a spray bottle of soapy water.

In the video below you can see that this gas line to the meter is definitely leaking. The suds are bubbling up around the leak. The gas company game out a few minutes later, confirmed the leak, and shut off the gas.

My gas meter detected the leak, but I personally believe that a bottle of soapy water is irrefutable, so I like to use it.

Gas detector

We use our bottle of soapy water to confirm all suspected gas leaks that we find in the house, or outside at the meter. We feel its one of the most important procedures when inspecting a home.

Juan Jimenez

A House on a Rock Home Inspections LLC

God. Family. Home.

804-269-4321

juan@ahouseonarock.com

The Richmond Home Inspector

The vast majority of the homes that I inspect are, for one reason or another, vacant.ย  There are some common things that owners do their vacant homes, that for a better lack of words, makes them gross.

1. Unplugging the fridge-I hate opening up fridges that have been unplugged for a prolonged period of time. More importantly, buyer’s hate it too. They are smelly, gross, and moldy. To compound the problem, if the floor is even remotely nice, most inspectors won’t move the fridge to plug it in. The buyer’s won’t know if the fridge is actually working or not. Leave it plugged in.

2. Turning off the HVAC unit-It’s never a good thing when I get to the kitchen and all of the cabinets have surface mold growing on them.ย  Mold loves stagnant and moist air. When the air conditioning system isn’t running, nothing is removing the humidity from the air, and nothing is moving the air. A lot of times, this causes mold to start growing on the surfaces of the home.ย  The home smells musty and gross. Either leave the HVAC on, or plan to stop by once a week to open windows and air out the house.

3. Turning off the water heater-The water heater becomes a great area for legionella to breed and multiply when the temperature is below 120 degrees. Legionella is what causes Legionnaires’ disease.ย  This doesn’t really need any more explanation. Don’t turn off the water heater.

4. Letting the P-traps go dry-Unlike the other concerns, this is a passive thing that most home owners probably aren’t aware of.ย  The p-trap below the sink isn’t to catch your expensive jewelry. The purpose is for that “p” to fill with water, and prevent sewer gasses from entering the home.ย  If the water evaporates, sewer gasses, mice, and insects are free to travel from the sewer, into your home. This is a safety concern as well as a hygiene problem.ย  If the house does not get winterized, at least pour some anti-freeze down the traps, or stop by the home to run the sinks when your open the windows.

There are many other things to consider when selling a house. From an inspectors point of view, the first thing is just make sure it doesn’t get sick.

It is not uncommon for me to find a gas line sediment trap that has been installed wrong. This is usually the first thing I look at when approaching a gas water heater. If the sediment trap is wrong, my spector senses tingle, and I look for other problems with the water heater. My spector senses are usually right.

When looking at the photos below, keep in mind that gas is usually very clean, and there is not that much, if any sediment in gas lines. The sediment in the photos is exaggerated for instructional purposes.

Improper Sediment Trap

Proper Sediment Trap

One last tidbit of information worth noting. Although not visible in the photos, the sediment traps are AFTER the shut off valve. If the sediment trap ever actually gets serviced, the technician can shut off the gas and open the trap. If the sediment traps were BEFORE the shut off valve, all of the gas in the house would need to be shut off in order to service the trap. It’s not a huge deal, but it is one of those things that make my spector senses tingle

Call me crazy, but I absolutely love my job.ย  I get to observe the craziest, funniest, scariest and most peculiar things that can be in a persons home.

I was under a house the other day, in a crawlspace, and I ran into a fairly common situation.ย  There were areas of the insulation that had been damaged by mice. Whenever I see this, I start pulling down some of the insulation to see how the bad the infestation is.ย  The mice love to make humble little abodes on top of the insulation paper. It keeps them warm and comfy, but at your expense.

Generally, I’ll see piles of poop, scores of pee stains, and the little nests that the mice make out of the insulation. It’s gross, but I enjoy the investigation.ย  If it’s really bad, I’ll leave a note for the owners, because they will want to call a pest control company immediately.

Well during my investigation, I found something that for some crazed reason, made me chuckle. Here it is…

Chesterfield Home Inspector

 

If you look closely, you can see that nature has taken its course. Look around the the insulation mouse cottage.ย  You can see snake skin! HA! The little guy was probably taking a quiet nap in, warm on his kraft paper bed.ย  The big bad snake attacked him in his own home! It looks like the little guy put up a fight, but in the end, I think he became lunch.

That is how these things progress in your crawlspace. You have a few openings on the outside of your home, and some standing water in the crawlspace.ย  The mice come in and make a community of homes using your insulation.ย  All of the mice attract the snakes. Before you know it, you have a whole ecosystem of critters in your crawlspace.

๐Ÿ™‚

 

From an Inspectors Perspective: FSBO’s Suck

Perspective of: Juan Jimenez

I think I get stuck with every FSBO inspection in Richmond, VA. Sometimes, I will have multiple inspections a week for FSBO’s.ย  Generally, if the home is FSBO, the buyer also has no representation.ย  From my inspector perspective, both parties are lost in the sauce and it sucks. It’s always a nightmare and I am considering charging more for home inspections on FSBO’s.When I inspect for a buyer who is purchasing a FSBO, the buyer always at least a million questions that I don’t have an answer to. They ask basic questions like “will the seller fix this?” or “its listed ‘as is’, does that mean we can’t ask for repairs?” Although I have heard realtors answer these questions for their clients countless times, I don’t feel comfortable answering them myself. I am not a realtor.ย  Then, there are the endless phone calls that ensue. The buyer has no idea how to handle the inspection response.
Somehow, I become the man expected to have answers except I don’t have any answers!The sellers aren’t any better.ย  They call me asking why the buyer hasn’t sent them the report, or what I find during my inspecton.ย  My client paid for the report and its up to them to share with the seller what is in the report.ย  Sometimes they want to know why the buyer backed out. I have no idea. I don’t even know why they are asking me.ย  I don’t understand why they aren’t communicating each other. How did I become the middle man? I once even had a seller threaten me with his lawyer. The poor sap didn’t know that he and his lawyer had no standing to force me to do anything.
It is always a mess! A lot of them simply fall apart.ย  Real estate agents are there for a reason.ย  They have the training, and experience to answer your questions, market your home, and communicate through hurdles. They know what to do before, during, and after the inspection. If they don’t have an answer, they have a full army of support behind them.ย  There is absolutely zero logic in not getting representation when buying a home, and faulty logic when you are trying to sell your own home.
From my standpoint as an inspector: Leave it to the professionals!

Click to Verify

Most home inspectors know that we need to objectively report our findings.ย  For me this includes not mumbling “what the heck?” under my breath, and being mindful of my body language such as facepalms.ย  However, when I walked into this bathroom, my tact fled, and my face and palm met with a loud smack.

Dangerous Bathroom

 

The first thing you notice, is that this bathroom is brand new. It was originally a laundry room that the owner converted into a bathroom. The first and obvious thing you notice is the service (electrical panel).ย  Electrical panels can not be installed in bathrooms. The high humidity and moisture associated with a bathroom can cause the electrical components to rust, spark, and potentially start a fire.

As if that were not dangerous enough, look at the water heater.ย  It’s a gas water heater.ย  When the bathroom was fitted into this laundry room, the owner, with good intentions, also installed an exhaust fan. The exhaust fans pull the moisture laden air from the bathroom, and distributes it to the exterior of the home. Compounding the problem, the dryer also pulls air from the inside of the home and distributes it to the exterior. The problem is that the gas water heater needs combustion air to burn, and the vent exhausts the combustion by products such as Carbon Monoxide to the exterior of the home. When the exhaust fan, the dryer, and the water heater are all on simultaneously, it is possible that the Carbon Monoxide can be pulled back into the home causing asphyxiation to residents in the home. There are cases of people dying from this exact scenario.

 

As any good home inspector does, there I was explaining to my client that his particular roof style typically lasts 15-20 years. As the old adage goes, no good deed goes unpunished.ย  The realtor comes storming out and says “Oh! its not a 25 year roof?” After I explained that it did not appear to be a 25 year roof, she insisted that it must be a 20 year roof. I knew what she was getting at, so again I explained that the typical life span for the roof was 15-20 years.ย  She then asked “Well who makes a 15 year roof?” It was apparent to me that she wanted her client to believe that the roof would last at a minimum, 20 years.

Most roofing companies label their roofs 20, 25, 35 or even lifetime roofs.ย  So what happens if your 20 year roof leaks on year 11?

Well lets start with the first two years. Roofing manufacturers do not cover installation defects. If the roof leaks in the first 2 years, the manufacturer will insist it was the fault of the roofer. You probably won’t get a penny from the manufacturer.

From what I can tell, if your roof fails between 2-5 years the manufacturer will cover the repairs/replacement. Yay for you!

On a typical 20 year roof the wind warranty only lasts 5-10 years. Most algae warranties only last 5-10 years. Many manufacturers include a limiter that ambiguously states that if your attic/roof deck is poorly insulated and ventilated, the warranty is only for 10 years. So if your roof leaks at year 11 because of wind; algae, moss, or lichens; or you have a poorly ventilated roof deck. You will get a whopping $0.

Ok. Lets say the manufacturer can’t pin the blame on someone, or something. Their payout is prorated. After year 10 they will only pay 50% of the cost they feel is fair replace your roof. To me, this translates as, We believe the roof is 50% more likely to leak after 10 years. So at year 11, if you manage to get anything at all you will get half of the cost to replace your roof; at year 15, you will only get 25%

There are many more disclaimers and limiters that manufacturers use, but I think you get the point.

A final word to the wise, it is prudent to get a 30+ year roof.

It’s Been Like That for Years

One response we hear a lot to observations in our report is, ” Mr. Inspector, you don’t know what you are talking about, it has been like that for years.” One time we had an agent go as far as to tell us that we should not have reported a defect, because as he put it, we were “the only ones who were going to get paid on that deal.”ย  (Quite frankly, I don’t take anyone’s paycheck into consideration when I perform a home inspection in Richmond.)

Lets look at one deficiency that can be present for years, and why the argument that it has been there for years, holds no water.

Bathroom exhaust fans are installed to remove the high levels of moisture from the bathroom to the exterior of the home. Water can be deleterious to the homes condition, so it is no wonder we install exhaust fans in the bathroom.

The problem :ย The bathroom exhaust fan is terminating in the attic. The fan pulls warm moist air from the bathroom, and distributes the air to the attic.ย  On a cold day, the moisture in the air will condense on anything below the dew point.ย  This can be the nails, the sheathing, the rafters, etc.ย  Obviously, condensation dripping from the nails and sheathing is not a good thing.

Richmond Home Inspector

Bathroom exhaust fan terminating in the attic

Richmond Home Inspector

Drip stains on planks from condensation forming on nails above

 

 

 

 

 

 

 

 

The Defense: Mr. Inspector, are you sure you know what you are talking about? The sellers says it has been this way for years ,and they have not had any problems.

The Reality: The problem with this method of thinking, is that it does not take into account the variables that can exist. The current owners may take luke-warm showers; they may take quick showers; they may not even run the exhaust fan. The bathroom in question may not even get used as the owners only use the master bathroom. The prospective buyers may like long, hot showers. They may have a few kids who also enjoy long, hot showers.ย  Their first winter in the home may be particularly cold which would create conditions that had not existed for the prior owners. There are too many variables. The bathroom exhaust vent should always terminate to the exterior of the home, or problems can occur.

The Point: The main point here is that defending a deficiency because it has been present for years is lunacy. It is only a matter of time before it causes someone a problem.

Attic Condensation Richmond