Rule #1... Avoid the Introduction of Drama When Inspecting
Tom Lochtefeld • 14 August 2023
I did a pre-sale inspection for a seller about a year ago on a house built in 1941. A few days ago, I got a call from the seller telling me that the buyer's inspector flagged instances of both asbestos and mold in his report and asked me how I missed it. I take about 600 pictures on a medium sized home, so I went back to the archives and looked carefully through all of them. I saw nothing which would lead me to believe that I missed either.
I asked for photos of the impacted areas and the owner sent the three below. The first was titled "residual insulation material on the pipes", the second was "a piece of old pipe insulation found laying on the floor", and the third was "Mold-like spots and or discoloration are observed on the wall between the garage and basement". As a reminder, the basement was very old and unfinished.
I thought both cases of asbestos were strange. For one, they were out of context. Even if the heating pipes did have asbestos insulation on them at one time, why would there be fuzzy material left on one joint if all of the other asbestos was cleaned? In addition, why would there be a big chunk of asbestos insulation just laying on the basement floor? Where did it come from? It didn't make sense to me.
As for the "mold", it wasn't the prettiest piece of sheetrock, but it seemed more stained from age and less moldy. Even if it was mold, the spots only covered about 2 feet x 2 feet. Environmental specialists don't want to get involved unless there is at least 10 sq feet As long as the wall is dry, it can be treated, and then painted. If it stays dry, then the mold problem is no longer a problem.
To make a long story short, the inspector flagged these items for follow-up by an environmental specialist. The buyer hired a specialist and when the specialist came to visit, he issued a clean bill of health citing no evidence of asbestos or mold. What happened here, and how could 48 hours of chaos and drama been avoided not to mention additional testing fees?
This inspector is partially to blame. The fuzz on the pipes was likely lint from the dryer which exhausted near by. The white stuff on the floor was white, but that's the only thing it had in common with asbestos. It was not curved and not corrugated like classic asbestos pipe insulation. The buyer's inspector immediately jumped to the worst case scenario and called for a specialist. I think closer investigation and he would have realized it was harmless.
As for the "mold"... my photos indicated a set of shelves filled with paint cans in front of that wall last year. I never even saw the wall. The buyer's inspector called it out as needing further review which in all honesty was the right thing to do. I would have done the same in writing, but I also would have told the buyer on site, that since it was dry, could be cleaned and treated, and since the impacted area was less than 10 sq feet, that didn't really need the services of an environmental specialist. I also add a routine note that if anybody in the family is impacted by mold or other allergens that this is something they should monitor and be aware of.
In conclusion, there are certain things that panic a buyer. Too many adjectives to describe defects can scare the buyer and spoil a sale, as can other issues such as evidence of wood destroying insects, mold, asbestos, and lead (both in paint and water). None of these need to be a deal breaker, and all of these can be addressed by specialists. The job of the inspector should be to deliver the news in an unbiased manner without drama focusing on the solution, not the problem.
This water heater exhaust vent shown below has no slope at all and might even be negatively sloped. A proper vent slope for a gas water heater is crucial for ensuring safe and efficient operation. The vent pipe should have a minimum upward slope of 1/4 inch per foot of horizontal run. This slope helps to ensure that combustion gases are properly vented out of the house, preventing dangerous build-ups of carbon monoxide. Additionally, the vent should terminate at a safe height above the roof to avoid potential blockages and to ensure proper draft. Improper venting can lead to several issues, including poor appliance performance and safety hazards. If the vent slope is too shallow or if there are dips in the pipe, it can cause condensation to form, leading to corrosion and blockages. This can reduce the efficiency of the water heater and increase the risk of carbon monoxide leakage into the home. Ensuring the correct slope and proper installation is essential for maintaining the safety and functionality of your gas water heater. Regular inspections and maintenance of the vent system are also important to ensure it remains in good condition. Over time, the vent pipe can become damaged or obstructed, which can compromise its effectiveness. By keeping the vent system well-maintained and ensuring it meets the proper specifications, you can help extend the lifespan of your water heater and keep your home safe from potential hazards.
An electronic HVAC filter, often referred to as an electrostatic air filter, uses static electricity to trap and remove particles from the air as it passes through the HVAC system. These filters are typically made of metal and can be washed and reused, making them a cost-effective and environmentally friendly option. Pros: - High Efficiency: Electrostatic filters are highly efficient at capturing larger particles like dust, pollen, and pet dander, which can improve indoor air quality. - Reusable: Unlike disposable filters, electrostatic filters can be cleaned and reused, reducing waste and long-term costs. - Cost-Effective: Although they may have a higher upfront cost, their reusability makes them more economical over time. Cons: - Maintenance: These filters require regular cleaning to maintain their effectiveness. If not cleaned properly, they can become clogged and reduce airflow, potentially causing strain on the HVAC system. - Limited Pathogen Capture: Electrostatic filters are not as effective at capturing very small particles, such as viruses and bacteria, compared to HEPA filters. - Potential Ozone Production: Some electrostatic filters can produce small amounts of ozone, which can be harmful to health if levels are too high.
Short or climbable deck railings pose significant safety risks, especially for homes with children and pets. Deck railings are designed to prevent falls and provide support, but if they are too short or easily climbable, they fail in this primary function. Small children, curious by nature, can quickly scale low railings, leading to dangerous situations where they could fall from a considerable height. Pets, too, may easily jump over or become stuck on climbable railings, resulting in potential injury or worse. Additionally, short or climbable railings can cause issues with building code compliance. Most local building codes have specific height requirements for deck railings to ensure safety standards are met. If your railings do not meet these standards, you may face fines, be required to make modifications, and encounter challenges if you decide to sell your home. A non-compliant deck can be a significant deterrent to potential buyers and reduce the overall market value of your property. From an aesthetic perspective, short or climbable railings can detract from the visual appeal of your deck and home. Properly designed railings not only enhance safety but also contribute to the overall architectural style and visual harmony of your outdoor space. In contrast, inadequate railings can make the deck appear unfinished or poorly maintained. Investing in well-designed, safe, and compliant railings not only improves safety but also enhances the overall beauty and value of your home.
Having ivy grow on a chimney or house might seem charming and picturesque, but it poses several risks to the structure and integrity of your home. First and foremost, ivy's roots can work their way into the mortar and brick of your chimney or the siding of your house. This can lead to the weakening of these materials over time, making them more susceptible to damage from weather conditions. In extreme cases, the structural integrity of your chimney or house could be compromised, leading to costly repairs. The roots can also trap moisture against the walls, creating an environment conducive to mold and rot. Additionally, ivy can cause problems with your home's pest control. The dense foliage provides a perfect hiding place for various pests, including insects, rodents, and even birds. These pests can then find their way into your home, causing further damage and posing potential health risks. Ivy also creates a perfect bridge for pests to access higher points of the house, including the roof and attic. Once these pests have made their home in these areas, they can be difficult to remove, leading to additional expenses and headaches. Lastly, ivy can impact the overall maintenance and appearance of your home. The aggressive growth of ivy can quickly get out of hand, covering windows, gutters, and other important features of your house. This can make routine maintenance tasks, like cleaning gutters or painting, much more difficult and time-consuming. Additionally, the ivy can obscure the architectural features and aesthetic appeal of your home, potentially reducing its curb appeal and overall value. In summary, while ivy may look beautiful, it's essential to consider the potential downsides before letting it grow on your home.
Many years ago my wife and I had a date night at the movies and we got a call from the babysitter telling us that the rubber supply hose on the washing machine had burst and there was water everywhere! Luckily her father was home and ran over quickly to turn the valves off. Rubber or plastic washing machine hoses are common due to their low cost and availability, but they come with several disadvantages that can lead to costly damage and maintenance issues. One of the primary concerns is their lack of durability compared to stainless steel braided hoses. Over time, rubber and plastic materials can degrade, crack, or burst under high water pressure, especially in older hoses or in households with frequent washing machine use. This makes them more prone to sudden failures, which can cause extensive water damage. Another disadvantage is their susceptibility to temperature extremes. Rubber and plastic hoses can weaken when exposed to high water temperatures from hot water cycles or fluctuating temperatures in uninsulated areas like basements or garages. These conditions can accelerate wear and tear, increasing the risk of leaks or ruptures. Additionally, rubber hoses may become brittle with age, making them even less reliable over time. Maintenance and longevity are also significant drawbacks. Rubber and plastic hoses typically need to be replaced more frequently than more robust alternatives, such as stainless steel braided hoses. Homeowners must routinely inspect these hoses for signs of wear, including cracks, bulges, or discoloration, to prevent potential failures. While they are an economical option initially, their shorter lifespan and higher likelihood of causing water damage can make them more expensive in the long run. Upgrading to reinforced or braided hoses is recommended for a safer and more durable solution.
Whoops! Looks like the HVAC contractor didn't do a good job of securing the vent hose to the fan housing. Most homeowners never go up to their attic so how would they know? Venting a bathroom fan to the exterior is essential for maintaining proper indoor air quality and preventing structural damage. Bathroom fans are designed to remove moisture, odors, and airborne particles generated during showers or baths. Directing this exhaust outside prevents humidity from accumulating within the home, which can lead to mold growth, rotting wood, and damaged drywall. An exterior vent ensures that moist air doesn’t linger, protecting both the building’s structure and the health of its occupants. If a bathroom fan is not vented to the exterior, the expelled air may be redirected into an attic, wall cavity, or another enclosed space. This creates an environment where excess moisture can accumulate, fostering mold and mildew growth. Over time, these conditions can compromise the home’s structural integrity, leading to costly repairs. Additionally, mold spores and damp conditions can exacerbate respiratory issues and allergies for occupants, posing significant health risks. Improper venting also reduces the fan's effectiveness, as it merely redistributes humid air rather than removing it from the home. This can result in persistent condensation on mirrors, windows, and walls, which may eventually peel paint or damage finishes. To avoid these issues, it’s crucial to ensure that bathroom fans are properly vented to the exterior, using insulated ducts to minimize heat loss and prevent condensation within the venting system.
Asbestos-wrapped heating pipes were commonly used in older homes and buildings because asbestos is an excellent insulator and resistant to heat and fire. However, the presence of asbestos in heating systems poses health risks. Over time, the asbestos-containing material can deteriorate, releasing microscopic fibers into the air. Inhalation of these fibers can lead to severe respiratory issues, including asbestosis, lung cancer, and mesothelioma, which are often fatal and have no cure. The risks associated with asbestos-wrapped pipes are heightened during renovations, repairs, or disturbances to the insulation. When the material is cut, drilled, or otherwise agitated, asbestos fibers can easily become airborne. These fibers are nearly impossible to detect without specialized equipment, making it difficult to assess exposure. Even brief exposure can accumulate over time, as the fibers remain lodged in the lungs for years, causing long-term damage. To address the danger, homeowners should never attempt to remove or handle asbestos insulation themselves. Professional asbestos abatement services are essential to safely encapsulate or remove the material, following strict safety guidelines to prevent contamination. In some cases, encapsulation—sealing the asbestos in place with a protective coating—can be a cost-effective solution if the material is in good condition. Regardless, any home with asbestos-wrapped heating pipes should undergo an inspection by a certified asbestos professional to determine the best course of action for protecting the health of occupants.
Laundry drainage systems must effectively handle the large volumes of water discharged by washing machines while preventing backflow and contamination. A typical setup involves a standpipe connected to a P-trap, which is then tied into the home’s main drainage system. The standpipe must be tall enough (usually 18–30 inches) to prevent overflow and positioned close to the washing machine to ensure efficient drainage. Proper slope in the drainage pipe is also critical to avoid water pooling or blockages. Air gaps play an essential role in laundry drainage by preventing cross-contamination between the washer’s discharge and the home’s water supply. An air gap creates a physical space between the drainage hose and the standpipe or other drainage point. This gap prevents backflow caused by a clogged sewer line, protecting the washing machine and the household plumbing system from wastewater contamination. Modern washing machines often include built-in air gaps or rely on proper installation to maintain this safeguard. Alternatives to traditional air gap setups include installing backflow prevention devices (as seen in this picture) or using standpipe extensions with anti-siphon features. Backflow preventers are mechanical valves that allow water to flow only in one direction, ensuring that wastewater cannot re-enter the washing machine. Another option is a laundry sink, where the washing machine drains into a basin before entering the home’s drainage system. This approach offers an additional layer of separation and simplifies maintenance, making it a popular choice in utility rooms or older homes.
Chrome-plated P-traps are a common choice in plumbing for their sleek appearance, but they have several weaknesses that can make them less ideal in certain situations: 1. Corrosion Vulnerability Despite the chrome plating providing some protection, these P-traps are typically made from materials like brass or steel, which are prone to corrosion over time. If the chrome plating is scratched or damaged, the underlying metal becomes exposed to water and air, accelerating rust or corrosion, especially in high-humidity environments. 2. Durability Issues Chrome-plated P-traps are less durable compared to plastic or stainless steel alternatives. Over time, the chrome finish can chip or flake, especially when exposed to abrasive cleaning products or physical impacts. Once the plating deteriorates, the P-trap's structural integrity and aesthetics suffer and then it starts to leak! 3. Higher Cost and Maintenance Chrome-plated P-traps are more expensive than plastic (PVC) P-traps, yet they often require more maintenance to keep their appearance intact. Fingerprints, water spots, and tarnishing are common, requiring frequent cleaning and polishing to maintain their shiny finish. 4. Limited Flexibility Unlike PVC or flexible P-traps, chrome-plated models are rigid and less adaptable during installation. This can make them more challenging to fit in tight or unconventional spaces without precise alignment of plumbing components. In summary, while chrome-plated P-traps offer an attractive appearance, their susceptibility to corrosion, durability concerns, higher maintenance requirements, and limited flexibility make them less practical for long-term use in areas prone to moisture or heavy wear.
The picture of the toilet seat is more fun than anything, but it is a "no-touch" application of my infrared camera to make sure things are working right. You can also see the heating elements warming up the marble bathroom floor. An infrared camera is a valuable tool for home inspections, as it allows inspectors to identify hidden issues that are not visible to the naked eye. Infrared cameras work by detecting heat signatures, which can reveal temperature variations in a structure. These variations often indicate potential problems, such as water leaks, insulation deficiencies, or electrical hazards, enabling homeowners or buyers to address issues before they worsen. The primary use of an infrared camera in home inspections is detecting moisture intrusion. Leaks from roofs, plumbing systems, or windows can cause temperature differences that the camera can capture. These images help pinpoint the source of the problem, even if the leak is behind walls or under flooring. Early detection of moisture issues can prevent mold growth and structural damage, saving significant repair costs. Infrared cameras also help identify insulation and air leakage problems. Poor insulation or gaps in a home’s thermal envelope can lead to uneven heating or cooling and increased energy bills. By highlighting these areas, inspectors can recommend targeted improvements, making the home more energy-efficient. Additionally, the cameras can reveal overheating electrical components, such as overloaded circuits or faulty wiring, which pose a fire risk. Using an infrared camera during a home inspection enhances the thoroughness and accuracy of the evaluation. While it doesn’t replace traditional inspection techniques, it provides an additional layer of insight, helping homeowners or buyers make informed decisions about repairs or maintenance. Many larger firms charge extra for a "Luxury Package" that includes thermographic imaging. I include this in my standard service!
