Paul Luczyk, ASHI's Blog

Inspection problems with foreclosed properties

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 17 Jun 2009 00:47:58 -0700

What happens when the inspector discovers that all utilities or some have been locked out(off)? Last Friday's inspection was a surprise to everybody that water & gas was off. I always confirm the inspection with email to my client and remind the agent about the utilities to avoid surprises. My agent was told by the listing agent that every thing was on. Apparently, the utilities were suddenly turned things off by the companies. Well, I was not able to complete the inspection on that day and had to return 3 days later. I did charge for my time to return and complete the inspection. The concern at this property was the because the home was vacant for over a year. I was concerned that there could be frozen(cracked) pipes. I already been in one of these earlier this year. What a mess. My buyer declined to purchase this property.

Vacant homes can have many strange things happen. There was a dishwasher that exploded when activated, An investigation determined that hydragen gas formed from the water. As these homes are bought "in as condition" buyers have to give serious thought to fix or repair items. Another client of mine neglected to have a furnace looked at, as I recommended, and it failed during the winter. It cost them over $5000. to have a new one installed. That final walk through prior to closing is important to inspect for damage or removed items. One of my photos from another inspection had determined that a dishwasher was replaced with a cheaper unit.

How do you save energy costs in your home?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Tue, 14 Apr 2009 16:12:31 -0700

MAKING YOUR HOME MORE ENERGY EFFECIENT

Lower or raise the thermostat before leaving or going to bed - a great way to do this automatically would be to Install a programmable thermostat - this device will allow you to set a schedule to adjust the temperature up or down a couple of degrees during the day when you are gone and at night when you are in bed and even better raise the temperature back before you have to get up.
Make sure the fireplace damper is closed when the fireplace is not in use and also a door across the fireplace opening will help
Make sure you have at least a R-30 attic insulation in place & R-19 under floors.
If you want you can also replace many if not all light bulbs with energy efficient ones.
Have your a/c-heating ductwork checked for leaks - this may well be one of the largest energy losses
Make sure the dryer ductwork is clean - the dryer will use less energy
Make sure the refrigerator coils are clean - the appliance will work better and use less energy
Keep your air filters clean or changed out for the Furnace.
Use the Dishwasher only when you have a full load and run it on normal wash instead of extended wash
Wrap the water heater
Put a timer on the water heater
Lower the temperature for the water heater - but not below 130 degrees
Keep in mind that you can use your ceiling fans in reverse during the winter
If you have a whole house fan or a basement box fan cover those when not in use
Replace weather stripping to help lessen air lose around doors.
Solar Screens during the summer to keep the heat from coming into the house.

What is a bad roof?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Fri, 20 Feb 2009 22:41:14 -0800

This is a good example of a new roof installed by an incompetent, unlicensed roofer.

1/4" wide staples when the manufacturer required galvanized nails or 1" wide staples.
Metal valley without sufficient clearance to the cut of the composite shingle.
Insufficient over-hand at the gutters and sides.

The silicone caulking indicates a leak above the living room, Water stains on the sheathing indicating wicking into plywood. !/4" staples are not sufficient to hold the shingles in a moderate wind storm.

The seller claimed the roof leak had been fixed. Guess who fixed it. My client, the buyer, got a new roof installed, by a licensed contractor, as part of purchase.

Moisture the destructive force in your home!!!

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 14 Jan 2009 15:19:21 -0800

A recent 2 story 40 year 8 plex inspection with 4 units on a slab had serious ventilation problems. With condensation (moisture) on most of the vinyl dual pane windows I knew there would likely be some issues. The rear wall had mold & rot, inside & out, at the floor, with some deterioration 12" up the wall. Moisture readings of 15% to 20% throughout 2 of the 4 units indicate a serious moisture problem. Kitchen fans vented inside while baths had functional fans moving little air. The were no visible ducts on the exterior walls for the 4 ground floor units. Where was bath moisture going? It was not going to the exterior. The upper baths were venting into the attic. I assume relative humidity on the ground floor was well above 60%. Moisturereading below was 50% on the exterior (T1-11 siding) and 25% to 30% inside gypsum.

Problems with Zinsco breakers

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Sat, 04 Oct 2008 11:14:21 -0700

When my office received a call inquiring about flickering lights in a 1960's rambler, I had a pretty good idea what might be the problem. I got out here the next day and immediately went into the garage. It was no surprise to see a Zinsco breaker panel that been installed like in many other Seattle homes in the 60's. Removing the cover I was able to see that some of the breakers were loose on the buss bar. They had the panel replaced within a week. I had them save the panel after it was removed. The breaker had been arcing and losing contact, a common problem with these panels. The photo show the scorch marks and another with a cracked housing.

Why hire a building inspector?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Tue, 23 Sep 2008 00:54:57 -0700

These types of foundation cracks are always serious problem. There were several more around the perimeter of the building. This 55 year old building was slowly sinking in the soft soil as there were no footings under the foundation. All the floors were sloped to the outside walls as the load bearing support columns fireplace chimney remained stable on wide cement piers.

These cracks were not readily visible as the 6 mill poly was attached to the sill plates. I wonder how many inspectors would not have removed the vapor barrier. The cracks were not visible on the exterior as there was considerable vegetation and a stucco type finish on visible portions of the foundation. Nothing was disclosed by the owner. The foundation contractor was able to add footings and secure the old foundation walls. The work was completed in a timely manner by the time my "happy" client moved into the home.

Moisture in the attic

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 27 Aug 2008 11:34:09 -0700

Excessive moisture causing serious mold in the Attic. How much moisture much is too much? When the OSB sheathing turns black is an indication its excessive. My moisture meter says this is bad. Whats the cause: inadequate attic insulation and a very wet crawl space. A improved drain system with a sump pump my be the fix. My client is still negoiting with the seller. The seller's franchise inspector says this is a minor seasonal issue. I convinced my clients its not minor.

saving my client from a disaster

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Sat, 16 Aug 2008 17:40:37 -0700

Zonolite Attic Insulation commonly used in the Seattle area during the 1950 through 1970 consists of expended vermivculite ore originating from Libby, MT. Libby vermiculite is contaminated with an especially toxic form of asbestos known as tremolite. Recent testing of Zonolite in actual homeowner's homes demonstrates that Zonolite releases substantial quantities of tremolite asbestos into the air whenever it is disturbed during many ordinary homeowner activities. Any openings in the ceiling from light fixtures, heat ducts, exhaust fans, etc. also allow this toxic dust into the living space. It looks like pebbles but is very soft. DO NOT REMOVE THE ZONOLITE YOURSELF!!

A pending Washington State Class Action could help homeowners recover the cost for its costly removal.

After pointing this out to my client they decided NOT to purchase the home.

Is this a problem?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Mon, 19 May 2008 14:02:56 -0700

Why did the breaker trip? Always look under the sink before running the disposal. I wonder what the piece of blue yard signifies?

Who says this furnace is defective?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 14 May 2008 01:59:01 -0700

The other guy missed this cracked heat exchanger. There were 4 more cracks like this little one.

What is a cracked heat exchanger?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 14 May 2008 01:21:31 -0700

At a recent inspection I was able to detect a defective gas furnace with a cracked heat exchanger which had been producing low level amounts of carbon monoxide some of which was entering the home. The house did have an alarm type CO detector but because ppm was under 50 the alarm dit id not activate.

The gas company "Red Tagged" the furnace confirming my judgement. My client's had a new furnace installed prior to them moving into the home. The sad part of the story was the home had been inspected about a 10 days prior and this was not reported. The sellers were upset because they assumed that I was wrong with my inspection report.. I usually see a couple of these a year. The small rust mark is the crack, there were 4 more carcks we we're able to see.

Everybody should have a digital readout style CO detector in their home in the bedroom hallway. Consistent reading over 9 ppm is not an emergency but you should look for possible sources. Never operate an "unvented" gas fireplace without a open window in the same room.

Who installed this water heater?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Sun, 11 May 2008 23:57:22 -0700

The home owner claims his new water heater was installed by a licensed, professional plumber. Of course he did not have a receipt from this gentleman. I convinced my client this in unacceptable and it must be corrected before something bad happens.

Leak problems with hot water (radiant) heating

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Sat, 05 Apr 2008 14:19:44 -0700

Homes and condominiums with hot water (radiant) heating systems have potential leak & health issues. Certain types of PEX B tubing used in these systems have a high failure rates. Identifying the tubing type can be difficult. In addition if the water heater is used both for heating and bathing unhealthy bacteria may be able grow in within the potable water lines. Depending the type and method used for the installation of the heating lines, water if not circulated, is prone to developing bacteria during the summer months.

What is a roof certification?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 02 Apr 2008 15:30:58 -0700

I was called to look at leak damage in a low slope roof. Their inspector was concerned about the slope & clalled for a "roof certification". A yellow page roofer, for $125, gave a 5 year cert. Well, when it leaked he came out & put down the roofing tar as you see here and said his cert only covered a repair but no guarantee. It's important to read the fine print.

As a seasoned inspector I would have not considered this roof acceptable but a serious issue that likely was to be a serious problem. I wonder if this unknown inspector is still in business?

Local ASHI chapter helps Washington State get a decent H.I. license bill.

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Thu, 27 Mar 2008 00:27:44 -0700

The Governor signs the bill, "Relating to the licensing of Home Inspectors.

Washington State now has a decent, not perfect, home inspector licensing law on the books that will go into affect next year. It will require everybody to pass a nationally recognized written exam, inspection standards, continuing education, new inspectors will need a 120 hours classroom instruction and inspectors will not be allowed to perform any other work related to the inspection for 1 year after the inspection.

What I like about our Washington State law it will have some teeth behind it unlike many of other state laws that have no enforcement. The director & board (made up of 7 inspectors) will be able go after inspectors not following the law and investigating serious complaints with suspensions and/or civil fines.

Myself and other members of Western Washington ASHI chapter have worked on this for 3 years and proud of what we've accomplished.

03/26/2008 12:39 AM

by Paul Luczyk, ASHI

Inspecting River Front property

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 12 Mar 2008 11:16:03 -0700

A recent inspection of a river front property has me puzzled. Look closely along the upper section of the garage door. That is a water line approximately 8 feet above the ground. It appears the pool table did not float.

Why would somebody want to live here?
Why would a bank loan on it?
Who would insure it?
Where do you secure your boat?

How do you find the right Home Inspector?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Tue, 11 Mar 2008 19:24:58 -0700

You should ask these 10 questions before hiring the inspector.

How long have you been inspecting Homes?
Are you are member of a nationally recognized association like ASHI?
Have you passed a nationally recognized exam like National Home Inspector Examination (NHIE)?
Do you accept payments at closing or credit cards?
What type of report? Check list is not acceptable.
Does the inspection include a warranty?
Are digital photos included with the report? Can the report be printed on site? Emailed?
Do you follow a recognized Standards of Practice?
Can you test/inspect of termites, radon, mold, asbestos, lead paint?
Do you have a web site?

You want to ask not in business as some my have many business years but only 6 months as an inspector. As with most professions experience can be most important factor. Some newbies are just hired by a firm or part of a franchise with 2-3 weeks of classroom training and just getting stated in business. Only American Society of Home Inspectors (ASHI) requires 250 fee paid inspections and passing of the NHIE prior to full (Certified) membership. A check list report too vague and usually does provide sufficient details and information. Some inspection firms provide a limited warranty on all structural & mechanical components. If the inspector claims inspections according to or exceeding ASHI standards, ask to produce these standards at the inspection. Look at the inspector's web site as part of your interview. The ASHI Code of Ethics do not allow inspectors to do repairs on their inspections for 1 year after the inspection. This eliminates any potential "conflict of interest". Cost can vary greatly, but you usually get what you pay for.

RE agent recommending an inspector

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Thu, 28 Feb 2008 12:03:51 -0800

Recently, I asked the receptionist at a large Real Estate office if I could leave some flyer's about my inspection business. I was told that to be on the office "approved" vendor list or part of their "Connoisseurs" program it would cost $600. I was surprised and said no thanks. Imagine that this list of "approved"inspectors is not necessarily the best in the area but only the one's who were willing to make a financial investment in this office. Many inspectors and companies are willing to pay in order to play. As an inspector I report on the facts of the property to my buyer client and if my inspection and report happen "to kill the deal" so be it. Imagine what happens if 2 weeks later my client again declines another purchase because of my inspection. Will my name remain high on the "approved" list, lowered to the bottom or maybe removed. Will the office manager contact me "suggesting" I improve my reporting methods. If I have this financial investment in this office, I can not afford to kill many deals in-order to remain in good standing. Yes, I have many agents refer their client's because of the superior service and satisfaction guarantee we provide to our client's

The American Society of Home Inspectors (ASHI) Code of Ethics states, "Inspectors shall not directly or indirectly compensate realty agents, or other parties having a financial interest in closing or settlement of real estate transactions, for the referral of inspections or for inclusion on a list of recommended inspectors, preferred providers, or similar arrangements."

As I did some research on this topic I discovered a lawsuit in New Jersey some years ago when a buyer sued their inspector and his franchise. Problems in his home were not reported and/or glossed over. In court it was proven by his attorney that this franchise required their inspectors to maintain a "Double Standard" and to go easy for agent referred inspections. The inspection & franchise lost and were required to pay the homeowner with penalties added.

Conflict of Interest

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Fri, 15 Feb 2008 13:54:36 -0800

What is a conflict interest? According to Webster, "a conflict between the private interests and the official responsibilities of a person in a position of trust".

When a home or building inspector reports on list of issues or problems on the house, he/she offers to have their company make the necessary repairs at an additional cost. Example: replacing an old roof, repair/replace a deteriorated deck or porch, treating the bugs, carpenter ants or termites, or making repairs in bathroom, etc. If the Washington State new home inspector licensing law is passed, Senate Bill 6606, the inspector or their company will not be allowed for 1 year to make repairs or work after the inspection. Most inspectors follow the ASHI Code of Ethics which does not allow the inspector to make repairs or work, for 1 year, on their inspections.

Who or what is a Certified Inspector?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Fri, 15 Feb 2008 13:23:16 -0800

Webster's meaning of certify: "to attest as being true or as represented or as meeting a standard". A CPA is an accountant that has met the requirements of a state law and a lawyer must pass the "Bar". Currently, Washington State has no such requirements for home inspectors. Senator Bill 6606 in Olympia, if passed this year, will require education, will establish Standards of Practice & Code of Ethics and serious testing for all inspectors to be legal. All inspectors will be required to take a nationally recognized written exam, NOT A SIMPLE ON-LINE TEST USED BY THE LARGEST ASSOCIATION IN THE STATE. Search their websites and you decide who is most qualified or certified. Only one organization, American Society of Home Inspectors (ASHI), requires passing the National Home Inspector Examination (NHIE) and 250 paid inspections to receive full membership. Membership is earned not purchased.

Is your clothes dryer working properly?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 13 Feb 2008 16:18:06 -0800

Maybe. If you notice it takes longer & longer to dry your clothes there may be a problem. Likely the problem is lint blockage in the exhaust system. When running the dryer check flow at the vent on the outside wall. The vent flap should be open and a fair amount of warm air should be blowing out. If not the next task will be to pull the dryer away from the wall and check the exhaust system for blockage. Your system could be clogged with lint, which is potential fire hazard. It was as if someone has stuffed tons of lint into the duct with a cannon ram. Actually, the system could be blocked anywhere along the line many times in the crawl space. Flexible duct is prone to blockage, use rigid where possible with metal tape, not screws. The run should be straight as possible and insulated in any unheated area. The exterior cover should free of vegetation or other blockage.

Why a 1 year Warranty Inspection?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 13 Feb 2008 15:57:56 -0800

· Home builders expect buyers to find deficiencies during the first year living in their new home. Unfortunately, it is up to the buyer to discover and report these before the warranty period expires.

· Anything not documented prior to the end of the warranty period becomes the responsibility of the homeowner. This may lead to costly repairs down the road, or when you sell your home.

· We can detect problems that may otherwise go unnoticed.

· We assist you in documenting the items which need to be addressed with the builder prior to the end of the warranty period.

We have found missing insulation , leaking plumbing under the home, dryer & bath exhaust not connected, cracked attic framing, defective GFI outlets & standing water in the crawl space.

IS CARBON MONOXIDE DANGEROUS?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 13 Feb 2008 14:24:09 -0800

Lethal amounts of carbon monoxide can be produced by all combustible fuels. However, clean burning fuels create little smell or smoke, and therefore the odorless carbon monoxide can, on occasion, collect unnoticed. Sources of CO are: kerosene heaters, defective gas furnace or flue, charcoal grill, gas range, gas water heater, fireplace and automobile in the garage. To keep CO out of your house you need to take the following simple steps: Have your heating system professionally inspected and tuned up annually. Vent all fuel burning space heaters and gas ranges to the outside including a gas log fireplace. If the gas logs were added into a wood burning fireplace make the damper has a mechanical stop preventing full closure. Make sure the flame is blue. If it's yellow, call your local gas company and ask to have the burner adjusted. Do not idle the car in a attached garage. Excessive amounts of moisture on windows throughout the home and unexplained occurrences of headaches could be indication there's a CO problem. It may be wise to consider a CO detector for your home. Regular levels of 10 ppm in the home indicates a problem.

Increasing Energy Costs Heat Up Homeowner Concerns

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 13 Feb 2008 14:14:36 -0800

ASHI Recommends Pre-Winter Review to Lower Costs and Prevent Problems

The winter season is now in view, bringing with it colder temperatures, rain. and holiday shopping bills. At the same time, home heating costs continue to rise around the nation making energy efficiency a top concern for homeowners. According to the American Society of Home Inspectors (ASHI), a pre-winter review of a home can help reduce energy costs and prevent a number of weather related problems before they start.

"There are numerous ways to reduce heating costs and other problems, so it is important for homeowners to review the condition of their home each year. The following are some simple steps homeowners can take to improve their home's energy use:

Doors and Windows -- Examine all of the home's doors and windows, looking for water damage, wood decay and energy dissipating drafts. Old and worn windows/doors may need to be replaced. Otherwise, a piece of weather stripping or caulk can help to reduce the amount of heat escaping.

Insulation -- Check the attic for sufficient or missing insulation -- the current standard is at least 12 inches of material. Many older homes only have 4-6 or less, in which case having more blown in can prove to be cost effective. Additionally, insulation is often misplaced or removed where cable television or phone work has been performed, so check for areas where it may be missing, allowing for drafts. Most of the heat loose through the ceiling into the attic. Many older homes do not have insulation under the floor. All your water pipes under the home should be insulated. If your water heater is in the garage an insulation wrap can help.

Furnace --Have your furnace inspected and serviced to make sure it is running properly. A clean filter should be installed. If the unit is old, it may be wise to invest in a new, more energy efficient model.

An Ounce of Prevention

In addition to energy problems, ASHI noted that homes are subject to the effects of aging. Many homeowners tend to put off thinking about these issues until it becomes time to sell, but regular inspections of the home's major systems should be a normal part of ongoing maintenance to preserve the value of the home.

Periodically monitoring the overall condition of the home is crucial. Tending to problems before they become serious will help save a homeowner from more extensive and costly repairs down the road.

Following are some of the most common areas homeowners should be checking:

Brick Chimneys -- ASHI recommends an annual check and cleaning if needed to avoid flue fires. Homeowners need to be conscious of creosote buildup, a byproduct of burning wood that can cause chimney fires. Damaged mortar around the chimney is another potential trouble spot. Older house may have an unlined brick chimney, which is a potential fire hazard.

Examining the Walls -- Homeowners should look for visible cracks and loose or crumbling mortar. Also, homeowners should be mindful of loose fitting or warped trim and siding. Ignoring these signs could result in unnecessary drafts and water damage especially in many of the wood composite types of siding in the northwest.

On the Rooftop -- A leaky roof, gutter or downspouts remains a dreaded fear for most homeowners. When checking for roof damage, look for damaged or loose shingles, gaps in flashing where roofing and siding meet vents and flues. The roof and gutters should be cleaned removing all tree debris. Because of the high incidence of injuries from falls from rooftops and ladders, ASHI suggests homeowners check for problems from the ground using binoculars or call in a professional if a closer look and if repairs are needed.

Foundation and Driveway Drains -

Any exterior drains around the home should be cleaned ready to move water away for the home. If your crawl space has drains or sump pump, check to make sure both a functional ready for upcoming wet season. Sump pumps typically have a float switch that activates the pump when water rises in the pit.

What is Mold?

Paul Luczyk, ASHI ("A" TEAM Home Inspection, Inc.) — Wed, 13 Feb 2008 14:05:34 -0800

According to EPA, molds can be found almost anywhere. They grow on virtually any substance when moisture is present. There is no practical way to eliminate all mold and mold spores in the indoor environment. The way to control indoor mold growth is to control moisture. Mold grows where there is moisture, warmth and food. Showers, plants, cooking, clothes' dryers, roof and plumbing leaks are sources of moisture. Proper ventilation in your home is the only way to eliminate excessive moisture. Venting your bath into the attic or the clothes dryer into the crawl space are two great ways to promote mold in your home. Cellulose materials like wood and paper or paper products are very conducive for the growth of mold. Other materials, like drywall, carpet, fabric, and upholstery, commonly support mold growth. Mold wants to reproduce; it does so by sending out into the air mold spores that land on surfaces of damp cellulose or wood. Most molds are not dangerous, but they can cause an allergic or asthmatic symptoms such as wheezing or runny nose. Mycotoxic molds emit a toxic gas and can cause serious health effects in humans. A 1999 Mayo clinic study pegged nearly all the chronic sinus infections afflicting 37 million Americans to mold. Other recent studies also have linked molds to the tripling of the asthma rate over the past 20 years. It is difficult to identify mold type without proper testing.