Hank's Blog

A rare day off. What to do on AR?

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Wed, 25 Nov 2009 15:08:27 -0600

If you ask my wife, we are both happy when my inspection schedule is close to full. The day before Thanksgiving and am thinking about what I need to do to reach more referring entities (i.e. Realtors) for 2010. It's important for any peripheral service providers including home inspectors to maintain their existing relationships, but at the same time to reach out to other untapped sources of referrals.

So... I began anew by performing an update on my AR profile along with a new avatar. The carrot was the extra bonus points! For obvious reasons, I decided to have a new photo taken before the Thanksgiving feast rather than afterwards. Granted, I'm not 100% satisfied with result of the mug shot, but it beats my drivers licensed picture by a mile.

The Newest Home Inspector Marketing Trick

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Fri, 20 Mar 2009 15:09:02 -0500

Yesterday, a local Realtor informed me of one such marketing piece that she had received in her mailbox. Then, I stumbled upon this blog. I encourage all reputable inspectors who exhibit integrity and competence as well as other virtues, to forward this onto their agents in order to be made aware before forwarding it on to other realtors in the office.

Via Paul Duffau (National Property Inspections in SE Washington):

I just received an email that encouraged me to participate in a "new" marketing program that offers my clients FREE gas and Groceries. Here's an excerpt:

Grocery Program Helped Me Steal A Sale. I was in a recertification program for my termite license today and my cell wouldn't get reception in the building. I leave this afternoon and found out someone left me a message this morning to get an inspection. Called back, he said he already booked with someone else and was ready to hang up. I said, "Do you mind if I asked who you went with?" He tells me. So I tell him about the grocery program and that you'll get your money back and more. So he says he'll talk to his wife and call me back. He called back in 5 minutes and booked the appointment(must of needed the time to cancel the other guy). THIS PROGRAM IS AWESOME!

TNSTAAFL! For those of you not familiar with the acronym, it stands for "There's no such thing as a free lunch!" and was one of the more memorable lines from Robert Heinlein's A Stranger in a Strange Land.

Maybe the Oregon Attorney General can put it into perspective:

Associated Press March 11, 2009 PORTLAND, Ore. -- The latest scams arising out of the recession include offers for "free" gas or groceries. The Oregon attorney general's office says the misleading and possibly illegal promotions typically lure consumers with offers of hundreds of dollars of free groceries or gas if they purchase certain products and mail the receipts. There's often a registration fee, such as $5. The scammer sometimes sends the first payment to encourage the consumer to participate. But future rewards fail to show up when consumers continue to buy the product and mail the receipts. The Oregon Department of Justice is participating in a national crackdown of the false promotions and has warned Oregon retailers about them.

Personally, I think that if an inspector needs a bribe to get business, he should work harder on building his reputation for integrity and competence.

Gurgle Gurgle Glug Glug Noise

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Thu, 19 Mar 2009 20:53:42 -0500

Yesterday's inspection began on the roof. Actually, it began by chatting with the seller. I should have gone straight to the roof. Peering down a plumbing vent pipe, I witnessed a quickly retreating tree frog. (Pic 1) It must have seen my hawk-like eyes peering over the pipe. I continued with inspecting the roof, chimney, and penetrations including one last vent pipe. Observed that this vent pipe had a column of water inside it. (Pic 2) Hmmm, what could that mean?

Trap weirs contain water to prevent sewer gases from escaping, however, plumbing vent stacks should remain free of obstructions and you should not see any water. The reason is so that they can allow water to drain and provide ventilation. I was not surprised to hear the drain in kitchen sink make a gurgle gurgle glug glug sound after operating the faucet for a few minutes. Same thing in the bathrooms. Final stop was to locate the root of the problem.

The attic is where I noticed that the horizontal section of piping had a downward slope before the vertical transition that heads towards and then through the roof. There's the problem, the piping did not have sufficient pitch or upward slope to allow rain water to drain down to the main drain. (Pic 3) Easy fix for a nuisance problem.

As for the frog, it knew it all along.

R-38? Is the home buyer getting what they paid for?

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Fri, 06 Feb 2009 18:08:01 -0600

We finally felt the cold pinch here in GA this week with temps in the teens. Attic insulation is just one component of the inspection process. Loose fill cellulose insulation is basically chemically treated newsprint material. I refer to it as yesterday's "AJC".

If the insulation certificate that is typically stapled to a brace or truss says it's R-30 or R-38, it's basically my job is to verify whether or not the insulation meets the stated value.

In this less than 1 year old home, the insulation has settled to a level that is below the minimum stated level of 10.27" after settling. So... if you've paid for R-38, you should get it!

Certified Radon Measurement Providers Should Let Their Clients Know...

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Tue, 04 Nov 2008 08:26:34 -0600

...about the risks of radon prior to a home or property inspection. I have received comments from the real estate community about radon being last years' buzz and that other issues such as mold are currently more relevant. Of course, there is some chatter about radon and granite counter tops. Sigh!

Some inspectors will offer a radon test if asked, however, choose not to proactively inform the client. At one time, I would take into consideration, the distance of the inspection and decide if I wanted to travel twice to that location to both set and then retrieve my continuous radon monitor. I had one client that was upset that I did not offer radon testing to them although my inspection contract specifically addresses radon. It also includes a line item for radon testing. My report also mentioned that I did not perform a test and that they should visit the following site for more information: www.epa.gov/radon Nonetheless, the client was a bit miffed, as one or more neighbors already had radon and subsequent radon mitigation systems installed.

People move to my state from all over the place. Many already know about radon and have dealt with radon at the time of purchase or sale of their homes. Many do not. Case in point. Yesterday, I tested a home for a client purchasing a new home. I offered her a radon test prior to the inspection and explained the dangers. She had recently suffered the loss of her mother due to lung cancer although her mother did not smoke. She had never heard of radon! Fortunately, the results were low. Lately, I've received similar feedback from clients that have had to deal with one or more family members with lung cancer.

Regarding certification, a key certification agency is the National Environmental Health Association, www.radongas.org They have a list of Certified Radon Measurement Providers and Certified Mitigation Professionals.

Choosing a certified radon measurement provider is critical depending on your states' certification requirements or if your client is involved in a corporate relocation situation. The relocation company may stipulate that they will cover the cost of a mitigation system if elevated levels of radon are found. However, the radon test must be performed by a Certified Radon Measurement Provider who is in good standing.

The EPA recommends every home be tested for radon since radon has been found in high concentrations in every state. I suggest re-reading these links: http://www.epa.gov/radon/pubs/hmbyguid.html

http://www.neha-nrpp.org/checklistforconsumers.shtml

Check out the zone map for your state here: http://www.epa.gov/radon/zonemap.html

Inspectors, let your clients know about the dangers of radon! Realtors, don't look the other way about radon. Suggest testing to them. Send people to the internet if they need to find someone to test.

There sure are alot of nice homes on the market in Atlanta area

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Wed, 22 Oct 2008 11:41:18 -0500

As a home inspector, I'm in and out of healthy number of nice and not so nice homes. I attended a Realtor luncheon yesterday where the agent worked hard to bring in traffic on the regular caravan day. The open homes were wonderfully appointed, decorated and (or) staged. They were also attractively priced.

Afterwards, I went to inspect a home in a new home community that was sort of a ghost town with the exception of a handful of residents. Many 1 to 2 year old, never lived in homes in inventory sit there waiting for buyers. I sometimes pause to imagine moving my family into one of these reduced price homes where upgrades abound.

I'm quite familiar with the majority of larger regional and national builders throughout the metro Atlanta. I cross paths with many small local builders as well. If anyone has a question about communities and builders' product, contact me.

I repeatedly witness the remaining legacies of the casualties of the construction market - the vacant homes! Fall is here in metro Atlanta and north GA. We have four seasons and get the benefit of rain from the coastal hurricanes if not from our own rain clouds. If you are considering from elsewhere, locate a good Realtor and check out the good buys!

One of those borderline FAQ's - Inspecting when it's raining

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Wed, 27 Aug 2008 22:03:54 -0500

Well.. maybe this is not a frequently asked question, but it does come up. I'm talking about rain. Yeah, you could refer to it as "ActiveRain." I'll sometimes have a client ask me if we should reschedule an inspection because the forecast calls for rain or it's raining already.

I tell them that there's no better time to inspect a property than when it's raining or when it is going to rain. Just consider all the outside variables including but not limited to roof, flashing, grading, gutters and drainage. Inspecting the attic for roof leaks when it's raining. Does that make sense to you? You bet!

Areas that can make people nervous include the roof and the roof penetrations of piping and vents. Moisture can seep into basements and crawlspaces are notorious areas where water intrusion and moisture are problems. Ponding water in yards, driveways, walkways and patios can be easily located when it's wet outside!

So, although I am not always thrilled about inspecting and stomping around in very soggy conditions, it really is the absolute best condition for an inspection. So, check out the forecast and schedule that inspection on a rainy day.

Firewall Separation in Townhome

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Sun, 17 Aug 2008 09:18:52 -0500

I approach inspecting a townhome just like inspecting a single family residence. I do not distinguish between what the HOA is responsible for versus what the home owner is responsible for. The exterior will be inspected just like a single family home beginning with roof, flashing, walls, stoops, steps, decks, patios, driveways, railings, etc. Afterall, whatever goes on on the outside, could affect the inside and could result in a safety concern for the client.

In my reporting system, there is one additional item I comment on is that of "Firewall Separation in Attic and Garage"

The first picture below illustrates a portion of a townhome unit's firewall in an attic that is totally sealed off to provide 1 hour of fire protection on both sides. For example, if there is a middle located townhome with adjacent units on either side, you will have 1 hour of fire separation at each side.

For older units with parapet walls using masonry blocks known as concrete masonry units or "CMU's", they provide a total of 4 hours of fire rating. You will see this on older complexes where there is a physical wall that extends on upwards (forming the parapet or "fortress") of approximately 3' above the roof line. On newer construction where a gypsum product is installed instead of CMU's with parapets, the underside of the roof must also be covered with 5/8" gypsum that exends from wall out to a distance of 4'.

Many older complexes utilized 5/8" Type X gypsum on walls and either Type X gypsum or fire-retardant-treated "FRT" wood on underside of roof decking to provide fire separation. While inspecting those townhomes, the firewall assembly is often incomplete or breaches have taken place. Personnel who have accessed attic areas often knock out a portion of the wall or there are missing panels. (Pictures 2 & 3) Tape between seams are often missing or loose. Penetrations of cables also produces a breach, allowing for faster spread of fire. Proper separation buys valuable time and provides important protection. In the metro Atlanta area, particularly in Dekalb County, it's common to hear of apartment fires that spread like wildfire because there was no firewall protection in place.

If you are in the market to rent an apartment or purchase a townhome or condo, hire a qualified home inspector to get up in the attic for you. It makes good sense to have it inspected for the purpose of safety and peace of mind, even if the property is sold "As Is" and appears to be a steal of a deal!

Well executed fire separation complete with visible sticker:

Holes knocked in firewall and missing panels in firewall:

Searching for Evidence of Hail Damage to Roof

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Sun, 11 May 2008 12:25:48 -0500

"Looking for Hail in all the Wrong Places" Yeah, I feel that you have to get up on the roof (when deemed safe to do so) to know for sure. To view worn shingles with exposed asphalt, fiberglass & loss of granules, you have to look directly down on the surface.

Three clues to hail damage:

Ample build-up of granules in gutters on an otherwise newer roof. (Pic 1)
Random areas where granules are missing and asphalt and fiberglass is exposed. (Pic 2)
Look at the thin metal surface of your passive roof vents to see dimples. (Pic 3)

N. Metro Atlanta is a region where moderate to heavy hail is expected at least once every 20 years.

Home Buyers that don't feel the need to spend money to have a new home inspected

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Thu, 14 Feb 2008 17:10:40 -0600

Is it worth the effort in trying to convert non-believers of the need to obtain a thorough home inspection on a newly constructed home? You bet it is, although many times it will still fall on deaf ears.

It comes down to dollars and no sense. "I'm covered by the warranty" and "Besides, it's passed inspection by the local building inspections department", or "I didn't really see anything of concern"

Veteran inspectors know that we often find it is easier to inspect a well-maintained existing home that has gone through the process of passing internal quality checks coupled with it having been inspected on one or more occasions.

Oftentimes, we inspect a new home where the execution of certain key aspects is, let's just say, not great. Or, there were numerous mishaps like the Lemony Snicket's book and movie titles a "A Series of Unfortunate Events" suggests.

I still try to tell them that quality inspections are performed by those who have specialized training in all aspects of home construction and installed components. As I've heard from another inspector, we are "jacks of all trades and masters of some." If you want someone who can see beyond the cosmetic items including trim and paint globs on the wall, give one a call.

New multi-family construction inspected today. Claw hammer punched hole for unused vent stack. Compromises the 1 hour fire-rating of wall/ceiling assembly:

Vendor Programs & Home Inspectors

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Mon, 11 Feb 2008 22:11:33 -0600

Vendor programs offered by real estate brokerages violate at least two major inspector associations code of ethics. This does not stop the annual campaigns to enlist inspectors. The average cost of each program seems to be a few hundred dollars and like most forms of advertising, there is no guarantee of a return on investment.

If you are a Realtor or broker and are unaware of inspector association code of ethics, here's a link to ASHI's Code of Ethics. http://www.homeinspector.org/codeofethics/default.aspx See 1. C.

My hunch is that in a slower market, less companies will sign up this year. Multiple offices with similiar programs in place are competing for a limited number of marketing budget dollars.

I'm not aware of any brokers that require their agents to use only preferred vendors. It's nice to think that inspectors continue to be referred based on their level of integrity, competence and professionalism, and not just because they paid to enlist. I work with many Realtors on a referral basis. Together, we continue to put the client first while acting ethically and professionally at all times.

GPS vs. Mapquest (no comparison)

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Sat, 22 Dec 2007 13:01:11 -0600

Everyone's using GPS navigation devices these days, except for my tech savvy sister who still uses Mapquest. She e-mailed me the other day to say she wished she had bought an extra one for herself because she was lost in unfamiliar out of state territory. She did me a huge favor when she was in the shopping trenches the day after Thanksgiving, waging war against other electronics store shoppers battling for the small available quantity of Black Friday specials. I benefited by obtaining a second Garmin Nuvi 200 to put under the tree for my wife.

Anyway, I still preview Mapqust to get an idea where I'm going prior to an inspection. You may know, metro Atlanta is comprised of about spread out 22 counties. While booking a job, sometimes it's hard to recall exactly where Locust Grove or Ball Ground is in relation to home base. With Mapquest, I always say you can get about 9/10ths of the way to your destination. Whether or not you want to go down the dirt road to the dead end to cross the power lines and railroad tracks is up to you.

The GPS systems I'm familiar with have Navteq. I have similar Mapquest like experiences with my GPS. Oftentimes, they take me in long looping U-turns and right out of the subdivision instead of the quciker left turn to the highway. I guess that's where my Nav-Brain system kicks in. You see, I have to over-ride the device constantly. I know to avoid coming I-285 East at rush hours or "rush afternoon/evening"

My unit does not have all the bells and whistles, but it does fit in my shirt pocket and is good for travelling. I feel more confident having a GPS because I never know where the next inspection call will be. For example, I've been in Bremen, Newnan & Monticello in the past few weeks. Really, there is no comparison, you have to have a GPS to adjust on the fly.

If anyone has some input on better navigating or use of GPS technology I'm all ears. I gave up joy-riding a long time ago and now want to be an super-efficient commuter and save money at the pump by not getting as lost as I used to.

Good Time to Test for Radon

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Fri, 07 Dec 2007 16:49:46 -0600

With the Winter season upon us, and windows and doors remaining closed, now is a good time to have your home tested for radon. Did you happen to watch the episode of "Extreme Makeover Home Edition" about the family who was affected by radon? We'll, it was not a PSA, so you would not have learned much. They had a show to produce so they did not go into detail about the cause and effect of radon. Anyone who is curious about what is is can read up on it at the following site: http://www.epa.gov/radon/pubs/hmbyguid.html

Elevated levels of radon has been found in all 50 states. This helpful map, again on the EPA radon site, serves as a basic radon zone guideline: http://www.epa.gov/radon/zonemap.html

In the metro Atlanta area, there are areas with elevated levels of radon. I've performed numerous tests in the areas of Dacula and Hoschton and find that on average, homes will contain elevated levels where the EPA would recommend mitigation take place. Concerning new home construction, I've observed that some builders are proactively addressing these concerns while others do not.

Numerous testing devices are available including ones available from retail stores or county extension offices. For real estate transactions hatt I am involved in, I use a continuous monitor with an ion air chamber. It's a great device for obtaining more accurate results. Plus, it's nearly tamper-proof since it has built in temperature, humidity, tilt and power interrupt sensors. Test with this device takes a minimum of 48 hours. No cannisters to mail out to a lab.

A list of NEHA/NRPP certified measurement provider or mitigation provider may be obtained through this site: http://www.radongas.org/ You may put in your state for a list.

Crawlspaces in Georgia Homes

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Thu, 04 Oct 2007 21:29:04 -0500

For those seeking to purchase a home with a crawlspace in Georgia, please do yourselves a favor when previewing the home and open up that access door, take a high-powered flashlight and see what you can see. Afterall, you'll never see a crawlspace featured in a virtual tour!

I can't recall many crawlspaces that have all of the following components in place:

A continuous vapor barrier that has full coverage from wall to wall and around piers.
Insulated floors or floors that have insulation that is not falling down in places due to excess moisture or contractor removal.
No physical evidence of some microbial growth, water or insect damage.
Properly supported piping, ducts and wiring. Electrified wires on a damp crawlspace floor is hazardous.
No open penetrations through vents and through-wall piping to prevent access from animals & insects.
No evidence of at least some past or present water intrusion, particularly, through hollow-core masonry blocks.
Properly shimmed piers and no settling at all. (Adjustible telescoping screw jacks less than 3" in diameter are considered as temporary or supplemental supports, not permanent)
Fireblocking or draftstopping around plumbing penetrations at bathtubs to prevent air infiltration into uninsulated interior walls.
A snug fitting access door with secured hinges and latch.
If HVAC or water heater is located in crawlspace, equipment that is properly elevated from direct contact with soil. With HVAC, a condensate line that has proper slope to the outdoors.

Maintaining clean gutters and downspouts that direct water far enough away from the foundation is crucial to maintaining your crawlspace. Once grading and drainage issues are solved on the outside, a continuos vapor barrier can help trap harmful condensation from forming on flooring components. What goes on in the crawlspace will affect your level of indoor air quality and amount humidity on the inside.

Communicating with builder

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Thu, 13 Sep 2007 14:45:28 -0500

A builder called this morning to ask for clarification on only one of the many items listed in the inspection report. Sometimes one can expect the builder to correct deficiencies resulting from the inspection and sometimes they will push-back and explain why they did it or did not do it one way or another.

In my opinion, communication between all involved parties is crucial. I enjoy discussing the reasons behind the write-up and providing further clarification. In this case, the builder took my word for it and decided to go ahead and correct the defect prior to the installation of drywall. If my client had decided not to obtain the pre-drywall phase inspection on their prospective new home, their ceiling would have been held together around the perimeter of each room with screws placed approximately every 24" instead of 12". This was due to the omission of required blocking for the purpose of fastening the sheets. The offer to correct the situation without further question or without instead going to the local authority having jurisdiction (AHJ), left me with a good impression of this particular builder concerning his willingness to do the job correctly.

Inspector Loses Pounds Without Spending Money

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Wed, 20 Jun 2007 08:46:12 -0500

Inspecting homes correctly is physically demanding. I have not weighed my 21' "Gorilla" extension ladder but the darn thing is heavy to tote around. Accessing small scuttle holes set back in a narrow closet can test your upper body strength. Spend 30 minutes crawling around on your stomach in a damp dark crawlspace and you'll feel it in your stomach and abdomen the next day. While these physical demands are just part of the job, I'd rather be doing this than sitting at a desk in front of a monitor all day. Anyway, I get to do that when I get back to the office to complete a report.

Although there are hazards involved in this work, there is one health benefit to experience. During the summer months attic temperatures approach 120-130 degrees Fahrenheit. I've actually recorded it up to about 140 degrees. Humidity in the attic makes the heat more oppressive. I begin sweating (or as my wife would say "glistening") immediately upon entering the attic from the pull-down steps or through the scuttle hole or door.

Average time I'll spend in the attic can be anywhere from 15-30 minutes depending on the home. I do this on average twice per day. This time of year, a sweat towel is a must. I also wear a moisture wicking undershirt beneath my work shirt and pack fluids to drink afterwards. I know one inspector who wears a cold-gel vest or some other body cooling appartus. I've considered having a Camelback on my back but I reasoned it may be a hassle.

So back to the health benefits. As the title suggests, weight loss. TV commercials feature Dan Marino and other sports celebreties mixed with everyday Moms pitching the popular method of achieving weight loss. A quick search about the benefits of sauna and I learned that a session in the sauna can burn hundreds of calories. It is reported to sooth and relax tired muscles. No shortage of tired and sore muscles after a weekend of playing in an adult hard-ball baseball league. It also increases the heart rate and improves circulation. Saunas are also reported to aide in cleansing the pores and flushes toxins away. Since the Spring, I've dropped about 3 lbs., which gets me closer to my "playing weight" or in my case, closer to fitting comfortably into my slacks.

Week in Real Estate

Hank Spinnler Metro Atlanta GA Inspector (Harmony Home Inspection Services) — Sat, 24 Mar 2007 20:47:30 -0500

Spring has arrived and the bass are reportedly spawning on their beds. Of course, I would not know because I've been busy performing inspections instead of fishing. Actually, the bass boat has been sitting in the garage for over a year now. Why? Because when duty calls, I'm inspecting homes. Duty calls daily.

The market here in the ATL area is strong. Just look around at all of the Florida license plates on vehicles. Folks, they are not just passing through. Many are buying here because Florida is becoming too expensive to live in. I hear it from relocating clients all the time. Insurance costs, property taxes, maintenance fees at their villas. I lived in Central Florida for 10 years and never got used to the year round heat and humidity. At least in Georgia, we have breaks from it. Oh well, those attics are getting hot and humid right now.

Plan on coming up from Florida or moving from another place? Feel free to contact me should you have any inspection related questions. I enjoy sharing information and helping people. Have a great week!

Hank