Living in Contra Costa County

Via James Quarello - Connecticut Home Inspector (JRV Home Inspection Services, LLC):

In certain situations one may be told they have gone too far or have fallen off the edge. The person has pushed the limits of acceptable behavior to the tipping point. While this scenario does not actually involve the physical, being an almost exclusively verbal act, one can imagine an individual, arms wildly whirling like a out of control windmill, struggling to regain balance near the edge of a precipice, before plummeting Wile E Coyote fashion.

Being in the home inspection business I see and find edgy stuff all the time. Contractors push the limits of what is acceptable or sensible with astounding regularity. A great example of this would be the A/C compressor for a newly constructed townhouse condo.

Let me repeat;

Newly constructed townhouse condo.

Notice the unit and its companion have been placed on top of a wall. When I look at this, I picture a man on a ledge, his feet larger than the building ridge he’s standing on. The view from below gives you the illusion.

What’s wrong with this installation besides the obvious?

Well for starters, because there is little room on the cliff, the unit is almost against the building. A/C Compressor should be at least a foot away from any obstruction. This one, and I’m being generous, is three inches…at the widest point.

The other really goofy thing about the location is that the compressor is an entire building unit away. The wall in the picture is the neighboring townhouse. Not only is the plenty of room at the back of the building, there is also no drop off. Additionally the mechanical room wall is at the back, so all that had to be done was cut the hole through that wall directly into the house, run the line set up to the air handler and the wiring down to the electrical box. Simple and easy. This tipsy install took way more work to do wrong.

While this compressor will work, it pushes good sense to the edge.

 

James Quarello
Connecticut Home Inspector
2010 - 2011 SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services we offer in Connecticut click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our home energy audits, the Home Energy Tune uP®.

Serving the Connecticut Counties of Fairfield, Hartford, Middlesex, New Haven, Southern Litchfield and Western New London.

 

Via Greg Madsen and Richard McGarry (McGarry and Madsen Home Inspection):

We call them electrical receptacles. Some people call them electrical outlets and, yes, we do check them. Not every single one because receptacles are often behind furniture or stored items that are not readily movable; but we spot-check at least one in each room.

   Two circuit analysis tools, one low-tech and one high-tech, are used: a simple 3-light tester that checks wiring configuration, and also a more sophisticated circuit analyzer that checks voltage, voltage drop under load, resistance to ground, plus tests GFCI and AFCI receptacles.

   Before we go into what defects the electrical receptacles are tested for, let’s review the basics of receptacle wiring. A modern receptacle that accepts a 3-prong plug has a specific designation for each opening: the shorter of the two narrow slots connects to the “hot” wire (the one that can shock you), and the taller slot is the “neutral” (which completes the circuit), and the round hole is the “ground” (an alternate safety route for electricity that has gone astray, not found in pre-1960 2-slot receptacles). Each of the three wires in a typical 120-volt electrical cable must be connected securely to the right receptacle terminal for it to function correctly.

 Here’s some typical defects we find:

 Reverse Polarity
   If the wires going to the hot and neutral terminals are switched, you have reverse polarity. While this defect does not affect the operation of simple appliances like a lamp, it can make them more dangerous. In the correct wiring configuration, the hot wire is connected to the button at the bottom of the light socket and the neutral is connected to the socket threads. When replacing a bulb in lamp that is connected to a receptacle that is wired properly, it is difficult to be shocked by the small button at the bottom of the socket. But a reverse polarity receptacle electrifies the threaded socket, making it more likely that you will be shocked when changing a light bulb.

 Older 2-Slot Receptacle
   Two-slot receptacles, the ungrounded type that were typical in homes before 1960, are considered safe and we do not list them as needing repair. However they are noted, because 2-slot receptacles will not accept the 3-prong plug on the cord of many new appliances, that require a ground connection to work properly, and this may prove to be an inconvenience.
   Homeowners in older homes sometimes succumb to an easy, but unsafe, solution to plugging the 3-prong cord on their new refrigerator to the 2-slot receptacle behind it. They use a conversion gadget we call a “cheater plug.” It has 2 prongs on the back side and three-slots on the front, along with a short wire for connection to the screw at the front of the receptacle box cover--although the receptacle box is rarely actually grounded. We always call out cheater plugs for repair.

No Ground
   Another shortcut for upgrading older homes to accept 3-prong plugs is replacement of 2-slot receptacles with 3-slot receptacles, even though there is no ground connection available. This is a typical defect in older homes that have had a quick, cheap remodeling to be “flipped,” and it is a serious safety defect.

 False Ground
   Yet another shortcut to installing 3-slot receptacles in an older home is a “false ground,” where the ground slot is connected to the neutral terminal of the receptacle. Again, no ground connection exists and we call it out for repair.

 No Neutral
  When our circuit tester indicates no neutral connection, it usually a loose wire in the receptacle box or the main panel.

 High Resistance to Ground
   In order for the ground to work properly as a safety device, it must have a low resistance to the flow of electric current so that a breaker is tripped quickly when electricity starts flowing to the ground. Electrical resistance is measured in ohms, and 1.0 ohms is the recommended maximum resistance.

 Low Voltage
   The nominal voltage for household receptacles is 120 volts, but between 110 and 130 volts is acceptable. We note if the voltage at receptacle is outside this range.

 Excessive Voltage Drop Under Load
  Voltage is a measure of electrical force, which is comparable to water pressure in a plumbing system. When a standard 15-amp load (approximating a large household appliance or several smaller ones) is applied to a 120-volt household  circuit, the voltage drops somewhat. The maximum acceptable voltage drop is 5%. More than that indicates poor wire connections, damaged, or undersize wires.

 Non-Functional GFCI-Device
   We “pop” and reset GFCI receptacles and breakers to test them. Like any mechanical device, they begin to fail as they age.

 Non-Functional AFCI-Device
   We “pop” and reset AFCI-breakers to test them. They also begin to fail with age and, occasionally, we find defective new ones.

 Dead Receptacle
   Any receptacle that is not supplying current is marked for repair.

Missing Receptacles
   Sometimes they just aren’t there. For example, pre-1960 homes often had a 2-slot receptacle built into the base of the wall light over the bathroom sink, and it was the only power source in the room. Those combination light/receptacle fixtures aren’t made anymore. When the bathroom gets modernized with a new light fixture, the sole convenience receptacle is lost--unless the remodeler spends the extra money to have an electrician install a wall receptacle. Having a receptacle in the bathroom wasn’t a big deal 50 years ago, but it is today.

Too Few Receptacles
  
You can sit a lamp with a 6-foot cord anywhere along the walls of a newer home and it will reach to a nearby wall receptacle. Kitchen counter receptacles are placed even closer. But it wasn’t always that way. Homes from the 1930s sometimes have one wall receptacle per bedroom, one receptacle for the kitchen counter, and widely spaced receptacles in the other living areas. The tell-tale extension cords snaking along the wall behind the furniture are always a clue.
   While this is not a defect that may require repair, since it met the standards of the era in which the home was built, we still note it in the report as a likely inconvenience for the homebuyer.

Via Jay Markanich - Northern VA Home Inspector (Jay Markanich Real Estate Inspections, LLC):

For attics that are not intentionally built not to ventilate, attic venting is extremely important.  And if the house has what is called a soffit and ridge vent system, you really want to see the soffit vent, if you please.

It's simple.  There are holes under the gutters called soffit vents.

There's a slice cut out of the top of the roof, which is covered to allow the air out.  That is the ridge vent.

Together they are called a soffit and ridge vent system.

IT IS VERY GOOD VENTILATION, BECAUSE IT IS PURE PHYSICS.

Air comes in, warms, rises and goes out through the highest point.  It never fails.  The soffit and ridge vent system even works in winter time.

This ventilation system also helps to allow moisture to escape, especially during winter.

It is a very important system.

It's important that the same amount of air that comes in can get out!

Arriving at this inspection I noticed that two houses had all the wood trim wrapped with aluminum - the house I was to inspect and the one next door.

All of the other houses had wood trim.

Looking up I noticed something odd.

The house I was inspecting had aluminum siding put over the soffit vents.

Why is that important?

BECAUSE NO AIR CAN GET IN!

If no air gets in, no air gets out.  Therefore, THERE IS NO VENTILATION!

What should the vent look like?

See the house next door?

The soffit vents were covered, properly covered, with plastic made for that application.

These plastic soffit covers are manufactured with small holes to allow for air to get in.

The venting holes are placed every 12".

Covering the soffits with regular aluminum siding is NOT providing vent holes to allow air to get in.

If no air gets in, no air gets out!

The attic air stagnates.

The attic air is influenced by warmth from the house during the winter.

The attic air is influenced by coolness from the house during the summer.

When a disparity of temperatures exists, the laws of biology and physics say, condensation develops.

When condensation develops conditions improve that encourage "microbial growth!"

But you already knew that was coming!  See also how rusty the nails are?  The shingles are only a couple of years old.

And all this because, as some point, some "professional" came into the neighborhood and sold this occupant on why the wood trim needs to be covered with aluminum so it would be

"MAINTENANCE FREE!"

Proof once again that just because someone has knowledge of HOW to do something, without experience with WHAT to do, or understanding the BEST PRACTICES of what one is doing, unintended consequences result.

ISN'T IT ALWAYS THE UNINTENDED CONSEQUENCES!!??

My recommendation:  when someone proposes that something be done to your house, check around.  Don't simply check on the contractor who proposes the work.  Check on what is proposed to be done!  Be sure that one thing will not cause another.  Because, after all, there are certain laws in biology and physics that must be obeyed.  If they are not, you will be issued a citation - from a home inspector!

 

 

 

Jay Markanich Real Estate Inspections, LLC

Based in Bristow, serving all of Northern Virginia

www.jaymarinspect.com

Via Michael Thornton - Nashville, TN area Home Inspector - 615.661.0297 (Complete Home Inspections, Inc.):

Trying to Save a Few Bucks...
     <Sigh> I love my job . . . I love my job . . . I really love my job. How many times have we told ourselves that in attempts to convince ourselves that we are REALLY in the right trade or doing the right thing to eke out a living?
     While inspecting a total disaster waiting for a place . . .  I ran into enough blog fodder to last a life time.
     In this picture, we see an electrical system encased in PVC water pipe. This material while great for cold water supply is not designed or intended to house electrical wiring. The ABS material rated for electrical use is not that more expensive. Couple in the missing GFCI protection, missing weatherproof box and cover plate as it is in a wet location and we have a project that will keep a licensed electrician busy for awhile.
     I never could understand the reason why folks who don't know what they are doing, love to fool around with electricity; but they will. Maybe the home owner was trying to save a few bucks…

For all your inspection needs in the Brentwood, Franklin & Nashville TN real estate markets

Call us today:

Complete Home Inspections, inc.

The guys with the hats...

615.661.0297

Brentwood, TN

Scan the QR code below for business card info

 

Via Jay Markanich - Virginia Home Inspector (Jay Markanich Real Estate Inspections, LLC):

What to say when you find that caulking, the universal plumbing repair, was used to fix plastic CPVC plumbing?

Entering the REO the agent said to my clients and me that the bank will do nothing more to repair the house?

I asked, "Nothing more?"

"Yes, there were many plumbing problems and the bank already sent someone to fix them," she responded.

I got that "home inspector tingle" so many inspectors understand and even write about!

And I wasn't disappointed!!

My "Spider Sense" was right again.

This little gem of a repair was over the water heater.

The "repair" guy obviously knew he was dealing with plastic plumbing.

The "repair" guy obviously did not know how to repair this leak.

The "repair" guy thought it would need something that works on plastic.

The "repair" guy needed silicone caulking for another bathroom, I found later.

The "repair" guy knew that silicone caulking, the universal repair, works on anything.  (Note:  not so if you read the label.  Key word -- read)

The "repair" guy thought that might just work here too!

The "repair" guy turned off the water.  Well, we don't want any pressure behind that caulk while it dries!

The "repair" guy "repaired" the leak!

The "repair" guy left the water main off, so all his "repairs" could dry.

The "repair" guy left this little "repair" job as you see it.

I say 'all his repairs' because there was a similar repair on a supply valve handle under a bath sink, two bath sink traps, where the dishwasher drain tube enters the disposal and around the kitchen sink faucet.  All these locations began leaking as well as soon as the water main was turned on by the home inspector.

You can see that this location had been leaking for some time.

The black iron gas tubing to the water heater was rusty directly under where the dripping was occurring. 

Judging from the previous floor stains showing a rivulet to a nearby floor drain, this was left to drip for some time by the previous owners.

And yes, that gas valve is on the wrong side of the sediment trap, just peaking into the photo on the left!

So, despite the bank's BEST EFFORT to repair the plumbing leaks, not a single one was!

WHAT DO YOU BET I RUN INTO THIS "REPAIR GUY" AGAIN!?

My recommendation:  when the bank says something has been repaired, be sure to check it out.  The bank is not present to follow up on repairs.  Don't assume that the bank's listing agent has followed up on the repairs either.  Rely instead on a home inspector to tell you what is and what is not repaired!  Your client will appreciate knowing that on move-in day!

OH, CAULKING IS NOT, NOT, NOT A UNIVERSAL PLUMBING REPAIR!  LOOK AT ME - THAT BULGE IN MY CHEEK IS MY TONGUE.

 

Jay Markanich Real Estate Inspections, LLC

Based in Bristow, serving all of Northern Virginia

www.jaymarinspect.com

Via Michael Thornton - Nashville, TN area Home Inspector - 615.661.0297 (Complete Home Inspections, Inc.):

A Few Bricks Short of a Happy Meal...
    I ♥ new construction - never a dull moment. You know the drill, the lowest bid gets the job. And, along with that comes the short cuts to profitise the project.
    As we all know, home inspectors are not "Codes" inspectors; however, we must know and understand the "accepted trade practices" for the various professions in the municipalities in which we serve.
    The HVAC contractor who installed the furnaces and air handling units for this property must have either been a few bricks short of a Happy Meal or was trying to scrimp enough out of the job to buy one for lunch.
    Furnaces/Air handlers must rest on stand-offs within the drain pan. Yes, you may argue, the FREE bricks can be used in lieu of $40 stand-offs as they keep the bottom of the unit out of the drain pan so it doesn't rust out in the event of a clogged drain pipe. BUT, if you are going to do this, neoprene vibration pads should be installed between the brick and the bottom of the unit. Also, most home warranty companies will not honor a claim as they deem it either substandard or improper installation.
    Let's not forget that the ductwork needs to be sealed with tape to the side of the furnace to reduce air leaks. Oh, did I mention something about a drain line for the air handler and pan? They forgot to connect that too - how embarrassing.
    The money saved did not a dollar earn as this will be burned up in another trip charge back to the job to do the project right.
    All this talk about Convivial Meals and work is getting me hungry. I wonder if Micky D's is open at this time of the morning...

For all your inspection needs in the Brentwood, Franklin & Nashville TN real estate markets

Call us today:

Complete Home Inspections, inc.

The guys with the hats...

615.661.0297

Brentwood, TN

Scan the QR code below for business card info

 

Via Donne Knudsen NMLS#249822, DRE#01364050 C2 Financial Corp. (Los Angeles & Ventura Counties in CA):

 

First and foremost, I feel compelled to state that this post is strictly my personal opinions based on my own professional experiences with my own borrowers here in Los Angeles & Ventura counties.  As an NMLS licensed Mortgage Loan Originator (MLO) as well as a CA DRE licensed agent, it's important that anyone from outside of CA reading this understands that in their area or state, the rules, regulations and codes may differ from the ones here in Los Angeles & Ventura counties.

 

I’ve recently come across a few posts that got me to thinking of my own borrowers here in Los Angeles & Ventura counties and about a couple of the trials and tribulations they have in trying to purchase a home here.  While there are numerous issues for buyers when searching for a home to buy here, one of the most challenging issues are property conditions and how the condition of a property can actually disqualify a property for financing. 

In Permits? We Don't Need No Stinkin' Permits! by Jay Markanich, Jay (a VA state home inspector) outlines the issues with a recent property that he inspected that had some serious construction issues with an unpermitted addition.  Jay discusses not only the building code standards that this homeowner violated in the way that the addition was constructed but he points out the safety hazards as well as the insurance coverage issues that this unpermitted work created. 

 

For anyone considering the purchase of a home, I simply can’t stress enough, the importance of conducting some absolutely vital due diligence before you proceed with that property that you have just contracted to purchase, starting with a home inspection. 

Having that home inspected by a certified and licensed home inspector is just the first step in conducting the necessary due diligence before buying a home.  For only a few hundred dollars, a good home inspector can ultimately save you thousands of dollars by discovering and assessing any issues with the home that may or may not be a problem now or later. 

 

I have countless stories of how so many of my borrowers have avoided buying absolute money pits by having the property they wanted to purchase inspected during the inspection period.  Furthermore, a good inspection can also identify any minor issues that a prospective home buyer may want to take care of after the close of escrow. 

Having said this though, I am not proposing that buyers use inspection reports as a means to renegotiate their purchase contract or to create long repair requests demanding the seller repair every minute thing on the report.  That is just silly and not that smart in this market where competition is fierce for halfway decent properties in relatively good condition. 

While I can’t speak for other markets, here in Los Angeles & Ventura counties, halfway decent properties, with no major issues (key word here being major), are in high demand.  If you push a seller to repair minor issues that have no major health and safety issues and/or no building code violations, then you could very well find yourself cancelled out of the game so that the seller can just take one of those other offers that they got during the multiple offer negotiations. 

 

However, any major issues that were discovered during the inspection period need to be brought to the sellers and their listing agents attention, especially if those property conditions were not previously disclosed on the CA seller’s transfer disclosure statement (TDS) or the CA agents visual inspection disclosure statement (AVID).  Here in CA, these are required disclosures for all property sales and they must be as accurate as possible.

Furthermore, here in CA, inspection reports belong to the property and not the parties so providing a copy of the inspection report both the seller and their listing agent will allow them to honestly and accurately disclose any property conditions that they had not previously disclosed or knew about.

Getting an independent home inspection is only the first step in buyers conducting their own due diligence during the inspection period.  On that note, I hope you stay tuned for my next installment, where I will discuss other due diligence matters that buyers need to be doing on the property they are contracted to purchase, especially here in Los Angeles & Ventura counties.  For some properties, this can actually be a deal breaker in closing escrow. 

Buying a home is one of the most important decisions someone can make.  Today’s real estate market can be really scary, which is why it’s important to get as much information as possible before you start your search.

The home buying process is not a simple process and it's because it can get really complicated and convoluted, that borrowers today need to be working with professionals that will work in your best interests.  If you have any questions and/or concerns, please feel free to contact me, Donne Knudsen at C2 Financial Corp., at donne4loans@earthlink.net or 805.2069123 and I will be happy to assist you in any way I can.

 

ATTENTION PROSPECTIVE HOME BUYERS: Do Your Due Diligence BEFORE You Close Escrow!!! - Part 2

 

Photos courtesy of flickr:   vahm54   jledme   mustipher   giacomomacis

 

 

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Donne Knudsen
Mortgage Loan Originator - C2 Financial Corp.
NMLS# 249822   /   DRE# 01364050
805.2069123

E-mail   My Blog

Serving low-medium income individuals and families as well as first time buyers with their mortgage needs including down payment assistance

Los Angeles County  --  Ventura County

© 2010 - All Rights Reserved

Via Greg Madsen and Richard McGarry (McGarry and Madsen Home Inspection):

The short answer is: no. Our job is providing an accurate, unbiased report on the condition of a home you are about to buy; and we  explain our observations, along with our opinions on conditions and defects, to you in a written report format with photos.
You can use the report in several ways:
1) To decide whether to buy the house, or walk away. If you decide to walk, the report can provide ammunition to prove to the seller that there were enough defects to warrant canceling your sale contract.
2) To attempt to convince the seller that the home has such a significant amount of defects that the price needs to be adjusted downward accordingly.
3) To request repairs be done to home by the seller to fix defects that were not disclosed, as a prerequisite to completing the sale.
   Choice #1 should be made after reading our report and discussing your concerns with your realtor. Although we may present you with a laundry-list of defects for repair, the issues are often minor and the repairs not too expensive. These problems should be weighed against the many intangibles that a home inspector does not report on; such as the quality of the neighborhood and school district, distance to work and shopping, how well the floor plan, finishes, outdoor spaces, and landscaping fit your lifestyle, and how bad your spouse really wants that particular home.
   Choices #2 and #3 are negotiations, which is unfamiliar territory for us. Your realtor is a trained, experienced negotiator. And realtors amaze us almost daily with their ability to hammer out a good deal for their customers--sometimes when all hope seems lost. Tell your realtor what you want, then let a professional do the messy back-and-forth negotiation for you.
   Our report can certainly be used as part of that tussle, but pulling us into the process personally never seems to work well. We generally avoid talking with the parties on the other side of the deal and, when absolutely necessary, do it in writing only. Your realtor will tell you, and we agree: KEEP THE HOME INSPECTOR OUT OF THE DEAL, AND YOU WILL BE BETTER OFF!

I understand your concern about getting the best price on a Home Inspection.  Every cent counts on the expenses.  I admit I have not price shopped my home inspector.  I have been using the same guy for 4 or 5 years.  Even when one of his inspections lead to a cancelled contract and a lost sale I stuck with him.  He is honest and he is good. I have noticed he has been cutting his prices lately too, but he is not the bottom price.   

 

There are a lot of guys hanging out their shingle as Home Inspectors these days and charging very low fees.  We all need work and no doubt many are honest and hard working.  Home Inspectors are not regulated in the State of California and anyone can call themselves a Home Inspector.  Two factors that I would look for right off the bat in hiring a home inspector is 1) Does he carry E&O Coverage, 2) Is he a part of a professional organization that promotes quality and accountability.  California Real Estate Inspection Association (CREIA) is the key organization in this state.  

 

There are two qualities a Home Inspector needs to provide quality information 1)  He needs a good understanding of construction and home systems.   This does not mean he understands everything or can comment on every aspect of the house - but he knows enough to tell you to get an expert in a particular area (like electrical or plumbing).  Part of this is a good understanding of the different products on the market and how they work.  2) He needs to be systematic.  I have seen a number of "construction guys" come in to "inspect" a home.  They have good building knowledge but do not have a systematic approach.  Part of being systematic is preparing a readable and usable report that tells you about problems, things to watch, and maintenance issues to be aware off.  

 

Lastly they need to have a good "bed side manner."  They need to be able to walk through home with the buyer and explain everything.  They should provide the proper amount of warning without causing undo panic.  The best way to never make a mistake is to find lots of problems everywhere and magnify them so no one can latter blame you for anything.  This approach would cause everyone problems. 

 

My guy has never given me any cash, bought me lunch (even a soda), or sent me a Christmas Card.  I have no financial interest on the front side of who does the inspection.  However, getting a good inspection does help my business.  recommending a poor inspector would hurt my business.  Not only that recommending a poor inspector would open me up to liability issues.

 

 I will use any inspector you want.  However, if some one tells you they are a home inspector first find out if they are a member of CREIA and carry E&O insurance.  That would be what I would recommend as a minimum.

 

Even on the low end you are looking at a $150,000.00 investment.  The cost of the inspection is less than 1/2 % of the cost of the investment.  Although as a Realtor I can never recommend you forgo an inspection, a bad inspection is at best useless and at worst very costly; you would be better of not having one at all.