Ron's Blog

Water Management Systems - Skylights

2008-03-11T17:36:03Z

Experience at HABITEC Home and Building Inspections, LLC, has shown that Water Management Systems are a frequent source of problems in Home and Commercial Building Inspections. Failures of these of systems can lead to more serious problems such as mold and structural failure.

The components of the Water Management System include the roof, gutter/downspout/extension subsystem, windows, doors and gradient of the landscaping. All of these have in common the responsibility of moving water off and/or away from the building.

The roof includes the sheathing, roof covering, flashing, skylights, gutter/downspout/extension subsystem, and penetration boots. The purpose of this article is to talk about skylights.

Skylights are frequently problematic because they leak at the installation. In the picture on the left the sunlight is installed on a flat roof on a commercial industrial distribution center. The roof membrane installation is approximately 25 years old and the sunlight installation is approximately 15 years old. Unfortunatley that is also the last time anybody went up to look at them. On any large flat roof there will be seams where the membrane overlaps and is sealed at installation. The seal frequently involves composite adhesives that can break down over time from heat and UV rays. When the skylights were installed several seams are created as part of the flashing for the skylights. These seams should be evaluated on an annual basis and resealed as required. In this case all skylights (9) were leaking and required complete overhaul.

Richard

Comments in this blog posting are the intellectual property of Richard Acree, President, HABITEC Home and Building Inspections, LLC, and contributing members of the Active Rain Real Estate network, and are intended to educate and otherwise assist home owners, sellers and buyers, building owners, sellers and buyers, realtors, real estate investors, property managers, and lenders in the process of owning, buying or selling homes or commercial buildings. HABITEC is a residential (home) and commercial building inspection company serving Middle Tennessee including Nashville, Brentwood, Franklin, Murfreesboro, Smyrna, Mt. Juliet, Hendersonville, Dickson, Belle Meade, Columbia, Spring Hill and more! In addition to building inspections HABITEC offers Environmental Services for mold assessments, radon testing and water quality analysis. Additional information about HABITEC can be found on our website at www.habitecinspections.com, or call 615-376-2753.

Plumbing Wall Penetrations - Mind the Gap!

2008-03-11T17:30:04Z

At HABITEC Home and Building Inspections, LLC, we frequently see where plumbing drain/waste/vent systems penetrate the rear of a cabinet enclosure and the installation is poorly done. In the picture shown the installation basically involved simply knocking a hole in the back of the cabinet and working the piping through.

It is functional as far as the plumbing and the cabinet are concerned but the problem is this shoddy workmanship provides an easy path for rodents to enter the building. The hole for the plumbing penetration should be no larger than is required for the penetration and then a plastic or metal flange installed that surrounds the pipe and covers the opening.

Richard

Water Management Systems - Gradient

2008-03-11T17:28:05Z

Experience at HABITEC Home and Building Inspections, LLC, has shown that Water Management Systems are a major source of problems in Home and Commercial Building Inspections. Failures of these of systems can lead to more serious problems such as mold and structural failure.

As shown in the picture below provided by Code Check, the outside gradient system of a home or building should include a vertical drop of at least 6 inches within the first 10' horizontally from the structure. This is normally the case when the structure is first constructed. However, after not very much time the grade will settle from the effects of rain fall and gravity. It frequently settles to flat or, worse, a negative slope where it slopes back towards the building. This negative slope acts like a funnel and directs runoff back to the house or building and eventually causes problems like a damaged or sinking foundation or moisture buildup in the crawl space or basement. If the grade of your building has settled it will be necessary to modify the landscape grade to re-establish the proper grade.

Richard

Water Management Systems - Plumbing Boots

2008-03-11T17:26:13Z

The purpose of this article is to remind all home and building owners about a maintenance item that we each need to be aware of. The item is called a roof boot. These devices are the metal and neoprene part of a plumbing vent roof penetration that protects against rain water leaking through the roof at the vent.

The neoprene part of the roof boot is what I want to talk about. The neoprene material is a flexible rubber-like product that is subject to deterioration over time. The heat and UV rays from the sun cause the neoprene to dry and eventually crack as in the picture to the right. Once the neoprene cracks, water can easily penetrate into the house by following the vent PVC pipe down. Ceiling damage is the most likely result, but mold can be the eventual outcome from the leak.

This cracking usually happens on the south side of the boot and most likely on the south side of the house. The south side of the house is where the greatest effect from the sun may take place.

Unfortunately, these neoprene components of the roof boot are only good for about 7 - 8 years. On the other hand, our asphalt shingles should last 15 - 20 years. So if your roof is 10 years old, the shingles could be fine but your boots may be cracked. One way to find out is by using binoculars to look at the boot from the ground. Since most of our roofs are high and steep I do not recommend anyone go up on a ladder to look at your roof boots. If in doubt, it may be best to assume the neoprene is cracked or about to crack. Roofers often recommend replacing the boot once during the life of an asphalt roof. When the second time comes around, it may be time to replace the entire roof.

Most residential roofs have between 2 and 6 roof penetration boots. The regular price to replace these boots can be as high as $100.

Richard

The Home Inspector's Biggest Challenge?

2008-03-11T17:23:21Z

Check out the house up for auction near Chattanooga. Home Inspectors, how do you price this one? Have you seen one more "interesting" than this?

Where's that stucco guy when you need him? A special thanks to Realtor Ryan for passing this information along.

Richard

Which Candidate Would Help the Real Estate Market?

2008-03-02T11:06:22Z

As we see the list of candidates for our next President narrow to 3 (Senator Clinton, Senator McCain and Senator Obama) and eventually 2, which candidate do you think would be best for the real estate market going forward?

I know there is a lot more to consider when choosing a President than just this issue; however, since the AR community is focused on real estate maybe we can look at this election in just that vein for a moment. So which candidate do you think would help the real estate market, how do you think they would help, and why do you feel that way?

Richard

InspectorSpeak - The Good, The Bad and the Ugly!

2008-03-01T21:59:22Z

As Home and Building Inspectors we have a responsibility to "tell like it is" when we are presenting our findings. But, I suggest that when we "tell it", there is a Good Way, a Bad Way and an Ugly Way!

The choice of words we use as Inspectors, what I call InspectorSpeak, can have a profound impact on the outcome of a real estate transaction and on the impression we make with our Clients. At HABITEC Home and Building Inspections, LLC, we try to use words like issues versus problems, deteriorated versus rot, conductor versus wire and column versus post. We are not saying that words like problem, rot, wire and post are necessarily bad, but we suggest that issues, deteriorated, conductor and column are better in that they present a more professional image and, in some cases, are less likely to inflame emotions.

Also, I'm sure we have all heard of the ugly examples of InspectorSpeak. My favorite is the Inspector who told his Client that "the people who built their new house were a bunch of drunks". This after the Inspector found several empty beer cans and bottles in the crawl space. Ouch! Maybe the word debris would have worked better here. And the presumptive comment about their chemical dependency is not helpful.

Please share your war stories about InspectorSpeak. I know you've got some great ones.

Richard

Inspectors and Realtors - Working Together to Move Things Forward!

2008-02-29T15:58:17Z

At HABITEC Home and Building Inspections, LLC, it is the corporate philosophy that the Inspector can help facilitate the real estate transaction while still providing unbiased and clear Inspection results to the Client. There are several ways we try to do this.

First, I think we can all agree that almost every home or building, new or existing, will probably have "issues" that need to be addressed. The key word in that statement is issues. Note that I do not use the word "problem". We all have issues in our every day lives that need to be addressed. Yet perhaps you will agree that the word issues does not have a significant negative connotation associated with it. On the other hand, the word problem does have a negative connotation. At HABITEC we do not use the word problem when we talk to a Client. Leaving the Client and their realtor with a problem can make the situation insurmountable.

Second, when we present the issues to the Client we try to help them understand why the item discussed is an issue and how the issue can be addressed. We do that for several reasons. Many homeowners do not understand all of the components of the home or building and why the component may need attention. And many Clients are not comfortable with how to get things fixed. So if we just tell them an item needs attention without some sort of basic guidance on how to go forward they could easily throw their arms up in frustration and walk from the deal. That is why we encourage our Clients to attend the Inspection so we can discuss these issues with them. Invariably they come away from the Inspection much more relieved and able to move forward with the transaction regardless of the issues we have identified.

Third, should the Client insist on calling the item needing attention a problem, HABITEC Inspectors talk about how a problem (their word) can also be an opportunity! If an item needs significant attention (as might be implied by the word problem) then the effort that will eventually come forth also presents an opportunity. Example. Twenty year old front steps that are deteriorating (not crumbling!) may be beyond the point of repair. They may need to be torn down and rebuilt. BUT, the original design was 20 years old. There are probably many newer, more modern designs available to choose from that may update the look of the front entry and actually make the home worth more. This opportunity may be very appealing to the Client and, when taken into consideration on the final price, may actually help facilitate the transaction.

Richard

Foreclosure Rates: Reverse the Numbers!

2008-02-26T08:06:44Z

Todays (2/26/8) Tennessean Business article headlines about foreclosures in the US says that, according to RealtyTrac Inc. and a CA research firm, foreclosure activity increased 57% in January versus last year. Sounds terrible doesn't it!? THE SKY IS FALLING! Yet go further in the article and you see that these foreclosure numbers represent 19 out of every 10,000 household. Doing that math shows .19% of homes in foreclosure in January!! Not even 1%. Another way to look at it is to say that 99.81% of households are NOT in foreclosure. Strip out Florida, California and Nevada and the numbers would be so small as to be barely measureable.

Isn't this foreclosure situation as much a media event as anything else? Granted, if it's your house or your neighbors it's a big deal. But step back and look at the national numbers and it would look a lot better if someone would reverse the numbers.

Richard

Question: When Is A Crack in Brick Veneer Too Large?

2008-02-24T21:16:24Z

Well, to some any crack is too big! But to many Inspectors 1/8 inch is a key number. If a crack in the brick veneer of a home or building exceeds 1/8" in opening, OR, shows differential movement, then the crack should be repaired.

In this picture on the right the vertical cracks are approaching 1/2" in width. Clearly this is unacceptable as the potential for water and insect intrusion is readily apparent. This veneer is on a home that is over 50 years old and the concrete mortar is breaking down. Fortunately the veneer was not "moving" off the house due to a foundation or brick ledge failure.

Also, the cracks are the same size at the top as they are at the bottom. That's good in the sense that there is no differential when comparing the size of the cracks at the top versus the cracks at the bottom. In a case where the cracks are larger/wider at one point compared to another, differential movement is occuring. That is very serious and should be flagged every time in an Inspection.

Richard

Comments in this blog posting are the copyrighted property of Richard Acree, President, HABITEC Home and Building Inspections, LLC, and are intended to educate and otherwise assist home owners, sellers and buyers, building owners, sellers and buyers, realtors, real estate investors, property managers, and lenders in the process of owning, buying or selling homes or commercial buildings. HABITEC is a residential (home) and commercial building inspection company serving Middle Tennessee including Nashville, Brentwood, Franklin, Murfreesboro, Smyrna, Mt. Juliet, Hendersonville, Dickson, Belle Meade, Columbia, Spring Hill and more! In addition to building inspections HABITEC offers Environmental Services for mold assessments, radon testing and water quality analysis. Additional information about HABITEC can be found on our website at www.habitecinspections.com, or call 615-376-2753. Thank You!

Question: What's That Smell?

2008-02-24T19:52:33Z

WHAT'S THAT SMELL?

I knew you'd look. No, no gross pictures, just a discussion. Have you ever been in a home or building and detected an "odd" smell that seems to be coming from a bathroom? And no one has been in that bathroom for a long time, like weeks. Sometimes it smells like sewage. What can be causing that smell?

Answer, it could be the trap. The trap is the part of the drain system that has a U or J shaped bend in it. A plumbing trap is not there to "trap" your wedding ring, earring, or other small item you may drop down the drain accidentally. The trap is there to prevent fumes from backing up into the building from the sewage system. Some of these gases can not only smell bad but may also contain toxic fumes.

The photo on the left, courtesy of Code Check, shows a U shaped trap with a supply of water inside the U. You can see that as long as the water is in the trap gases will not be able to move from the sewage system back into the building. However, if the water is not there, gases can easily follow the path of least resistance and enter the building. So, if no one has used the bathroom device (sink, toilet or shower) for a while, it is possible the water that was in the trap has evaporated and the trap is allowing the gases to pass.

So what's the fix? If you have a bathroom that does not get much use, such as a guest bathroom, simply periodically run some water into the suspect device to refill the trap. If you did this once a month it should take care of the smell.

Richard

HABITEC Quoted in Tennessean Williamson AM Real Estate!

2008-02-22T07:36:10Z

Please check out the front page article about Home Inspections and Home Inspector Reviews in today's (2/22/08) Tennessean Williamson AM Real Estate section.

Richard Acree, President of HABITEC Home and Building Inspections, LLC, was interviewed by Nancy Mueller of the Tennessean about Home Inspection services available at HABITEC and within the industry for new and existing homes.

The "home review" mentioned is actually the "Home Inspector Review" service discussed earlier on AR by HABITEC. Like staging, a Home Inspector Review can help make a home that is for sale more appealing to buyers in this very competitive real estate market. And it costs a lot less than a Home Inspection!

And look at that cool picture of Ron Rittiner, Chief Inspector and Business Manager at HABITEC, on page 24W!!

To see the full article go to http://www.tennessean.com/apps/pbcs.dll/article?AID=/200802220210/COUNTY090103/802220365

Richard,

www.habitecinspections.com, 615-376-2753

A HABITEC Milestone - 12 Music Circle South on Music Row!!

2008-02-20T21:50:26Z

A HABITEC MILESTONE

HABITEC Home and Building Inspections, LLC, was recently selected to complete a Commercial Building Property Condition Assessment on 12 Music Circle South, Nashville, TN. This unique, two story music recording studio located in Music Row was purchased by the Black River Music Group. The building has a rich history and tradition in the recording industry as it was once owned by Ronnie Milsap. Milsap recorded many of his greatest hits here making this site so much a part of Music City, USA.

This is the first recording studio Inspected by HABITEC! The building has a sophisticated 3-phase electrical system and a traditional single phase electrical system. Together these systems incorporate no less than 9 electrical panels. The HVAC system is complex using multiple split systems controlled by individual room thermostats.

The recording studio and control room are located in the center of the building. The recording studio, now named Ronnie's Place in honor of Ronnie Milsap, is a two story area with smaller recording rooms around the perimeter of the studio.

This project was completed by HABITEC Inspectors Ron Rittiner, HABITEC Chief Inspector and Inspector of Record for this project, and Richard Acree, President of HABITEC.

Richard

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HABITEC Home and Building Inspections, LLC, offers Commercial Building Inspections for apartments, office buildings, retail, industrial distribution centers, recreational club houses, recording studios and more. Also, HABITEC offers Residential (Home) Inspections and Environmental Services for mold assessments, radon testing, and water quality analysis. Additional information about HABITEC is available on our website at http://www.habitecinspections.com/, or call 615-376-2753. Thank you!

What's Wrong With This Picture? 2/17/8

2008-02-17T20:31:44Z

This is obviously the crawl space of a house that is in a lot of trouble. Rumor had it a buzzard once lived here.

The moisture content and subsequent mold buildup were very high.

Richard

What's Wrong With This Picture - 2/16/8

2008-02-17T20:13:07Z

A family experienced symptoms of poor health and asked HABITEC Home and Building Inspections, LLC, to assess for mold and complete a home inspection. This is what we found behind the kitchen refrigerator. This area tested positive for stachybotrys, a highly toxic mold. The family has since moved out of the house.

Richard

What's Wrong With This Picture?

2008-02-14T23:00:52Z

This is a HVAC condensate drain termination on the outside of a new house. The issue here is where is all the condensate going to go? The house sits on a crawl space so the water drains downs next to the foundation wall and follows the path of least resistance. Some of that water will penetrate the foundation wall, or wick under the foundation and into the crawl space. We encourage the drain to terminate at least 16" from the wall and onto a downward/negative sloped terrain to make sure the condensate drains away from the home. This may pass code in some municipalities but there is surely a better way to do it.

Richard

What's Wrong With This Picture?

2008-02-14T22:40:46Z

This is about a foot of water covering the entry to a positive drain in a brand new home crawl space. The Inspection was two days after a heavy rain. The builder said the home is ready for occupancy! Note the ductwork in the upper left hand corner of the picture. How long do you think it will be before mold sets in?

Richard

What's Wrong With This Picture?

2008-02-14T22:33:03Z

Actually it is two pictures. The same piece of untreated dimensional lumber is shown going from the crawl space floor to the engineered beam above. First, the column/pier is untreated and in direct contact with the crawl space soil. This provides an easy conduit for water to wick up and, worse, for termites to eat/climb up. Second, there is no plastic between the beam and the column. Third, the plastic moisture barrier is open instead of closed and/or overlapping. This was a brand new house and the builder said it was ready for ownership!

Richard

Mold Assessment Services - For or Against?

2008-02-09T12:25:04Z

Some have suggested that mold services including testing and assessments are not necessary. I disagree and here is why.

First let me say that mold services are not for everybody. At HABITEC Home and Building Inspections, LLC, we have undergone training at two agencies and I can say that this is a complicated subject and a very serious service to offer. It is not unreasonable for some to go through the training and find that they simply do not understand the material. If you are poorly trained, or you just cannot understand the information, then you will not be able to offer a quality service. I encourage those people not to engage in mold assessments.

Second, I agree with those who see a conflict of interest when an individual is trained, tested and "certified" by the same agency (like a lab) that will provide support lab services for the assessor. How could you ever fail? I think it is important that third party agencies do the training and certification, not the company offering lab services.

Third, lab support is critical to successful mold services. If you have poor lab support in the form of sample processing or the physical report, you will not offer a quality mold service. At HABITEC we use the MoldREPORT which is an excellent presentation of the lab results.

Fourth, some suggest that you can determine whether or not you have mold in your house just by using your eyes or nose. Therefore, there is no need to test. I strongly disagree. The EPA and many in the business of IAQ will tell you that scientific knowledge of mold is growing every day. What is known today will be enhanced tomorrow. An example is that there are hundreds of species of mold and many more suspected. They come in many different colors, shapes, sizes and textures. They are created from different sources. Some have little smell at all, especially if it is dormant. To suggest that an individual can "know" they have mold in their building based solely on their senses of sight or smell is a mistake. This mistake can waste money cleaning or removing material that is normal household dirt or, worse, endanger someone's health if not identified correctly.

Mold assessments should only be conducted by individuals who have undergone quality training and testing, individuals who can clearly explain to their Client the many aspects of mold including options for mitigation, and individuals willing and able to help the Client through the complete mitigation process including mitigation verification.

STORMS - DAMAGE CONTROL and PRAYERS!

2008-02-06T12:48:53Z

First, for those of you who know someone who lost their lives or were injured in this recent storm damage please accept our condolences and know that our prayers are with you at this time.

Second, when these major storm damage events come through there is much to be done to stabilize the situation if your home or the homes and buildings of neighbors, friends and relatives are damaged. One of the most likely damages is to the roof. It is critical to put in place temporary systems to prevent water from entering the building any more than already has. Then take quick action to dry out the water that did get in. This is important not only to stop further damage to your home or building but also to try to avert any mold growth that may try to start developing.

One of the results of these events is that most roofers will be overwhelmed for some time now. So you may be on your own to implement the damage control. Be extremely careful going to high places like your roof. Most homeowners do not usually go up on a ladder that high very often. It is very dangerous if you do not have experience. If you must go up try to get help. Have someone hold the ladder from below by standing on the last rung. Make sure the ladder is placed on a stable and flat surface. DO NOT reach out to the side of the ladder from the top. Move the ladder so you can reach without extending out to the side. And realize that getting back onto the ladder from the roof is usually much more difficult than getting off the ladder onto the roof. Wear good footwear that can grip the roof material. Wear gloves so you are not reluctant to touch the shingles which can be abrasive. DO NOT place the ladder anywhere near power lines! And be careful. We don't want any more stories about people getting hurt from these storms.

Richard

Selling Homes in a Crowded Market

2008-01-30T21:13:36Z

SELLING HOMES IN A CROWDED MARKET

(HINT: Hire a HOME STAGER and HOME INSPECTOR)

Everyone knows 2007 was a tough year to sell a home and 2008 may be just as tough. With thousands more homes on the market than usual it is harder than ever to make a home that is for sale stand out. And it is really hard to get your asking price! There are plenty of reminders of what to do to get your home ready for sale. The list usually looks as follows:

De-Clutter

De-Personalize

Spruce up the Front Entry

Paint and Caulk Where Necessary

Clean, Clean, Clean!

Listen to Your Realtor

The previous list usually can be completed by the average homeowner. Yet there are two more IMPORTANT steps a homeowner can take that may make the difference in a down market. They are:

Hire a Home Stager

Complete a HOME INSPECTOR'S REVIEW

A HOME INSPECTOR'S REVIEW is a comprehensive visual walk-through evaluation of your home from a Home Inspector's perspective. This REVIEW can be used to help sell your home, or can be used as an annual checkup to make sure your home stays in great shape.

A Home Inspector's REVIEW is not a Home Inspection. Unlike a Home Inspection, a Home Inspector's REVIEW does not end with a written report. In about 2 hours (for a 4000 square foot home), with the homeowner present, a HABITEC Inspector (HABITEC Home and Building Inspections, LLC, 615-376-2753) will visibly check your house in a comprehensive manner. This will include visual observation of the exterior of the house from the ground level, then the interior including the attic and crawl space from their respective entry points. (For an additional charge the homeowner can request that the Inspector enter the crawl space and/or attic for a thorough Inspection)

Since a written report is not produced during the Home Inspector's Review, the homeowner is encouraged to take notes so they can have any issues raised by the Inspector taken care of.

HABITEC believes it is better to find out about required maintenance before the closing is only days away. Last minute "surprises" may have an adverse effect on the timing of the closing, or cause a buyer to cancel the purchase altogether. In a down real estate market it is best to do all you can to separate your home from the competition.

For questions call Richard or Ron at HABITEC Home and Building Inspections, LLC, at 615-376-2753! HABITEC serves the entire Middle Tennessee area. We offer Residential (home) and Commercial building inspections, mold inspections and evaluations, radon testing and water quality analysis.

Home and Building Inspector Qualifications - Training

2008-01-30T20:46:00Z

Several blogging events of late made think about the qualifications necessary to be a good and reputable Home and Building Inspector. A basic list of qualifications would include training, testing, experience, insurance, licensing, certification, integrity and character.

Training is important because without training an Inspector is working in a vacuum. Many Inspectors without training are inspecting a structure based on how they use to build them or inspect them for the last XX years. Experiece as a contractor or tradesman is worth something when it comes to Inspecting but training is just as important. Attending formal training puts the Inspection process into a different perspective. It takes the mind set from "my way or the hiway" to the "best way". Training based on regulatory or agency standards will bring an Inspector's capabilities to a higher level and deliver a better service to the Client.

Question: Can mold exist on a frozen surface?

2008-01-30T20:42:52Z

Answer: Yes! According to MoldREPORT, one mold type, cladosporium, is a genus that contains some species that can grow at temperatures near or below freezing. "These species can be found on refrigerated foodstuffs and even frozen meat." This information can be important if you suspect mold presence in your building but you are unable to identify the mold source or location.

Question: How much does a mold evaluation cost?

2008-01-30T20:41:41Z

ANSWER: Protocol dictates that a mold evaluation starts with a mold survey/inspection. From a mold survey/inspection comes a recommendation for mold sampling. Each component of this process has its own cost. Mold samples are charged per sample. Normally the most basic service involves a mold inspection followed by two air samples (one inside and one outside for comparison) and perhaps a contact or carpet sample. The final cost is based on which services the Client wishes to purchase.

Question: How do you take mold samples?

2008-01-30T20:40:27Z

ANSWER: There are 3 types of mold samples that can be performed; indoor and outdoor air testing, contact (swab, bulk or tape), and carpet testing. A thorough and complete evaluation will usually involve all 3 types of samples.

There are two categories of mold samples taken. These include viable (field collected and lab cultured [grown]) and, non-viable (field collected with laboratory microscopy identification). These categories are often used in conjunction to create a profile of airborne microbe concentrations. Viable sampling (contact) captures spores that may not show up well on spore traps, and may provide insight into which molds are actively growing (and therefore producing more viable spores). Non viable samples (spore traps from air samples and carpet samples) capture spore types indiscriminately, including those that do not grow well, or at all, in culture, and those that are no longer viable, but may still be allergenic.