CT License# HOI.0001211
NY License# 16000113239
NJ License# 24GI00215900
Norwalk, CT 06854
CT Lic# HOI.0001211
NY Lic# 16000113239
NJ Lic# 24GI00215900
CALL US TODAY!
CT Lic# HOI.0001211
NY Lic# 16000113239
NJ Lic# 24GI00215900
CALL US TODAY!
Wet Basement? There's Usually a Simple Reason (and a Simple Fix)
Tom Lochtefeld • 21 December 2023
Last month, I got a call from a client who I inspected a home for back in October. We had a particularly heavy rainfall (more common these days) and he told me he had 3" of water in the cellar. I asked him to send me a picture and he did. The source of the water was the porous stone foundation at the northeast corner. I inspect a lot of homes, but I recalled that this one was missing the downspout extender at the northeast corner of the home (see above photo) and that my inspection comment was for him to "replace the extender to direct the water 6' away from the foundation". I asked if that was done, and the answer was "No". In all fairness, he hadn't moved in yet. His next question that followed was, "The the roof served by this downspout is only 10'x20' - How can this cause so much water in the cellar? Well... here goes. If you get a large amount of rain in a short time, it all heads for the downspout at once. Not only are the gutters overflowing to the foundation if they are clogged or not big enough to handle so much water, but the water that does make it to the downspout dumps straight next to the foundation because there is no downspout extender. 10' x 20' = 200 square feet. We had 1 inch of rain in a short time (I think we had 2+ inches that day). Divide the 200 square feet by 12 and that results in 17 cubic feet of water. Fun fact - There are 7.5 gallons in a cubic foot of water, so that's 125 gallons per inch of rain on that roof directed right at the foundation. That's a lot of water! Basement specialists estimate that 90% of all moisture issues can be eliminated by keeping gutters clean, directing water away from the foundation, and making sure that the grading next to the foundation slopes away from the house.
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!
The other day, a buyer asked me if I could check out the large swing set that came with his new home. To build some good will, I told him that even though it wasn't included in the State Standards of Practice that I would still inspect it as a courtesy (It seemed pretty sturdy). Home inspections are designed to assess the overall condition of a home, but there are several items typically not included in the inspection. These exclusions often fall outside the scope of the inspector's responsibilities or require specialized knowledge or equipment. Commonly excluded items include: Appliances and Systems Not Permanently Installed: Portable appliances, such dehumidifiers and window unit air conditioners are often not inspected. Inspectors usually focus on built-in appliances, but even those may not be tested for full functionality beyond basic operation. Specialized Systems and Features: Components like swimming pools, hot tubs, septic systems, recreational equipment (swing sets) and irrigation systems are generally not part of a standard inspection. These items often require separate evaluations by specialists. Hidden or Inaccessible Areas: Inspectors typically don’t inspect areas they cannot safely or easily access, such as behind walls, under carpets, or in areas with no access points (e.g., sealed attics or crawl spaces). Additionally, they do not test for environmental hazards like mold, asbestos, or radon unless specifically requested and qualified to do so. To address these gaps, homeowners or buyers may need to hire specialized inspectors for a more comprehensive assessment.
This is a carpenter ant "Gallery", which is the formal term for the nest where they hang out. As an Internachi-Certified Wood Destroying Insect Inspector, I point out signs of and presence of wood destroying insects, but I won't actually call out the specific variety because I'm not a licensed specialist. I leave that to the experts. The most common insects causing damage here in the northeast are termites, carpenter ants and carpenter bees. Greenwich Home Inspection Carpenter ants can be a significant problem because they damage wood structures by excavating tunnels to create nests. Unlike termites, they don’t eat wood, but their tunneling weakens structural integrity over time. If left unchecked, an infestation can lead to costly repairs in homes, furniture, or other wooden structures. These ants are also highly adaptive, making them challenging to detect and control. Greenwich Home Inspection To manage carpenter ant infestations, early identification is crucial. Look for signs such as wood shavings, hollow sounds when tapping wood, or large black ants indoors, particularly near wood or damp areas. Eliminating moisture sources and sealing entry points can help prevent infestations. Keeping firewood or wood debris away from the home and trimming trees that touch the house are additional preventive measures. Greenwich Home Inspection If an infestation is discovered, professional pest control services are often the most effective solution. Experts can locate nests, identify satellite colonies, and apply targeted treatments using baits or insecticides. For a DIY approach, ant baits containing boric acid can be used, but thorough application and monitoring are necessary to ensure long-term success.
Earlier this year I inspected a house with vinyl siding. There didn't appear to be any problems. There was a sliding door to the deck at the second floor which had water damage and some rot at the threshold. I called out the damage and recommended that the buyer immediately get it fixed because water damage can lead to structural damage and mold. I checked underneath the sliding door at the interior of the home and there was no musty smell, staining or mold evident on the sheetrock wall even though there were some drip marks inside that I called out. This was not unexpected due to the water damage at the threshold above. A month later the client closed on the house, started repairs, and found extensive water damage and structural damage. I almost fainted at the site of it, and asked myself "How could I have missed this"? It was bad... There were a couple of factors at play here. 1) The vinyl siding was in good shape and looked to be installed properly. It covered all evidence of the water damage behind it. 2) At some point in time, the previous owner pulled the sheetrock off the wall at the first floor and added a layer of plastic before replacing the sheetrock and repainting the walls thus locking in any moisture damage behind the plastic. The buyer was a contractor and walked the home with me during the inspection. Upon return to the property, before I could say anything, he looked me in the eye and told me, "There's no way you could have known". He was right.... A home inspection is defined as "A Visual, Non-Invasive Inspection of the Property". Unless the inspector takes apart the walls, there is no way to know what's hiding out of site.
I inspected a house the other day that had low window sills. They were casement windows and had no safety features so they could be opened to 90 degrees. Home Inspection Greenwich Low window sills can pose several safety risks, particularly in homes with young children or pets. These low surfaces can act as an easy stepping point, increasing the likelihood of accidental falls through open windows. In multi-story buildings, this risk is even greater, as a fall from height can lead to serious injuries or worse. Additionally, low sills can also be an entry point for intruders, compromising the security of a home. Home Inspection Greenwich Aside from safety concerns, low window sills may lead to practical challenges. They are more prone to damage from foot traffic, furniture placement, or other activities near the floor level. Low sills may also be more vulnerable to water seepage during heavy rains, especially if proper weatherproofing is not in place. Over time, this can cause structural issues such as rot or mold, which can be costly to repair and harmful to indoor air quality. Home Inspection Greenwich To address these issues, several solutions can be implemented. Installing safety features like window guards, childproof locks, or security screens can significantly reduce risks without requiring major renovations. For better protection against moisture and wear, homeowners can seal the area with water-resistant materials and use protective coatings. If structural changes are possible, raising the sill height or installing fixed glazing for lower sections of the window can effectively mitigate the problems associated with low window sills.
Many clients ask for their pre-1978 homes to be tested for lead paint. My answer is that I don't test, and furthermore I don't think they have much to worry about if the home has been painted in the last 40 years -- unless the paint is chipping or peeling. If paint is chipping or peeling, then I recommend that they immediately clean up any chips and repaint chipped surfaces. But why is lead paint bad? Home Inspector Greenwich Lead paint is hazardous to health because it releases toxic particles and dust into the environment as it ages or deteriorates. When ingested or inhaled, lead can accumulate in the body, causing severe harm, especially to children and pregnant women. Young children are particularly vulnerable because their developing brains and nervous systems are more sensitive to lead's toxic effects. This can result in cognitive impairments, developmental delays, and behavioral problems. Home Inspector Greenwich In adults, exposure to lead paint can lead to long-term health issues such as high blood pressure, kidney damage, and neurological problems. Chronic exposure increases the risk of cardiovascular disease and reproductive health issues, impacting both men and women. The dangers of lead paint are not limited to direct contact; renovation or demolition activities can release large amounts of lead dust into the air, putting workers and residents at risk Home Inspector Greenwich From an environmental perspective, lead paint contributes to soil and water contamination when chips or dust settle in outdoor spaces. This contamination poses risks to wildlife and can enter the food chain, further endangering public health. Due to these significant risks, the use of lead paint has been heavily restricted or banned in many countries, but older buildings still harbor the hazard, necessitating careful management to ensure safety.
Cracked sidewalks can pose significant safety hazards, especially for pedestrians. Uneven surfaces increase the risk of trips and falls, which can lead to injuries ranging from minor scrapes to serious fractures. This is particularly concerning for older adults, children, and individuals with mobility challenges, who are more vulnerable to accidents. The presence of cracks and gaps in sidewalks creates an unpredictable walking environment, forcing pedestrians to divert their attention away from traffic and other surroundings. Did you know that in some cities, you can be held liable if someone injures themselves on a broken sidewalk next to your property? Home Inspection Greenwich From an accessibility perspective, damaged sidewalks can hinder the movement of people using wheelchairs, walkers, or strollers. Cracks and uneven slabs often make it difficult to navigate smoothly, effectively reducing the usability of public spaces for individuals with disabilities. This violates principles of universal design and can limit independence and participation for many people in the community. Home Inspection Greenwich Cracked sidewalks also detract from the overall aesthetic and functionality of neighborhoods. They signal neglect and can lower property values, leaving a negati ve impression on residents and visitors alike. In addition, persistent damage can allow weeds to grow and water to seep in, accelerating the deterioration of the sidewalk and leading to more costly repairs in the future. Maintaining smooth, even sidewalks is essential for public safety, accessibility, and urban appeal. Home Inspection Greenwich
Not sure who the roofer was who installed this vent stack flashing (or boot) on the roof of this freshly renovated flip house, but he installed it upside down! It's like trying to fit a square peg in a round hole. The angle of the flashing when right side up should compensate for the angle of the roof insuring a smooth fit of the rubber boot around the vertical pipe. When it's installed upside-down, the rubber boot is completely scrunched up. The guy added a large amount of roofing sealant to try and make up for the poor fit. A complete and total fail! Home Inspection Greenwich Installing vent stack flashing upside-down can lead to significant problems in your roofing system and home. The primary function of vent stack flashing is to seal the area where a plumbing vent pipe penetrates the roof, preventing water infiltration. When installed upside-down, the boot's rubber sealing mechanism is compromised, allowing rainwater to seep through gaps and enter the roof structure. This water intrusion can lead to roof leaks, damage to insulation, and the growth of mold and mildew, causing costly repairs and health risks. Home Inspection Greenwich Another issue with improperly installed vent stack flashing is the potential for structural damage to your roof. Water that leaks through the upside-down boot can saturate wooden components of the roof deck, leading to warping, rotting, and weakening of the structure. Over time, this can compromise the roof's integrity and reduce its lifespan. Home Inspection Greenwich Aesthetically, upside-down vent stack flashing may also detract from the appearance of your roof, as it may not fit properly or align correctly. This can result in an unprofessional look that diminishes your home's curb appeal. Proper installation of the vent stack flashing not only ensures functionality and durability but also maintains the overall appearance and value of your property. Always follow manufacturer instructions or consult a professional to ensure proper installation. Seeing this upon arrival makes me wonder what else got short-changed by the flipper
