Inspector's Blog

divdiv class=content readability=20 strongQ:/strong We are about to make an offer on a brand-new house. One of our friends said we should hire a professional building inspector to check it out just like we were buying an old house. That doesn’t make any sense to me. The house is new; what could be wrong with it? Do you think it’s necessary to pay for an inspection when you are buying new construction?pstrongA:/strong A house is a complex maze of structural, heating, cooling, plumbing and electrical systems. It is not unusual for a subcontractor to inadvertently miss a step in the long, complicated construction process, resulting in some kind of defect or system malfunction. It doesn’t matter whether you’re looking at a low-end affordable house or an expensive custom home, stuff happens. In fact, the more complicated the house, the easier it is for someone to accidentally miss a step that may result in a problem at completion. Home buyers are becoming better educated about this, and the legal wording in most purchase and sale agreements now advises buyers to seek a professional inspection of the property./ppThe fit and finish work of most new homes is usually very good. The problems typically occur in the subsurface work, where the builder may not be as disciplined. Here are some problems that professional inspectors have told me that they have uncovered in brand-new homes:A home where the electrician failed to properly torque the lugs that secure the electrical wires in the service box. When the inspector opened the box as part of his inspection, he saw loose wires and sparks flying. Not a good thing!/pp/ulliNew homes occasionally have improperly designed or improperly installed furnace flues. This can create serious health risks./liliAnother relatively common problem area is the crawlspace under the house. Sometimes construction debris is left behind. In other cases, the crawlspace may be poorly graded and have an inadequate vapor barrier, causing water to pool under the house. Standing water attracts wood-destroying insects and may lead to rot./liliSometimes workers fail to connect the mechanical systems properly. For example, inspectors have found bathroom and kitchen fans that vent into the attic rather than into outside air as required by code, plumbing fixtures that are not connected to the drain system, a shower stall that dumped water into the crawlspace, etc./li/ul Most brand-new homes have to go through a shakedown period in which problems are discovered and corrected. But if you are the buyer, it is better to have the problems fixed BEFORE you take title to the house, rather than having to chase down the builder later.pA professional inspection report provides an objective overview of the house. Discussions between the builder and buyer can sometimes get a little heated toward the conclusion of a purchase transaction, so it’s helpful to have a neutral third party point out the problems that need to be solved. Fortunately, most builders are quick to correct defects once they have been identified in a good quality building inspection report./ppWhile it’s true that many home buyers have purchased new homes without an inspection and did not experience problems similar to those described above, why take the chance? In my opinion, a professional home inspection is a relatively inexpensive insurance policy when you are spending hundreds of thousands of dollars on a brand-new home./ppemSteve Tytler is a licensed real estate broker and owner of Best Mortgage. You can email him at a href=mailto:business@heraldnet.combusiness@heraldnet.com/a./em/pp /pp//div/div

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This post brought to you by Extend A Step. All opinions are 100% mine.

telescoping ladder

As an inspector and homeowner I have encountered fewer practical and worthwhile investments than my telescoping ladder. Some may see it as a gadget or something not born of necessity. I can respectfully disagree. Not owning a truck and needing a dependable ladder than can get you to a rooftop or some other high off place can present an enigma to many. It does not need to be that way.

Extend A Step
 

If you have projects around the house a Extend A Step telescoping ladder is your ticket. These useful animals can also be used at business, outdoors or in your RV or recreational vehicle.

Simply, an Extend A Step ladder is one of the strongest and best priced telescoping ladders available today. US Navy Seals, Boeing and a variety of contractors and small businesses agree. Pest control companies, roofing companies, cable installers and the like can all benefit from its ease of use and practicality.

It’s available at the low low sale price of just $149.99 and comes with a free canvas carrying case, but you can receive an additional $10 off by using coupon code SPRING10. Hurry though, the offer expires July 1st!.

I can’t tell you how much my telescoping ladder was beneficial to me and my small business, let alone around the house. You won’t be disappointed.

divdiv class=story last readability=13pOLATHE, Kan. – You may think your winter blues will go away after the sun melts off all the snow, but homeowners may find their problems are about to get bigger./p pfoundation repair ( Foundation types
[edit] Shallow foundation
Main article: Shallow foundation

Shallow foundation is, usually, embedded a meter or so into soil. One common type is the spread footing which consists of strips or pads of concrete (or o companies said Tuesday they are bracing for an influx of emergency phone calls next week after the sun has melted all the snow on the ground. /ppThey said the water runoff can seep through all of those cracks nature caused last summer during the drought. That water may find cracks in basement walls and leave many basements flooded./p pKarri Johnson has already learned the hard way. The Olathe resident faces a $32,000 foundation repair ( Foundation types
[edit] Shallow foundation
Main article: Shallow foundation

Shallow foundation is, usually, embedded a meter or so into soil. One common type is the spread footing which consists of strips or pads of concrete (or o bill./p pDo not put it off. It will not repair itself, she said. It will get worse. It won’t go away.         /p pRepair companies suggest homeowners be proactive. /ppHere are some tips to keep foundation problems at bay:/p ulliMake sure gutters are clear of debris so water can drain through a downspout/li liMake sure downspouts drain at least 10 feet away from the house/li liMake sure sump pump drains at least 10 feet away from the house/li liGet a professional to install underground pipes to drain water away from the house/li liHave a professional fill basement cracks/li liMove trees at least 15 feet away from the house/li /ulp br /For more information, go to a href=http://www.kc-pro.com/foundation-repair.asp target=_blankwww.kc-pro.com/foundation-repair.asp/a br / /p div readability=5p id=copyrightStoryModule class=fontStyle10Copyright 2013 Scripps Media, Inc. All rights reserved. This material may not be published, broadcast, rewritten, or redistributed./p/div/div/div

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img align=right class=twentyPadding src=//images.rigzone.com/images/jobs/logos/Logo_SGF_Bg.gif /pNOTE: THIS IS A TEMPORARY ASSIGNMENT UNTIL 12/31/13, Depending on performance, could go full time. 1st shift 9 hours could vary. Typically 7a-6p. Looking for someone with an Electrical background, troubleshoot electronics, tools and testing. Utilizing computers. Forklift experience is a plus but not required. No certifications required. Onsite training is provided. Under general supervision, performs maintenance on down-hole tool electronics and other equipment used in the application for down-hole tools. Areas of specialization may include: electronics aptitude, computer skills, surface equipment, and down-hole tools. Performs maintenance, calibrations and inspection on downhole electronically equipment. Assembles and disassembles down-hole tools. Job tasks, correctly performed, have minimal impact upon the viability of the organization. Error is readily ascertainable by the supervisor and can be corrected. Skills are typically acquired through an Associate’s degree or similar education and 6-12 months experience as a Downhole Mechanical Tech I or equivalent tool technician training or an equivalent combination of education and experience sufficient to successfully perform the essential functions of the job. Basic computer skills are required. Given the nature of oil field service work, the ability to communicate effectively with others is necessary. The ability to perform basic mathematical calculations involving addition, subtraction, multiplication, and division is required. Basic reading comprehension and writing skills are required. Promotes safety awareness and environmental consciousness, and complies with all applicable safety and environmental procedures and regulations. Ensures compliance with Health, Safety, and Environmental (HSE) regulations and guidelines. Promotes and takes an active part in the quality improvement process.br /#13;
Performs maintenance on down-hole electronics and other equipment used in the application for down-hole tools. Areas of specialization may include: electronics aptitude, computer skills, surface equipment, and down-hole tools. Performs maintenance, calibrations and inspection on downhole electronic equipment. Assembles and disassembles down-hole tools. Maintains surface computer and sensor systems. Calibrates necessary down-hole sensors. Repairs Electrical connectors. Replaces Insert PCB’s/p#13;
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The House Detective:  by Barry Stone, Certified Home Inspector

Dear Barry:  Our home inspection is scheduled for next week. This is the first time we’ve bought a home, and we’re not sure what to do and what not to do. Our agent says it’s not important for us to attend the inspection, that we should just wait for the report. But we’re uncomfortable with that advice. There are so many things we want to ask the inspector. What do you recommend?  Annamarie

Dear Annamarie: Your agent is not giving you good advice. The importance of attending your home inspection cannot be emphasized too strongly.

Too many homebuyers miss a great opportunity by being present at their home inspection.  Sometimes this is unavoidable, due to geographical distance.  But whenever possible, buyers are strongly urged to participate in the inspection process.  Being on site during the inspection, viewing specific conditions in person, consulting with the inspector, asking questions, and obtaining advice greatly magnify the benefits to you, the buyer.

A home inspection is a fact-finding mission in which the inspector is your hired advocate. You and the inspector should jointly engage in the discovery process.  Both of you are there for the same reason – to learn as much as possible about the condition of the property.

Prior to the inspection, most buyers make a purchase offer based upon a 15-minute walk-through or run-through.  At that point, they know very little about a very expensive commodity.  The home inspection provides buyers their only opportunity to slowly and methodically view and consider the object of their investment.  During the inspection, they have hours to voice questions and concerns as they evaluate their prospective purchase.  Buyers have even been known to discover defects the inspector might otherwise have missed.

Buyer attendance also enables the inspector to explain the meaning and importance of each condition noted in the inspection report.  When buyers are not present at the inspection, conditions noted in the report must be read and interpreted without explanation.  Lacking a verbal review of the findings, a buyer may over-react to minor disclosures, while failing to appreciate the importance of more serious ones.  The on-site review provided by your inspector may be the most informative aspect of the entire home inspection process.  When circumstances prevent buyers from attending the inspection, a telephone conference with the inspector is strongly advised.

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pCabinets can devour the bulk of a budget during a kitchen remodel. Because they are a major investment, sort through the available options and make choices with confidence./p
pIf existing cabinets are of good quality, in excellent working condition and the layout functions well, the most affordable option is to simply paint or restain them. Another alternative, refacing, involves installing a new veneer on the exterior of the cabinet box and replacing the doors and drawer fronts, and should be handled by a professional./p
pIf you decide to reface rather than replace cabinets, be forewarned: Doors and drawer fronts account for the greatest expense./p
p “Sixty to 70 percent of the cost of the cabinet is the door,” says Jeff Cannata, past president of the National Kitchen amp; Bath Association. “So, if you’re paying someone to put a new door on or a new drawer in … it might be more affordable to purchase all-new cabinets.”/p
p And with new cabinets, there’s a bonus: the freedom to explore different kitchen layouts./p
pOnce the decision has been made to install new cabinets, there are other choices ahead. Are custom cabinets required, or will stock cabinets fit the bill? Custom cabinets are built to exact specifications and offer endless design possibilities. This option requires the longest lead time and is the most expensive route./p
pSemicustom cabinets are just that: partially custom. While the cabinets are made to the homeowner’s size requirements, the manufacturer produces them in predetermined increments. The range of materials, designs, finishes and accessories available is not as broad as entirely custom cabinets, but semicustom cabinets cost less while allowing more flexibility than stock cabinets./p
pStock cabinets, which are the least-expensive of new-cabinet options, are pre-made and come in standard sizes. Though stock cabinets often get a bad rap in terms of quality of construction, there are many on the market that are made of solid wood./p
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The House Detective:  by Barry Stone, Certified Home Inspector

Dear Barry:  I sold my house five months ago. The buyers hired a home inspector, and I paid for the repairs that they requested. But now they’re complaining about electrical problems that were not reported by their inspector. They say some of the wires in the service panel are too small for the circuit breakers. I disclosed every defect I was aware of and cooperated with the findings of their home inspector. Am I now liable for problems that turned up months after the sale?  Beejay

Dear Beejay: The electrical problem in question is called “over-fusing.” It is a common defect that should have been found by the buyers’ home inspector, and that is whom they should be contacting. They shouldn’t fault you for not disclosing the problem because it is not something that would be recognized by the average homeowner, unless the owner was an electrician or building inspector.

Over-fused circuits can function for years without any adverse consequence. However, in the event of a circuit overload, they can cause a fire. Therefore repair is recommended. The solution is to have an electrician replace some of the circuit breakers.

As for making peace with the buyers, ask yourself if you would have paid to repair the problem if it had been found by the home inspector. If the answer is yes, you might consider paying for the repair just to maintain good relations. Or you could offer to split the cost.  Still, the buyers should call this to the attention of their home inspector.

Air Quality Question

Dear Barry:  We have been renting a home for about one year. During this time we’ve noticed something that worries us. If we leave a glass of water on the table for a few hours, it turns dark in color, and the moisture on the outside of the glass leaves a black ring on the table. Besides this, the return air grills for the heating and air conditioning system are covered with a black, oily soot. This can’t be good for our health, but we don’t know where to turn for help. What do you recommend? Ralph

Dear Ralph: These are serious symptoms that could pose a hazard to you and your family. The first thing that comes to mind is a combustion or venting problem with one or more of the gas-burning fixtures – the furnace, water heater, or the kitchen range. You should have all of your gas fixtures checked by the gas company. If this does not produce an answer, a licensed heating and plumbing contractor should be employed by your landlord. In any event, you should notify the landlord of these conditions as soon as possible.

If no problems are found when the gas fixtures are evaluated, an environmental inspector should be hired to determine what contaminants are in the air. If you use a fireplace or wood-burning stove, have it checked by a certified chimney sweep.

The House Detective:  by Barry Stone, Certified Home Inspector

Dear Barry: You often recommend hiring a home inspector when buying a brand new home. If a home has just been inspected and approved by the building department, what’s the point of hiring a private home inspector?  Jim

Dear Jim: The answer to your question is worth repeating. Here are the five essential differences between a municipal inspection by the local building department and a private inspection by a qualified home inspector:

1.  A building inspection is strictly for building code compliance, but it is possible for a home to be poorly built and still comply with code. Home inspections deal with all kinds of substandard conditions, including those that do not involve code, such as poorly fitted doors, poorly mitered trim, missing tile grout, missing shelves in cabinets, sloped floors, loose toilets and faucets, etc.

2.  A building inspection usually lasts about 15 to 30 minutes, while a home inspection lasts from 2 1/2 to 4 hours. This is because many more things are inspected and tested in the course of a home inspection.

3.  Building inspectors simply look at the completed construction. They do not test the operational condition of fixtures and appliances. Faucets are not turned on, drains are not tested for leaks, appliances are not operated, smoke and carbon monoxide detectors are not tested, and so on.

4.  Gas and electrical services to a home are not turned on until the final inspection is completed and the home is signed off. The building inspector can approve the appearance of the wiring and gas piping, but nothing is tested as part of the final inspection because you cannot test fixtures without gas or electricity. Home inspectors arrive when utilities have been turned on. They plug testers into outlets to ensure grounding, correct polarity, and ground fault protection. They operate built-in fixtures and appliances such as dishwashers, garbage disposals, lights, ceiling fans, exhaust fans, electric ovens, garage door openers, and more. They also test the gas-burning fixtures such as forced air furnaces, water heaters, gas-log fireplaces, and cooking appliances.

5.  Building inspectors perform a walk-through inspection only. They do not crawl through subareas or attics, and they do not walk on roofs. Home inspectors do all of these things, enabling them to identify construction defects that routinely go unnoticed during a municipal inspection.

Veteran home inspectors know that all brand new homes have defects of various kinds, usually minor but sometimes major. Examples include broken roof tiles, missing roof flashing, attics without insulation, furnaces improperly installed in attics, congested drainpipes, drains that leak, non-tempered glass next to bathtubs and showers, inoperative GFCI outlets, ungrounded outlets, drain vents that terminate in attics, chimneys in contact with combustible materials in attics, loose safety rails, disconnected air ducts under the house, PVC discharge pipes on water heater relief valves, and this list could go on and on.

These are the reasons why people who buy brand new homes should hire an independent home inspector. A home inspection gives homebuyers the best opportunity to take advantage of the builder’s warranty. Bypassing an inspection leaves undisclosed defects to be discovered at a later date, after the builder’s warranty has expired.

When walking into a room where someone has obviously given a lot a thought to the  interior design, it always amazes me that when I look up, there’s a good chance the ceiling is just a white expanse. The walls might have chair rail, wall paper, or intricate wainscoting and the floor could be a beautiful hardwood, but when my eyes wander to the ceiling, there’s only what seems to be acres of uninteresting sheetrock or plaster.

I know that some designers believe that white or off-white ceilings can make rooms feel larger. The same school of thought would have you placing mirrors on the walls to create the illusion of space. However, having been around old houses much of my life, to me the ceiling is a wall surface that can be used as the focal point of a room — it can even be a major component in defining the space’s character.

Old house ceiling options

Box Beam Ceiling in an old Craftsman — photo courtesy of craftsmandesign.com

I’m preparing to renovate a few rooms in my home and one of the ceiling treatments receiving strong consideration is an old house favorite: box beams. Just as the name sounds, this is a series of real or job-site constructed beams that are installed to divide a ceiling into squares or rectangles. The beams can be as deep or shallow as you like, they can be given a formal or casual finish, and the boxes themselves can be any dimension.

One of the things I like most about box beam ceilings is that they’re fairly DIY friendly — a major consideration for someone with my limited carpentry abilities. The difficult part is coming up with a layout that fits the room and after that it’s pretty smooth sailing — just a little cutting and nailing.

Decorative tin ceiling tiles

Perhaps no other ceiling treatment can completely transform a room like tin ceiling tiles and they fit in with the interior decor of just about any old house. Many old Victorian homes have tin ceilings because their builders hoped to duplicate the look of the plaster ceilings that were so popular in Europe at the time. Tin could add the high definition of plaster at a fraction of the cost and installation took much less time.

Tin Ceiling Tiles — photo courtesy of decorativeceilingtiles.net

It’s possible to find authentic tin ceiling tiles that have been removed from old houses and building, but a better choice might be from one of the many companies that now make replica tiles in many of the original designs. The tiles are simply nailed to the ceiling just as they were in the old days, but most manufacturers recommend that a layer of plywood be installed first to act as a suitable nailing surface.

I know there will always be those who prefer a smooth white surface, but in my school of old house interior design, there’s nothing like a ceiling that can add a touch of character to the room.

It’s been a while since I’ve had time to catch up on the goings on in the world of historic preservation. After spending a few hours doing just that this evening, I’m pleased to announce that preservation of historic homes and structures is still alive and well — a pleasant surprise considering all the uncertainty that still exists with the economy. Many people and organizations continue to work diligently in an effort to preserve our nation’s heritage. While preservation groups are active across the country, perhaps the busiest are those in the history-rich New England area.

New England connected farm house — photo courtesy of watertown.patch.com

The Orchard House in Watertown, MA

I’ve always been fascinated by the unique styling of New England Connected Farm Houses as they just seem to make so much sense — especially in a region known for its harsh winters. While growing up, one of my chores was lugging buckets of hot water down to our horse stable whenever temperatures dropped below freezing. It didn’t take many slips on icy paths before I realized that those early New England home builders had the right idea. A connected farmhouse has the barn attached to the home — usually at the kitchen.

According to an article on the Watertown Patch, the Orchard House in Watertown may be the only remaining example of a connected farm house still on its original orchard property. The land it sits on was once owned by Captain Stearn, a Revolutionary War hero who participated in the Boston Tea Party. Captain Stern passed the land on to his nephew and the Orchard House was constructed in 1832. The original owners of the home were active in the movement to abolish slavery.

The Orchard House, which has been unused since 2006, now sits on land owned by a high school that needs additional classrooms and a gym. It appears to be the same old story: a historical house that is standing in the way of progress. The school submitted a request to tear down the house so temporary classrooms (trailers) could be installed and additional green space could be created.

Fortunately, the Watertown Historical Commission stepped in and got a six month stay of execution for the Orchard House. It may be possible for it to be extended to as long as 12 months and it sounds like the school is working with rather than against the Commission.

Other New England historic preservation news

Old Belmont, MA house moved — photo courtesy of boston.cbslocal.com

Watertown isn’t the only community in New England with an active historic preservation organization. The Belmont Historical Commission near Boston recently helped save a 252 year old house by spearheading the efforts to get it moved to another lot in town. Evidently the land it was on was needed to construct a bank — I can’t speak for the area around Boston, but in my neck of the woods it seems like you can’t drive a mile without seeing an empty bank building. I’m glad they were able to save the old house.