General good housekeeping, and maintenance of heating and air conditioning equipment, are very important. Adequate ventilation and good air distribution also help. The key to mold control is moisture control. If mold is a problem, clean up the mold and get rid of excess water or moisture. Maintaining the relative humidity between 30% - 60% will help control mold, dust mites, and cockroaches. Employ integrated pest management to control insect and animal allergens. Cooling tower treatment procedures exist to reduce levels of Legionella and other organisms.   Install and use exhaust fans that are vented to the outdoors in kitchens and bathrooms and vent clothes dryers outdoors. These actions can eliminate much of the moisture that builds up from everyday activities. There are exhaust fans on the market that produce little noise, an important consideration for some people. Another benefit to using kitchen and bathroom exhaust fans is that they can reduce levels of organic pollutants that vaporize from hot water used in showers and dishwashers. Ventilate the attic and crawl spaces to prevent moisture build-up. Keeping humidity levels in these areas below 50 percent can prevent water condensation on building materials.   If using cool mist or ultrasonic humidifiers, clean appliances according to manufacturer's instructions and refill with fresh water daily. Because these humidifiers can become breeding grounds for biological contaminants, they have the potential for causing diseases such as hypersensitivity pneumonitis and humidifier fever. Evaporation trays in air conditioners, dehumidifiers, and refrigerators should also be cleaned frequently.   Thoroughly clean and dry water-damaged carpets and building materials (within 24 hours if possible) or consider removal and replacement. Water-damaged carpets and building materials can harbor mold and bacteria. It is very difficult to completely rid such materials of biological contaminants.

   Keep the house clean. House dust mites, pollens, animal dander, and other allergy-causing agents can be reduced, although not eliminated, through regular cleaning. People who are allergic to these pollutants should use allergen-proof mattress encasements, wash bedding in hot (130° F) water, and avoid room furnishings that accumulate dust, especially if they cannot be washed in hot water. Allergic individuals should also leave the house while it is being vacuumed because vacuuming can actually increase airborne levels of mite allergens and other biological contaminants. Using central vacuum systems that are vented to the outdoors or vacuums with high efficiency filters may also be of help.

For more nformation relative to home inspetions visit:  HOMEINSPECTORUSA

   The nights are getting colder, and you're thinking about lighting a cozy fire. Read the information below before you strike that match. Although you might be thinking about using your fireplace to cut down on your heating bills, many fireplaces can actually remove more heat from a house than they produce. According to the U.S. Department of Energy, a typical vertical-back fireplace with an open front is at best 10 percent efficient in converting fuel to energy and delivering it to a room. The rest of your fuel dollars escape up the chimney. Fireplaces pull cold air into the house from small gaps around windows and doors. Also, most fireplaces are inappropriately situated on exterior walls. The large mass of masonry that makes up most fireplaces are poor thermal insulators and readily conduct room heat to the outdoors in cold weather. One simple and very inexpensive tip is to use flue sealers. Even brand-new dampers may not close tightly or become warped after the first hot fire. They may even be installed incorrectly. You can use inflatable draft stoppers that you insert into the flue and inflate when not using your fireplace. The web site states that a less expensive solution is to use an old foam rubber seat cushion or pillow: Place it in a heavy plastic bag, and insert this into the flue. Be careful with this, though-attach a long red tail to it to remind you it's there so you remove it before building a fire.

 Wood-burning appliances and fireplaces also may emit large quantities of air pollutants that can jeopardize health. Wood smoke contains hundreds of chemical compounds, including nitrogen oxides, carbon monoxide, organic gases, and particulates. Carbon monoxide is a poisonous gas that has no color and no odor. It replaces oxygen in the blood, leading to suffocation and probable death. The U.S. Centers for Disease Control and Prevention states that particles released from fuels that are not completely burned can irritate or damage lung tissue. These pollutants attach to microscopic particles that are inhaled and carried deep into the lungs, where they are lodged, causing extensive damage. Particles from combustion as well as other airborne particles can cause or contribute to asthma and restrictive airway diseases. Try out the new Java-Log made from recycled coffee grounds. Voted one of Time magazine's Coolest Inventions of 2003, the logs burn up to three hours, save trees, and have a faint, sweet aroma rather than the chemical smell associated with most manufactured logs. According to testing from Omni Consulting Service, the logs have significantly fewer emissions than firewood-96 percent less residue after combustion, 85 percent less carbon monoxide, 86 percent less creosote deposits, and 31 percent less particulate matter.

\For more information relative to inspecting a home visit: HOMEINSPECTORUSA

Have you ever inspected a crawlspace? I don't mean, "poke your head in" type of inspection. I mean a "down and dirty, on your hands and knees, with cobwebs in your face," type of inspection. If the answer is yes, I'm sure you couldn't wait to get out of there. If you answered no, however, you should wonder if you are missing vital information on a home that your buyer needs to know about.

It has been my experience that if a crawlspace is inaccessible, then it does not get inspected. The financial consequences from this omission could be severe. The code of ethics, in some cases, allows for an inspector to avoid a crawlspace inspection if access is difficult or dangerous. I have been in many crawlspaces and can tell you that with proper attire and equipment, more than 99% of these crawls are eligible for inspection, and yet they go unnoticed. Your buyer can be at risk for some potential threats that crawlspaces can offer including:

· Vertical foundation cracks
· Pooling or standing water
· Rust on the HVAC supply and returns
· Leaky plumbing
· Voids in the seams between the foundation walls and the footings
· Rodent infestation
· Cracked sewer lines
· No sewer rodding station... etc.

There are even more severe problems that, at times, would be considered a deal breaker and yet they go without inspection. Some of these major concerns are:

· Mold infestation, caused by severe humidity and poor ventilation
· Foundation cracks, both vertical and horizontal, which show unusual movement
· Foundation shifting
· Termite and other insect infestation
· Radon gas
· Improperly installed support beams... etc.

For mor information visit:  HOMEINSPECTORUSA

 According to Dr. John D. Shane, Vice President of Laboratory services of PRO-LAB millions of homes across America have hidden water leaks that are promoting mold growth that can expose homeowners to mold spores.  Mold has a potential to cause health problems like allergies, irritation (to lungs, eyes, skin, throat, nose) and are potentially toxic.  Inhaling and touching mold spores may cause allergic reactions in sensitive individuals and normally healthy individuals may become sensitive to mold after exposure.

The EPA states that, "It is important to take precautions to limit your exposure to mold and mold spores. Avoid breathing in mold or mold spores". The EPA also recommends that if you suspect you have a hidden mold problem you should consider hiring an experienced professional to avoid exposure to potentially massive doses of mold spores.

Mold damages what it grows on. The longer it grows the more damage it can cause. If there is a mold problem in your home, you should clean up the mold promptly.  Mold can be hidden, growing on the water from a hidden leak, and can develop into a potentially large problem if not caught in time.

Testing your home on a regular basis is a prudent way to prevent small problems from growing into a costly and unhealthy situation, and always avoid exposing yourself and others to mold.

For more information relative to MOLD visit: HOMEINSPECTORUSA

John M. Acaron, CMI, CHI

Professional Air Consultant

850-814-3889

 Water may be essential to life, but as a destructive force, water can diminish the value of your home or building. Homes, as well as Commercial buildings, can suffer water damage that results in increased maintenance costs, a decrease in the value of the property, lowered productivity and potential liability associated with a decline in indoor air quality. The best way to protect against this potential loss is to ensure that the building components, which enclose the structure, known as the building envelope, are water resistant. Also, you will want to ensure that manufacturing processes, if present, do not allow excess water to accumulate. Finally, make sure that the plumbing and ventilation systems, which can be quite complicated in buildings, operate efficiently and are well maintained. This provides some basic steps for identifying and eliminating potentially damaging excess moisture.   Identify and repair all Leaks and Cracks   The following are common building-related sources of water intrusion:

• Windows and Doors: Check for leaks around your windows, storefront systems and doors.
• Roof: Improper drainage systems and roof sloping reduce roof life and become a primary source of moisture intrusion. Leaks are also common around vents for exhaust or plumbing, rooftop air conditioning units or other specialized equipment.
• Foundation and Exterior Walls: Seal any cracks and holes in exterior walls, joints and foundations. These often develop as a naturally occurring byproduct of differential soil settlement.
• Plumbing: Check for leaking plumbing fixtures, dripping pipes (including fire sprinkler systems), clogged drains (both interior and exterior), defective water drainage systems and damaged manufacturing equipment.
• Ventilation, Heating and Air Conditioning (HVAC) Systems: Numerous types, some very sophisticated, are a crucial component to maintaining a healthy, comfortable work environment. They are comprised of a number of components (including chilled water piping and condensation drains) that can directly contribute to excessive moisture in the work environment. In addition, in humid climates, one of the functions of the system is to reduce the ambient air moisture (relative humidity) level throughout the building. An improperly operating HVAC system will not perform this function.

Prevent Water Intrusion Through Good Inspection and Maintenance Programs   You can help prevent water intrusion and excessive moisture levels by regularly inspecting the following elements of your building to ensure they remain in good condition.

• Flashings and Sealants: Flashing, which is typically a thin metal strip found around doors, windows and roofs, are designed to prevent water intrusion in spaces where two building materials come together. Sealants and caulking are specifically applied to prevent moisture intrusion at building joints. Both must be maintained and in good condition.
• Vents: All vents should have appropriate hoods, exhaust to the exterior and be in good working order.
• Review the use of manufacturing equipment that may include water for process or cooling. Ensure wastewater drains adequately away with no spillage. Check for condensation around hot or cold materials or heat transfer equipment.
• Heating, ventilation and air conditioning systems are much more complicated in commercial buildings. Check for leakage in supply and return water lines, pumps, air handlers and other components. Drain lines should be clean and clear of obstructions.Ductwork should be insulated to prevent condensation on exterior surfaces.
• Humidity: Except in specialized facilities, the relative humidity in your building should be between 30% and 50%. Condensation on windows, wet stains on walls and ceilings, and musty smells are signs relative humidity may be high. If you are concerned about the humidity level in your building, consult with a mechanical engineer, contractor or air conditioning repair company to determine if your HVAC system is properly sized and in good working order. A mechanical engineer should be consulted when renovations to interior spaces take place.
• Moist Areas: Regularly clean off, then dry all surfaces where moisture frequently collects.
• Expansion Joints: Expansion joints are materials between bricks, pipes and other building materials that absorb movement. If expansion joints are not in good condition, water intrusion can occur.

Protection From Water Damage

• Interior Finish Materials: Replace drywall, plaster, carpet and stained or water damaged ceiling tiles. These are not only good evidence of a moisture intrusion problem, but can lead to deterioration of the work environment, if they remain over time.
• Exterior Walls: Exterior walls are generally comprised of a number of materials combined into a "wall assembly." When properly designed and constructed the assembly is the first line of defense between water and the interior of your building. It is essential that they be maintained properly (including regular refinishing and/or resealing with the correct materials).
• Storage Areas: Storage areas should be kept cleaned and allow air to circulate to prevent potential moisture accumulation.

Act Quickly if  Water Intrusion Occurs   Label shut-off valves so that water supply can be easily closed in the event of a plumbing leak. If water intrusion does occur, you can minimize the damage by addressing the problem quickly and thoroughly. Immediately remove standing water and all moist materials, and consult with a building professional. Should your building become damaged by a catastrophic event such as fire, flood or storm, take appropriate action to prevent further water damage once it is safe to do so. This may include boarding up damaged windows, covering a damaged roof with plastic sheeting or removing wet materials and supplies. Fast action on your part will help minimize the time and expense for repairs, resulting in a faster recovery.  

For more info: HOMEINSPECTORUSA

    Mold Basics 

• The key to mold control is moisture control.
• If mold is a problem in your home, you should clean up the mold promptly and fix the water problem.
• It is important to dry water-damaged areas and items within 24-48 hours to prevent mold growth.

Why is mold growing in my home?   Molds are part of the natural environment.  Outdoors, molds play a part in nature by breaking down dead organic matter such as fallen leaves and dead trees, but indoors, mold growth should be avoided.  Molds reproduce by means of tiny spores; the spores are invisible to the naked eye and float through outdoor and indoor air.  Mold may begin growing indoors when mold spores land on surfaces that are wet.  There are many types of mold, and none of them will grow without water or moisture.   Can mold cause health problems?

Molds are usually not a problem indoors, unless mold spores land on a wet or damp spot and begin growing.  Molds have the potential to cause health problems.  Molds produce allergens (substances that can cause allergic reactions), irritants, and in some cases, potentially toxic substances (mycotoxins).  Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals.  Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash (dermatitis).  Allergic reactions to mold are common.  They can be immediate or delayed.  Molds can also cause asthma attacks in people with asthma who are allergic to mold.  In addition, mold exposure can irritate the eyes, skin, nose, throat, and lungs of both mold-allergic and non-allergic people.  Symptoms other than the allergic and irritant types are not commonly reported as a result of inhaling mold.  Research on mold and health effects is ongoing.  This brochure provides a brief overview; it does not describe all potential health effects related to mold exposure.  For more detailed information consult  HOMEINSPECTORUSA .  You may also wish to consult your state or local health department.

  Only about 30% of a home's heating system is reviewed by the local gas provider if they are called out for a seasonal start-up. This leaves 70% of the review of the heating system to the homeowner or possibly to untrained personnel.   Heater venting systems are a major concern every winter in every part of the country. During earthquakes, like the ones in Southern California, vent systems can become separated, especially the horizontal connector pipes associated with floor furnaces, allowing the potential for fire, or fumes to escape in unwanted areas possibly resulting in illness, fire or even death.   Floor furnaces can be dirty, prohibiting combustion air needed to allow for proper flame causing soot and the potential for aldehydes and allowing CO into the home.   If the property you are considering has a floor furnace be sure to ask the home inspector to fully review the vent system under the house.

  Forced air heating units atop roofs may have loose or leaking gas lines A homeowner may not realize there is a problem even though there may be higher gas bills. Roof mounted units may have damaged supports or other related problems.   Forced air heating units mounted in closets can be another potential for problems. Units today are required to be secured and mounted over the return air hole and tightly sealed. If not properly placed and caulked this will interfere with the flow of natural combustion air affecting the flame and cause venting gases, or carbon monoxide, to flow into the home via the ducts. Some closets furnaces were found to have shifted up to four inches off the return air hole after the Southern California earthquakes. Heater compartment (or closet) doors need to be sealed and should latch tightly if the return air register is within 10 feet of the door. Upper and lower combustion air openings located inside the closet should be clear of debris and obstructions, allowing combustion air to flow. Obstructions such as insulation can inhibit proper air flow causing the heater to burn improperly. Missing fire blocks below the lower combustion air vents can allow the venting process to reverse causing , again, the heater to burn improperly and vent gases and aldehydes into the home through the ducting system.

   Wall furnaces have a high potential for cracks in the heat exchangers. Ask your home inspector to review closely with a mirror and flashlight. The home inspector cannot always see a crack in a heat exchanger but may be able to locate those that are visible or suspect. The unit may need to be cleaned before lighting the pilot. You may also wish to ask the home inspector to review carefully the venting system in the attic crawl spaces when the inspector checks this area.   Watch out for the home which has been occupied by the same owner for years. The heating system may not meet today's safety standards and would typically, after and inspection by the gas supplier, be "red-tagged" until replaced or repaired. This could be uncomfortable for a new homeowner if the weather is extremely cold and the repair cost is out-of-pocket.   The Gas Company or provider usually offer a no-charge safety inspection to their customers. It is highly recommended to have this performed regardless if you had the home inspected. A diligent inspection of the heating system, venting system, and a careful review of heat exchangers can possibly save a life or prevent loss by fire.    

For more information: HOMEINSPECTORUSA

John M. Acaron, CHI, CMI

850-814-3889

Many times we here: "That's a lot of money for only a few hours work!"  As more and more home inspectors use time-saving, report generating software, include pictures (worth a thousand words) and even generate their reports on-site, they also start to make it look easy.  I recently ran across a version of the story in How to Become a Marketing Superstar, a book by Jeffrey J. Fox.  Anyway, the story goes as follows:     That's a lot of money for only a few hours work!

Pablo Picasso, the painter, was dining at a restaurant in New York City.  A fan introduced herself to him and gushed at how thrilled she was to meet the great artist and how she loved his work.  Encouraged by Mr. Picasso's polite acceptance, the fan begged, "Oh, Mr. Picasso, would you draw me a sketch?"  Picasso grabbed some paper, and with a pen, promptly sketched the waiters passing parfaits.  As the woman reached for the sketch, Pablo Picasso said, "Madame.  That will be $10,000."  Shocked, she replied, "But that only took you 5 minutes."  "No Madame," replied Picasso, "it took me 50 years." 

Picasso priced his service to its value, not to the cost of manufacture.  Picasso did not price his service based on the cost of the paper plus the cost of ink plus some hourly wage... and nor should a home inspector.  

"You get what you pay for.........

For more information relative to professional a home inspection visit: HOMEINSPECTORUSA

  John M. Acaron, CHI, CMI

www.HOMEINSPECTORUSA.biz                               

To be a Professional Home Inspector you must be well-trained, and training should be an ongoing process. Education, experience and expertise are the key elements to determine if a Professional Home Inspector can perform an accurate and un-bias home inspection.  Additionally, the job requires integrity, honesty, and determination and adherent to the standard of practice and ethical codes dictated by his or her professional trade association.

Home inspectors are only one of many professional individuals involved in a real estate transaction. A real estate transaction involves a series of professional individuals with a unique specialty to close a real estate transaction deal. Such as: Home Inspector, Appraisal, Surveyor, Termite Inspector, Lending Officers, Title Closing Officer and of course the Professional Realtor. However, when something goes wrong in the real estate transaction all parties involved may be liable. For that specific reason all parties involved should protect themselves and their colleagues and affiliates in the transaction with Hold-Harmless Clause (in documentation) when engaging in a real estate transaction.

As a normal practice, a Professional Home Inspector can have a client agreeing not to hold a real estate agent responsible for anything related to the home inspection using a Hold-Harmless Clause.  Many Professional Realtors are worried about negligent referral claims. If a professional real estate agent refers a home inspector to his client, make sure that the professional home inspector has the Hold-Harmless Clause protecting your interest. Furthermore, it goes both ways, the Professional Realtor must also include a Hold-Harmless Clause  protecting the Professional Home Inspector as well. Bottom line:  In order to ease the worries you must make sure that the home inspector have a Hold-Harmless Clause in his home inspection contract agreement as well as you (Realtor). 

Here is a sample ("Hold-Harmless Clause") for your information:

CLIENT agrees to hold any and all real estate agents involved in the purchase of the property to be inspected harmless and keep them exonerated from all loss, damage, liability, or expense occasioned or claimed by reasons of acts or neglects of the INSPECTOR or his employees or visitors or of independent contractors engaged or paid by INSPECTOR for the purpose of inspecting the subject home.

And Remember: A Professional Realtor should not be directing his client to a specific Professional Home Inspector, Real Estate appraisal firm, Surveyor, Termite Inspector, Mortgage company or Title company.  Let the client make his own selection (choices). Providing data & information for the client's decision making process is the right thing to do.  For more information related to this topic and other pertinent information visit:   www.HOMEINSPECTORUSA.biz     or     www.PanamaCityHomeInspector.com