How many of you walk in attics? 

Do you go in only if something grabs your attention? 

Do you hunt for the bathroom vents if they are covered by insulation and not visible?

Wouldn't it be great if builders started adding walk ways that are high enough up to allow for proper insulation so that homeowners and inspectors could access easily?

I've walked across many of joists hunting for them in the insulation. Many times finding something I would not have seen unless I did get in there. Is the possibilty of stepping through a ceiling worth it?

Just curious

I recently attended a great gathering organized by a group of engineers at the Ohio State University that focused on Energy Efficient homes and energy efficiency.

The goal was 2 fold.  What obstacles were in front of us that was keeping home buyers and home owners from having the efficiency of the home important to them and what can be done to get the word out across the industry.

Some of the items that came out of the great discussions was to have

1) A standard rating that can be applied to a home and eventually every one would know a good number from a not so good number.  For example...  would you prefer a car that gets 45 MPG or 14 MPG?

2) Make this a part of the MLS listing - the rating and what is installed in the home to get this rating.. updated appliances, upgraded insulation package, Blower door test results for air changes per hour.

I'm interested in your thoughts and what maybe happening in your area.

Thanks,

This can also apply to bay windows and cantilevered sections of homes. 

In the picture below notice the prefab fireplace enclosure on the rear center of the house. Left of the wood stairs.  In this instance the board under the enclosure is not completely sealed.

In the below picture the yellow flexible CSST gas line is coming through a pipe and is not sealed.  Many times the pipe is not there and the gas line is extended through a larger hole.  The air infiltration at this point is felt very easy and due to the low temperature outside this tile hearth is very cold to touch and the floor is cold. 

This is very common in the inspections that I've done on "cold rooms" and there has been a prefab fireplace in this type of configuration installed.

Plumbers are now using millpak to seal this opening but this is still not enough in my opinion.  

I feel the exterior enclosure should be insulated better and the bottom board better sealed. 

During a lot of inspections in the winter with these types of prefab fireplaces, I see that there are blankets, plastic, pillows, insulation or whatever they have any blocking the cold air from these fireplaces.

If you have a cold spot here... this is where I would start to look.

Check with a qualified contractor to correct any insulation or sealant issues with this enclosure to insure that flammible materials do not come into contact with hot areas and to make sure the enclosure gets properly sealed.

Rick A. Harrington

Patch Independent Home Inspections, LLC

www.patchhomeinspections.com

www.thermalimagescanning.com

Here is Columbus, Ohio it's been raining and freezing most of the day and most of my exterior activities have been postponed. 

I will venture out to the Blue Jackets game tonight.

As I try to catch up on book work and communications and what not on the computer I keep bringing up the Active Rain website... Yes I'm either addicted or like the distraction.

I find myself reading a lot of post on subjects that don't pertain to home inspections and some that do.

Who needs television..... the dog and I are relaxing today.

Here is a picture of Brutus with Infrared scan..... he must be doing ok... his nose is cold.

As homeowners take up the carpet and move back to hardwood and hardwood laminate floors, it would be a good idea to be mindful of what type of floor is underneath.

I have had numerous clients complain that slab on grade homes that have hardwood or hardwood laminate on that slab is cold.   In most cases the carpet and carpet pad have been removed so the previous owners did not realize as cold a floor.

Now that the new floor has been installed it is an expensive undertaking to try to add heat to that floor.

I suggest that a heating system be added before the hardwood or hardwood laminate is installed.  Other precautions can be taken during constuction that may help but most are updating the property well after construction.

While performing Thermal Scans with infrared camera here in the Central Ohio area,  (it is cold right now) clients are complaining of cold areas at the front door.

What I have been finding on a regular basis is that these nice panels next to the doors are the problem, not the door and weather strippling.

It's not the window or glass either, it's actually the frames have not been properly sealed and/or insulated.

Sorry the image is poor but had to reduce.

Let's all remain positive and keep working at what we do. Hopefully this will turn around and we all can get back to the way things were or close to it.

Here's wishing everyone a Happy New Year in 2009 !!!

I have every confidence that we can all succeed if we surround ourselves with good people.

Good Luck.

My wife is always saying that the reason I like being a home inspector is that I like the toys that come with the job.  I can't disagree with her. 

Well, here in Columbus and Central Ohio, there is a bit of snow and ice and some 3 story old homes that are difficult to reach and see the roof and chimney's.

So, I combined some of my advertising budget and this is what I've come up with.  I know it's a bit loud but I want to be seen.

Another post on the board reminded me of this type of issue recently.  A lot of my friends are in this situation where I live. Their children are grown and out of the house and there are bathtubs, showers and sinks no longer used on a regular basis. The water in the trap evaporates. This water is used to keep the harmful gases and odors from coming back into the structure.

It's a good idea to add some water to these on a regular basis to prevent this.

Have a safe and happy holiday season!!

I do some instruction for home inspections in the Central Ohio area and I always tell the class that there are 2 types of home inspectors,

Group 1) those that have stepped through ceilings and

Group 2) those that are going to.

I joined group 1 last weekend. The home owner insisted that the attic decking was ok to walk on and proceeded to walk around.  I then started inspecting and about 10 minutes into the inspection the decking under my left foot gave way and went through the ceiling below.

I finished the inspection and let them know that I would have a drywall specialist call them and take care of the issue.  They are in the process of finishing the repairs.

No injuries occurred.

Just be careful out there !!!!