A common problem that is seen on inspections is attic damage from condensation and/or poor ventilation. This problem is much more common than people think and can be easily remedied/prevented for relatively little cost to the homeowner. Frequent occurrences take place when bath fans aren't vented to the outside, soffit vents are blocked with insulation, or inadequate insulation in the attic space. There are several approaches that a homeowner can take to prevent this from becoming a problem. The first thing is to make sure that all ventilation points terminate to the outside. This includes bath fans and plumbing vents. Another common occurrence is blocking the soffit vents with insulation. This can be resolved by pulling the insulation away from the soffits. The third cause is from inadequate insulation. In the winter months heat can escape into the attic through the ceiling if not properly insulated. One common area that is overlooked is the attic access. Insulated blankets are currently on the market that are developed for this purpose and are reasonably priced. These are simple steps to resolve the basic problems that are found in the attic space.

This was from an inspection yesterday that had some "issues" that went unnoticed by the current homeowner. The tip off was a drop ceiling system that showed severe signs of rust on the metal rails. After moving one of the tiles the pictures below tell the rest of the story. For some reason they only flashed the bottom half of the chimney. Maybe they ran out of flashing??

There are numerous problems with this picture. Can you identify them??

Contrary to popular belief, most materials do not last forever. With the winter winding down (contrary to the groundhog) it is a good idea to go around the home and see what needs to be replaced or repaired from the damaging effects of the weather. A common area is around vent pipe boots and chimneys where tarring has occurred. The flashing cement that is applied doesn't have a lifetime warranty. It will shrink, expand, and crack causing leaks and water damage. Sometimes we get into the mindset that if it doesn't leak than it doesn't need repair. That changes when a bedroom ceiling needs to be replaced.

Another common area is the foam insulation on the suction line for a condenser in a central air system. For $1.50, you can save a tremendous amount of money on your electric bill and save the life of the condenser as well.

This is minimal advice, but a step in the right direction!

This will be a short blog post. The best advice that I can give as a home inspector and a builder/remodeler is to hire professionals to winterize your home. Many people (including other inspectors) will agree with me that numerous problems arise when homes are improperly winterized. If you enter a home as an agent or an inspector and the meter is still attached, then the winterization process was probably DIY and more important ineffective. Always make sure that as a RE agent or inspector that if a home is winterized that the company/firm/person who did the work is the one that also turns the system back on. This will save many a headache for everyone involved not to mention monetary issues when damage is involved. Take care and stay warm!!

Winter is quickly approaching! With that comes colder temperatures and maintenance that needs to be done to your home. One potential problem is the freezing of outdoor hose bibs. Many older homes have conventional hose bibs that require a shutoff in the basement. This will prevent water to the bib which will hinder any freezing and costly damage. It is recommended that any hoses that are attached be removed when shutting this component down for the winter.

Another item that has become popular is a frost proof sillcock which helps if you forget to winterize or do not have a shutoff in the basement. This item actually stops water flow in the heated area of the home which will prevent freezing.

One very small but important item that is included in every inspection is the dryer vent. Every year fires are started from a lack of maintenance with this particular item. Some people feel that cleaning the lint screen is sufficient. This is far from correct. The actual vent that leads to the outside is where most blockages occur. This happens when the moist warm air from your dryer escapes with lint from the clothing. The damp lint is in perfect condition to stick to the walls of the vent pipe and eventually itself which deters proper venting. Several industry leaders recommend installing a rigid metal pipe instead of the accordion plastic or foil vents to allow lint to pass more freely. This will help, but a periodic cleaning is recommended. There are numerous companies that will do this service for you; however a dryer cleaning kit is only around $20 and is fairly simple to use.

Now that the heating season is approaching several areas of concern arise. The main one being carbon monoxide exposure. The best way to approach this potential problem is by having your fuel burning heat source serviced at least once a year. This service should not only be for cleaning, but also determine proper operation and a carbon monoxide test should be performed. This service is offered by many local HVAC contractors and is rather inexpensive for having proactive maintenance to your system.

Carbon Monoxide has many hidden dangers to a persons' health. For this reason alone I am offering carbon monoxide testing at a reduced cost for any client that purchases a home inspection package.

Carbon monoxide links

FAQ'S

Protecting your Family

A recent inspection revealed that some people just don't want to sell their house. Many times people say "inspectors are deal breakers". Some cases this may be true, but I have never had a house let me down when it comes time for a deal to fall apart. The inspection a few days ago was a perfect example. The owner decided that after the house went under contract that he was going to remodel the bath room and began to demolish away. The only problem--- he didn't have the desire to finish. One full bath-now not functional. We proceeded to the basement where in a bedroom closet (which shouldn't have been a bedroom anyway) mold was half way up the walls. I guess the clothes on the floor was supposed to cover it and the sweater that was no part of the wall via the mold provided good cover as well. If you wish to sell your home, please remedy any problems that you are aware of or disclose appropriately. Like I stated before the house does a great job of killing the deal on its own...

www.careyinspectpa.com

Several real estate professionals that I work along side of (inspectors, agents, mortagage brokers, etc.) have seen an increase in commercial property inspections and a decrease in the individuals that are willing to take them on. In the last year I have grown to take on these inspections, and am glad that I did. Many of these inspections are on a small scale and are on the same size as an average house inspection (1200-2000 sq ft). On several occasions for larger projects (over 5000sqft) I have included the use of an electrician, commercial HVAC tech and ADA compliance consultant.

The reports are detalied and the scope of work can be tailored to whatever the client wants evaluated. On some occasions the utilization of experts comes in to play and is of great benefit to my client. I have never met a client that was unhappy with an extra set of eyes at no extra charge!!