A Home Inspector's Perspective

Alexandria Virginia 1860 Carriage House

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Sat, 14 Nov 2009 06:52:40 -0600

I LOVE doing inspections on old, historic homes in Alexandria, Virginia.

The city is so full of history, virtually everywhere you go.

Over the years I have done many inspections on many historic homes there.

Yesterday was no exception.

This is a carriage house to a mansion directly behind. It was built in 1860. While nobody could tell me who the owner(s) of the mansion were over the years, it was fun nonetheless to have a look at the place.

While a bit hard to see in this photo, there have been many repairs to the brick work over the decades. There has been settling.

There were serious repairs evident in the crawl space below. Everything appeared to have been done very well.

While there were a few things to bring up on the report, nothing too severe to be easily fixed.

The buyer wants to do remodeling too, so some of the things can be done when that is underway.

Next to this house there is one of the two original cobblestone streets preserved by the city. It is fun to walk on them and know they have been there a long time.

Doing the inspection was a pleasure.

This is what you see looking out a rear bedroom window.

The house on the left is the historic mansion for which this is the carriage house. It is located on a famous thoroughfare in Alexandria.

The house on the right, I was told, is Robert E. Lee's childhood home. His front door faces the mansion. You can see that when his house was built, they had duplexes!

From this angle you cannot see how pretty the back yard is. It is narrow and long and a little park.

The walls surrounding it are eight feet high.

They have been there a while too.

This is the view of the side of the house. It shows the pathway between the two houses, all the way to the mansion seen behind, about 50 yards away.

Question:

Look carefully and you can see four stars.

WHAT ARE THEY FOR?

Home inspectors probably will know what they do.

Hint: The stars are NOT decorative!

Hint: There are four more stars on the other side directly opposite these.

Hint: You will not find them on new structures.

You can pick this little puppy up for just under $1 million! Well, that is, if the new buyer is willing to sell. Likely he is not. But who knows? Maybe you can cut him a deal.

My recommendation: When you purchase an old, historic property, try to find out the history. That will make the whole experience come alive. Who knows who slept in your bedroom!

I Don't Like Bringing These Things Up

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Fri, 13 Nov 2009 09:11:17 -0600

Why don't I?

Because either way I go I take it on the chin. But if I don't mention it, sooner or later I will be bitten in the hiney.

Bring up what?

The two small, decorative roofs over the front porch roof window are not level - look at the trim. The right side is much worse than the left, but you can see that neither is level.

And the guardrail is not level either.

The buyer did not even notice it. If the building supervisor did, he had not tried to correct it. But I am a purist and I look for things like that, particularly on new homes.

Why don't I like to bring these kinds of things up? Because once the buyer sees it, it will always be noticed. And it will eventually be a bother!

If I don't bring it up, one day the buyer will notice, or the neighbor across the street will bring it up. Then I get the phone call - perceived structural problems (when there aren't any)!

So it was brought to the buyer's attention and put into the report. The mention got heads shaking.

Overall it was a nice house, with just a few mentionables. But...

At least it has American drywall!

My recommendation: It is always best to be complete and thorough. Sometimes, though, that causes problems in and of itself!

American-made drywall

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Thu, 12 Nov 2009 17:52:30 -0600

At a home inspection yesterday on a brand-new house, my client was buying a home built by one of the companies that has installed Chinese drywall in the past.

They are having obvious problems because of that installation.

My client wanted assurance that there was no Chinese drywall in this house.

I was able to find a spot where the stamps were visible to show that this drywall, in fact, was American made!

While I cannot guarantee that there is no Chinese drywall in the house, it is a pretty good bet that there is none! This builder likely wouldn't open that can of worms again, a scant couple of years later. Especially since it's in the news.

Although Chinese drywall is showing up in more and more states and locations, it is apparently not in this neighborhood in Northern Virginia.

My recommendation: if you have concerns when selling a house built any time from 2004 on that there may be Chinese-made drywall, have your inspector try to find the stamps on the backside that demonstrate where it had been manufactured. Peace of mind is worth a million bucks... and a picture says a thousand words.

The Most Dangerous Appliance In Your House

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Tue, 10 Nov 2009 20:06:02 -0600

What do you think it is? The microwave? Toaster? Hot tub? Computer (for lots of reasons...)?

Actually, it is none of the above.

The most dangerous appliance in your house may be your dryer!

Think about it. Dryer fires cost Americans as much as $100 million annually! They result in almost 50,000 fires that require the fire department, and average 400 injuries and 15 fatalities - annually. They cause more fires than electrical problems. And 81% of them happen in residential homes. (1) That is dangerous!

Most dryer fires are reported in the laundry room. In the olden days, that meant the basement or the garage. But in modern society, the laundry room location has shifted to the bedroom, kitchen, family room, hallway or closet.

When to most fires happen? Incidences increase dramatically from November to March, with 10.6% happening in January. Why? Probably because that is when we wash our heaviest clothing. It takes more time to dry them, they heat up and poof!

And what is the most common cause of dryer fires? VENTILATION. And that for many reasons:

1. In modern houses dryer vents cover longer distances to reach an outside wall.

2. Clogs that occur because of sharp bends or turns.

3. Plastic or foil wrapped "slinky" venting. This venting has lots of pockets that can trap lint. Solid vents are highly recommended.

4. Incorrect venting which does not exhaust outdoors but into a crawl space, attic, or interior walls. This can also contribute to the increase of molds and air deterioration. Also, incorrect venting which allows animals to get inside where they nest or otherwise obstruct air flow.

What is the most important thing we can do to prevent dryer fires?

Keep our vents clean! That means disconnecting the vent tubing from the dryer every one to two years and either cleaning it all ourselves (including as much of the tubing as possible) or hiring a professional company to do it.

And by following proper installation guidelines when the dryer is first installed.

____________________________________

Dryer Loss Control Recommendations -- Per the U.S. Consumer Product Safety Commission (CPSC):

1. Clean the lint screen/filter before or after drying each load of clothes – If clothing is still damp at the end of a typical drying cycle or drying requires longer times than normal, this may be a sign that the lint screen or the exhaust duct is blocked.

2. Clean the dryer vent and exhaust duct periodically – Check the outside dryer vent while the dryer is operating to make sure exhaust air is escaping.

3. Replace plastic or foil, accordion-type ducting materials with rigid or corrugated semi-rigid metal duct – The flexible plastic or foil type duct can more easily trap lint and is more susceptible to kinks and crushing, which can greatly reduce the airflow.

4. Take special care when drying clothes that have been soiled with volatile chemicals – Special care is required when drying clothes exposed to gasoline, cooking oils, cleaning agents, finishing oils and stains. If possible, wash the clothes more than once and, preferably, hang the clothes to dry. If using a dryer, use the lowest heat setting and a drying cycle that has a cool-down period at the end of the cycle.

___________________________________

My recommendation: When you buy a new dryer, have it installed professionally. Most retailers will deliver and install nowadays. And pay special attention to keeping your vent clean where the vent exits the dryer and enters the wall, and where it discharges on the outside of your house!

(1) “Clothes Dryer Fires in Residential Buildings”. Topical Fire Research Series. U.S. Department of Homeland Security. U.S. Fire Administration. Volume 7, Issue 1. January 2007.

A Compass, A Map, And You Can Find Anything

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Sun, 08 Nov 2009 05:58:26 -0600

The house was warm, so I knew there was a furnace.

The water was hot, so I knew there was a water heater.

I just couldn't find them! The layout of the (lovely) basement made it hard to get my house geography. The six "bedrooms" were placed in a weird array. The former laundry room was no more, in favor I guess of rent from another "bedroom" and the local laundromat. But I was undaunted in my search.

I knew where they should be, I just couldn't see how to get to them!

Finally, behind a "bedroom" bureau, I saw some peg board on the wall! HA! It was screwed tightly to the wall but I did peek in.

The furnace! The water heater! And I saw another door.

That door was in the garage, hidden behind a tool shelf. Though heavy I moved it. Wow, the door worked!

What you can't see here are dimensions. I could barely fit between the two units to get to the front of the furnace. That front is about 15" from the peg board. Finally getting the cover off, I could see that it was extremely dirty and rusty inside, and the blower was quite dirty.

I was worried that the filter had not been replaced in a while, like, um, a loooong while, and politely went to remove it. Instead of finding a very clogged filter, I was happy to discover that there was none! Well, that how-often-do-we-have-to-replace-the-filter problem was solved!! Just remove the little sucker! And hide the furnace room... Out of sight, out of mind!

You also can see that the water heater is stressed, with some flame out happening when it turns on. And the vent from the water heater was angled downward. And it's been there a while! Well, those are just minor problems anyway.

The rest of this lovely home was just as laugh out loud!! I believe it will cost as much to bring the house back into an American condition, as it does to buy it. Welcome to my world in Northern Virginia.

My recommendation: When you can't find something, it helps to have a compass with you, a map of the terrain and a good guide. Gimme a call!

What's Wrong With This Picture... I Mean Panel Box?

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Sat, 07 Nov 2009 05:18:44 -0600

"Must See the Newly Renovated Basement!"

Dèjà veux!

This might seem similar to my previous post. And it is.

When the heat pump in that previous post did not come on, the first thing I checked was the panel box to see if the breaker for the heat pump was turned off.

I was able to peek into the box, literally, and see that it was on. So I knew the heat pump had electrical power.

Entering the basement I was able to see a fine new paint job.

And this clever, nearly square, nearly level, neatly-cut hole around the panel box.

Can you see what is wrong with this hole?

No, it is not that wire. That is the cable for the security system which is connected to the window just to the right of this photo. It goes from the window, into that hole and then somewhere else.

You can hardly see it.

But that isn't what I meant about what is wrong with the panel box. Can you see it now?

It's OK, I'll wait.

Hint: That's the original panel box, with the original stickers placed there in 1977. So that isn't it.

I'm still waiting...

THAT'S RIGHT! Ding, ding, ding! The clever, nearly square, nearly level, neatly-cut hole around the panel box is a bit small. No can openo the dooro. (Para tradujir eso - no se puede abrir la puertita, lo más sea...) The security cable is just an extra decorator's touch.

My recommendation: If you see or hear that a house you will be showing your clients is newly remodeled, ask a couple of questions. A good question to start would be: "Gee, was it done professionally?" and/or "Was there a permit pulled to do the work?" If not, caveat emptor!

What's Wrong With This Picture... I Mean Heat Pump?

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Fri, 06 Nov 2009 15:27:20 -0600

"Must See the Newly Renovated Basement!"

So said the marketing info on the kitchen counter in the house I arrived to inspect.

I could hardly wait! OK, when I see things like that, lately anyway, I kind of cringe.

When I enter houses for inspections, I begin by turning things on. The dishwasher, washer, dryer, AC or furnace, and so forth. Obviously I test 'em!

The house was kind of cold. Not unusual, sometimes the listing agents leave the heat low, especially after the house has a contract on it. So I found the thermostat and turned on the heat.

No reaction.

No sound.

No click, grind, buzz. Or heat.

No nothing.

Maybe it's turned off at the panel box? I checked. Nope, the breaker was on. So what could it be?

I found the heat pump.

And this is what I saw.

The label states that this heat pump was manufactured a mere three years ago. Already it doesn't work.

Can you tell me why? It's OK, I'll wait.

Hint: the old heat pump was of a different era and configuration. They took the white AC condensate line off that old one and used it on this one. I guess to save time and money.

I'm still waiting...

THAT'S RIGHT! Ding, ding, ding!! The condensate line blocks the filter's ability to come out for washing or replacement. This filter is a washable, high efficiency filter. It captures everything. And it really should be washed every month! If not, it will clog quickly.

This one was so clogged it had the density of a brick. I think that broke the unit. So much for saving time and money...

Water, Yes, But From Where?

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Sun, 01 Nov 2009 05:16:06 -0600

I was called to do a One Year Inspection prior to the expiration of the builder's warranty. I do a lot of them.

Looking at this deck and door from the rear yard everything seemed normal enough.

Until I got closer.

You might not notice it from this photo.

I'm talking about what you see in the photo below.

That's it, right there. Water.

Now, it had not rained in the past month. There is a bedroom window above this door, but it could not have been opened during a recent rain storm. There is no plumbing in the wall, service or drain. There is a typical soffit overhang with a gutter, but all that was dry.

Coming inside, the floor around the door was dry according to my moisture meter. I had my IR camera with me and looked at the wall above and around the door inside and out. Nothing visible. Similarly, inside, nothing thermal was visible in the floor or ceiling above.

Neither upstairs bathroom is anywhere nearby. The closest, the Jack and Jill bath, is 20 feet above and to the left of this photo. I had not tested the bathroom yet, it was dry, and this water is fresh, the puddle even growing slightly during the inspection. The plumbing penetration to vent the kitchen and that bathroom is 30 feet or so to the left of this photo. He had not used the hose or watered the lawn that day.

I have to admit, I was stumped.

I NEVER DID FIGURE IT OUT!

My client had never noticed this puddle before. I advised him to call me if it continued or grew. He never did.

Sometimes things remain a mystery. Any ideas as to this water's source?

My recommendation: when you notice something out of the ordinary, and you cannot figure out a reason, watch it to see if it changes. Maybe then you will find a change that leads you to the cause. And then maybe you won't...

Washington Post Article

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Thu, 29 Oct 2009 08:42:49 -0500

About a month ago, while in the hospital with my wife, someone from the Washington Post called and interviewed me about a problem she was researching. She said my remarks would appear in a Washington Post article in the next few weeks.

She found my website and blog posts by putting key words into her search engine. I popped up many times, and she reviewed me website. She was impressed, which prompted her to call me.

I got a Google alert this morning - apparently the article appeared!

http://www.washingtonpost.com/wp-dyn/content/article/2009/10/27/AR2009102703475.html

That isn't the only thing I said. I actually offered four reasons for the problem, off the top of my head. But this is the one that impressed her the most.

Interestingly, scroll down and see my name at the bottom and click on it. Some of my blogs appear, INCLUDING other people on Active Rain. Very cool. We are all interconnected.

I might add: dehumidification does not solve the problem, just soaks it up, but who am I? You have to discover and eliminate the source of the moisture.

That's where I come in... If the person with the problem calls me, I will let you know. That would be a cool post too.

One Thing Leads To Another

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Sun, 25 Oct 2009 19:55:47 -0500

I have the tendency to notice things about a house I am to inspect when I am driving up to it. When pulling up to this seven year old house I noticed even before I got into the driveway that the front porch roof seems to incline toward the house. Looking closer I determined that it did!

That isn't good. One thing leads to another.

Then I noticed the staining on the brick. You can see it running from the inside corner of the porch roof all the way to ground beside the garage door.

Beside the front door there was staining and rot in the molding.

Inside the house there was staining on the drywall over the transom window.

In the living room there was staining on the floor molding and some damage to the hardwood flooring under and to the left of the window nearest the front door. And staining and cracking in the drywall.

In the garage, there was staining on the ceiling under that window and in the drywall on the upper left corner of the garage door. And more cracking in the drywall there.

That isn't good. One thing leads to another.

It had not rained in some time. There was little moisture to detect, either with an IR camera or a moisture meter. But there looked like there was stress over the garage door. Was the front of the house resting on a steel beam for support or a built-up micro-laminate (wood) beam? The brick would have its own angle-iron or steel beam support. But sometimes the house itself is supported another way.

The cracks in the drywall, in the living room above and in the garage below, indicated movement. And that movement was right where moisture had been getting in from that front porch roof. Not being invasive during a home inspection, I had little choice but to suggest that it be evaluated by a structural engineer. My clients took my advice.

After all, by then I had convinced them that one thing leads to another.

An engineer came to the house. They opened up the wood trim covering the support behind the brick work.

This is what that revealed. The entire front of the house was resting on a triple micro-laminate beam. While very strong when dry, this beam system had gotten so wet it had begun not only to rot but attract termites!

The engineer said that the house was essentially resting on the one remaining interior beam. That is testimony in itself as to how strong those things are! A later termite inspection revealed that the vertical support under those beams was similarly infested with termites! Yikes!!

The engineer said it was only a short period of time before the house may have collapsed! Maybe even before settlement. What a DISASTER that would have been...

And why? Because one thing leads to another!

Even the sellers were grateful for the home inspection.

Wouldn't you be?

My recommendation: recognize that houses are intricate systems. Things are interconnected. One thing does lead to another. If you pay attention to the little things, the big things will often take care of themselves.

And get a home inspection!

I Have A Leak Nobody Can Find - Can You Help?

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Tue, 20 Oct 2009 17:43:56 -0500

That's what the voice in the phone call said. It was an elderly lady who has puddles show up on the floor in her breakfast room after rains.

Four years ago she had a bay window put in. Beautiful job. It overlooks the golf course and was a very nice addition. But it began leaking recently. She knew she had a problem, but didn't know what it was.

She called many contractors. She paid them to come out. Nobody could find the problem, or the source of the leak. The leaking is too new to manifest staining, surprisingly. There is no damage anywhere. They told her that it must be coming from when she waters the plants, or from an open window, or leaving the door open, etc. They were not too helpful!

She knew she had not done those things - after all, we all open windows and doors during rain storms, right? What to do?

A friend suggested that she Google thermal imaging inspectors in the area. She found me. She called me. Good for her! I asked her if the other contractors had used thermal cameras. "No, they never mentioned one."

I asked, "If they are roof, siding and leak contractors, why wouldn't they have one?" "That's why I called you!"

I was her lucky day.

It took me about 1 minute to discover where the water was getting in. Literally.

Thermal imaging cameras measure temperature differences. They do not see "inside" walls. They do not "see" leaks. They do not "see" anything. Well, except hot flashes.

But with one you can "see" a lot! It is a bit of an art, and a bit of a science. But I could "see" right where water was getting in. I bet you can too.

The purple indicates cooler spots. The darker the spot, the cooler the area. You might be able to see the darker spots. Moisture!

From there it was easy to see how the gutter and flashing installation outside created these problems.

I also could tell that there was very poor insulation around the two sky lights and in the ceiling generally. "So, that's why this room is cold?!"

Yepper!

I charged her one half my normal fee, emailed her the report and referred her to a good roofing guy I know.

And I rode off into the sunset...

My recommendation: When you call contractors to determine where a leak might be occurring, get ahold of your favorite, certified (NOT certifried) thermal image inspector. That will save you time and money. And that would be a big help. It might be your lucky day too!

Do You Have A Mattress In Your Living Room?

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Tue, 20 Oct 2009 04:51:56 -0500

I am not a termite inspector. There may be some, but personally I don't know any home inspectors in Virginia who are. The home inspection and termite inspections are usually done at different times in Virginia, by two different companies.

If I see evidence of termites I mention it in the report. But if I was to see a 300 pound termite, and said so, it would be poo-pooed as "well, he is just the home inspector."

Outside a house recently I noticed this on the front porch, directly under a window. It is rotting wood siding and sawdust coming from under and through that siding. This can be a termite indicator.

We had not been indoors yet. I said we would check the floor of the room just inside this photo.

There were other things outdoors that would encourage termites to this house - gutters that didn't discharge properly, improper flashing admitting water down walls, rotting this and that.

This house was a termite invitation card.

When we got inside we were surprised to see this in the living room:

That is the window under which we saw the above sawdust.

That is too cute for words.

You should know, when home inspectors see furniture in spots it is not typically found, they wonder.

I wondered about this one.

I said, "Uh, oh, are we trying to hide something?"

The Realtor giggled.

I asked, "What's so funny?"

"Well, the seller has put into the contract that they will only be responsible for $200 of any termite damage found."

Well, that's interesting...

So I moved the mattress. And heah 'tis:

This was hidden under the mattress.

And it's not money.

In front of the client and Realtor, I very gingerly stepped on the flooring. I could have gone through to the cellar! All along that wall!

You can even see a previous repair to the left. This is both a previous and ongoing problem!

And it was "hidden" under a mattress.

Going into the cellar we saw the what was below, with substantial damage to floor joists, the sill plate over the foundation wall, and the underside of the flooring in general.

This is quite a problem!

Looking further, into the dining room to the right of these photos, there were extensive repairs to the flooring, under pinning, support joists and sill plate, and extra columns. Extensive repairs! And years ago.

THAT is why they would only take responsibility for $200 of any termite issue found. That would not even pay for an engineer to come by and smell the house from the outside!

My recommendation: when you see furniture out of place, or things where they usually are not, send your antenna up and question it! And don't think people won't try to hide things! I see that all the time...

Be Very, Very Careful Where You Step!

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Mon, 19 Oct 2009 16:32:58 -0500

If you ever go into the attic space of an old farm house,

get to the top of the creaky stair case,

and look around to decide where to go,

but see a spot in front of you,

between the floor joists,

that appears to have been stepped into before,

and you feel glad that it wasn't you,

but wonder what that dimple,

with the light coming through,

might look like from the other side,

well,

this is what it might look like!

My recommendation: when you go into the attic space and need to walk around, walk only on the rafter joists!

Energy Audits, Home Inspections and DIY

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Mon, 19 Oct 2009 08:33:03 -0500

Can I further bring to light what one of my favorite home inspectors has recently taught:

Via James Quarello - ASHI Certified CT Home Inspector (JRV Home Inspection Services, LLC):

One qualification I make sure to mention to potential energy audit customers is my being a licensed Connecticut home inspector. Energy audits are by definition, at least in Connecticut, home inspections. The difference is what is inspected and for what purpose.

The Connecticut Statue defines a home inspection as the evaluation of two or more components in a home. Therefore anyone doing an energy audit is technically conducting a home inspection and needs to be licensed.

Unfortunately this loop hole is exploited everyday by many contractors of all different types. Sticking with energy audits, hiring a home inspector makes far more sense than using someone who has been trained to perform energy audits based on a software program.

As a home inspector I evaluate homes in depth and detail every day. I am required to take continuing education in order to maintain my license. My level of expertise and knowledge is broader than a narrowly focused specialty contractor.

To make a point look at the first picture, this was found during an energy audit. The two electric wires going into all that insulation are old knob & tube wires. Knob & tube wiring can not be covered by insulation due to an increased risk of fire.

Two things about this discovery; 1) the insulation contractor never said a word about covering these wire with insulation and 2) a utility company auditor never said a word about these wires being covered with insulation.

The second photo shows the area immediately around a water heater flue pipe which is corroded. What does this mean? That the unit is back drafting into the home and expelling CO. This was discovered during an energy audit.

Another aspect of home energy savings is the DIY trend. As a home inspector I see all too many DIY projects that are just plain wrong and in some cases dangerous. Homeowners attempting to save by doing energy improvements themselves should enlist the help of a qualified energy auditor (home inspector) before beginning major work. Sure there are simple projects that anyone can do, but real savings comes from major improvements such as insulation and changing heating & cooling systems.

An audit performed by a knowledgeable professional using energy auditing software can identify exactly what savings opportunities are available. More importantly what small DIY projects the homeowner can perform themselves safely and with good results.

As this heating season is comes upon us don't be lulled into assuming simple DIY projects or some under qualified "auditor" can help save you big money. The first step in improving your homes energy usage should be consulting with a qualified energy professional who is a home inspector.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services. Learn more about our energy audits, the Home Energy Tune uP®.

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Magically Invisible Duct Work

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Sun, 18 Oct 2009 20:08:33 -0500

There are ways to do things that are less noticeable.

For example, Monticello has air conditioning. It was not put in by Mr. Jefferson, obviously, but some time later. It is composed of very small duct work, and small holes, about 3" in diameter, in the corners of ceilings which are hardly there. It is a very good job!

Then, there are the other kinds of installations which leave much to be desired.

The other day I did an inspection on a 100 year old farmhouse. In its day, it was a lovely place. Years of deferred maintenance have created many problems.

Over the years they have made improvements.

One such improvement was air conditioning. A good idea and a necessary one. With a metal roof, and poor attic insulation, it gets real hot in there!

To the right is the corner of the master bedroom.

A new AC unit was put in the attic and duct work run throughout the house.

It is not exactly invisible.

Nor is this one. This is in the corner of the closet in that same bedroom. Not the prettiest installation. The other problem is that it takes up about 1/3 of the closet.

Closets in 100 year old houses are not that large to begin with!

Taking up a third of it with invisible duct work might not be the best way to handle the improvement.

The second bedroom has just as fun, and aesthetically pleasing, an installation. Hidden unobtrusively, you can hardly tell it is there!

The floor was attractively cut out, as well as the ceiling, and it is deftly held in place by well-placed braces.

OK, this has all been tongue in cheek, but it might be part of the reason that this house has been on the market for over a year.

When improvements are made, they really should not be slip shod, spur of the moment or done unprofessionally. Everything that goes into a house makes up its appeal when it goes on the market one day.

My recommendation: think things through before improvements are made to your house. And be sure your improvement is done in such a way that another would want to buy it!

Update: Chinese Drywall - The Plot Thickens!

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Fri, 16 Oct 2009 07:27:20 -0500

There are two interesting developments in the ongoing Chinese Drywall problem, and make no mistake, this is a BIG and growing problem.

The first is a new complaint center that has been started. The Chinese Drywall Complaint Center wants to hear from homeowners who have had multiple air conditioning coil failures in homes in Florida, Louisiana, Mississippi and Alabama, in homes with confirmed toxic Chinese drywall. At the same time, the group is saying," we want to talk with ethical, and honest air conditioning industry insiders, or repair technicians, so we can prove the air conditioning industry, and home builders knew about the affects of toxic Chinese drywall as far back as 2005, or even 2004. For these homeowners this is critical information related to their health and the health of their families." Homeowners, or air conditioning industry insiders/AC repair technicians should call the Chinese Drywall Complaint Center anytime at 866-714-6466, or contact the group via its web site at

Http://ChineseDrywallComplaintCenter.Com

This news item has been coming across one of the news links on my website for a couple of weeks now.

The second development regards the insurance companies. They are taking it on the chin, of course. But, are they responsible? They think not. Homeowners disagree!

From the news article: "Thousands of homeowners nationwide who bought new houses constructed from the defective building materials are finding their hopes dashed, their lives in limbo. And experts warn that cases like the Ivorys', in which insurers drop policies or send notices of non-renewal based on the presence of Chinese drywall, will become rampant as insurance companies process the hundreds of claims currently in the pipeline. At least three insurers have already canceled or refused to renew policies after homeowners sought their help replacing the bad wallboard. Because mortgage companies require homeowners to insure their properties, they are then at risk of foreclosure, yet no law prevents the cancellations."

One insurance executive said, "If someone were to have bought a new car and there was a defective part, would that person go to their auto insurance to get that fixed or would they go back to the manufacturer? We provide insurance, not warranty service."

There is a certain logic to that.

You can read the entire article here, via USA Today:

http://www.usatoday.com/money/economy/housing/2009-10-15-chinese-drywall-insurers_N.htm?csp=usat.me

I know there are labs who are offering testing services, but I don't know about their proficiency yet. And I know there are cases of Chinese Drywall in Virginia. I know what to look for - manufacturer stamps on the back side, for instance - but since I am not "certified" and cannot guarantee anything, Chinese Drywall is already a disclaimer on my signed agreement.

Until there is more definitive information, to my mind, it is best to warn people but not get involved.

My recommendation: This is a growing problem, reaching more and more states. If you are selling a home built in 2004 or later, it is best to warn your clients about this problem. It could be they are savvy enough to already be informed!

Peek A Boo Wiring

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Thu, 15 Oct 2009 04:00:14 -0500

Anytime you have to find a hiding water heater, there are going to be other hidden surprises.

Here is one.

When I can’t see wiring, and other things I have seen around a house that give me pause, if not fright, I wonder about them, and want to know. I’m like that. So when I saw this cable duck under things stored in a kitchen cabinet, I wanted to see what I could. So I moved stuff out.

And, after I moved out a bunch of stuff, this is what I found!

Look carefully. Tucked away in that little cavity in the back of the cabinet is the top of a wire nut. It is one of two. They make up this disposal’s connection.

It might be surprising that this has not shorted out by now from water or stored-product spills, but looking carefully you might see the electric tape on the wire nut. I think that effectively sealed it off to no moisture would get inside.

It’s still incorrect!

But tape is obviously better than no tape…

A better installation would have utilized a visible and accessible junction box. I like to see such boxes secured properly to the cabinet, with connector clamps holding the cables to the box. Sometimes I see them fixed to the floor of the cabinet, which is alright but not preferred.

As you already know, there should also have been a connector clamp holding that cable into the bottom of the disposal.

My recommendation: If the connection won’t come to you, sometimes you have to go to the connection. You might be surprised what you find out!

Hide and Seek Water Heater

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Sat, 10 Oct 2009 17:07:57 -0500

The water heater was no where to be found.

There was this fine laundry room, beside the fine "bathroom" (door to the right). That bath could be a story in itself, but I digress.

The laundry room was special in its own right. You can see the water connection on the wall. And there was no drain, so I assumed that the washer drained into that special floor drain in the foreground. That is packaging tape over it now - keeps the snakes out.

I don't know where that floor drain goes. Perhaps to the creek behind the house.

The dryer receptacle is on the wall, just hanging around waiting for a dryer. It really was hanging - it should have been attached to a stud, assuming there is actually a stud back there.

That receptacle strip on the floor probably serviced the washing machine, or so I assumed. It comes from somewhere - I never did find out where it was plugged in. Perhaps to a receptacle behind the drywall, but I did NOT want to assume that.

The dryer vent is on the wall just to the left of that dryer receptacle. I know you don't see it, but it is there. At least it's outdoors, and from it you can see the back side of what I assumed to be the drywall.

Where does that plug in the receptacle strip come from? Ah, the mystery! I had to bet it was from something in the water heater closet. That is, IF, the biggest word in the English language, IF the water heater is where we assumed it to be.

As you know, I cannot be invasive on a home inspection, and wasn't.

But what about the Realtor?! I think we found ourselves a LOOP HOLE!!

And there it was! With just a gentle invasion of the wall we found the water heater! The Hardy Boys could not have done better! The shut-off valve for the rear hose bib was there too!

This is very comical! You need to know all that is going on here.

To the left is the fabulous "kitchen" "sink" "installed" in the "counter." I use those terms loosely, hence the ""s. There was a lot of leaking, creating what I assumed to be mold. I cannot say it was mold, for legal reasons. We would have to do a mold test. But, it was mold...

The "sink" drains into an ejector pump in the floor in front of the water heater. The "bathroom" drains there too. I did not have to assume that because the cover was not sealed and when we ran the "bathroom" water you could tell that it must have been draining there for some time. A long time. You catch my drift?

Good thing you aren't catching the drift I did when we gently opened that space up...

Do you see the cable coming out of the wall? That is connected to the ejector pump, and that's what is plugged into the receptacle strip in the upper photo. The vertical drain line for the ejector pump is visible just to the left of the gentle wall opening.

When we ran the ejector pump it seemed to drain into the house DWV line. I assumed that anyway because I could hear it. It might go into that creek behind too, for all I know...

I get to have fun like this nearly every day!

Laughing is good medicine. I am very healthy, and now you know why! I LAUGH A LOT...!!

You can assume that I love my job. Fortunately I live in an area where the local, shall we say, population provides me lots of opportunity to laugh and very good health. Don't assume otherwise!

My recommendation: If you can't find a water heater, you should assume you need to get a Realtor involved. A strong one...

And, unlike a mortgage, that would be a great assumption!

Move In Condition

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Fri, 09 Oct 2009 20:15:31 -0500

This is what greeted me in the front window of my inspection yesterday. I knew I was in for a treat!

The inspection was indeed a treat, but writing the report was not! I knew from this particular Realtor's name that there was fun to be had in this inspection. Reputation you know. But an inspector has to be careful - there are lots of things that are hidden and not easily detectable.

The report had 165 items in the summary of concerns. That might not be the record, but it is up there.

Here is a tour of things the Realtor saw and yet proclaimed this house to be in "Move In Condition!"

Enjoy...

This is one of the two rear downspouts.

The other was missing and it was draining right onto the AC unit below.

The new retaining wall, just outside the basement door, should be a lot of fun for the kids! It's only 18" off the ground and should make a great climb!

Here's the new master bedroom suite! It is located in the converted garage. These are two walls. Notice anything missing?

Right! No where to plug in the alarm clock! Anywhere.

Oh, and that double switch on the wall? I could not figure out what either controlled.

Right in the middle of the master bedroom ceiling is the attic access ladder. It comes down slightly to the right of the middle of the room. In order to install the array of new lights and fans in the "remodeled" house one needed lights in the attic.

Here is one of three, all connected. Never did find the switch.

Moving to the kitchen, there was a dishwasher (not attached to the counter or cabinet and one hinge was loose) but no other appliance present.

The house had been converted from gas to all electric. This is the "new" receptacle for the range. It was not labeled in the panel box.

The black cable is attached inside and seems to service something else, undetermined during the inspection!

And, yes, that is one interesting ground line and connection.

All that new electrical required new wiring. Much of it was in the furnace room. This is an example of the many junction boxes in that room.

Cables hung all over the house. They came from somewhere, as you can see, and went somewhere and were not attached to the wall.

The many switches in that room controlled nothing we could see.

That same furnace room had lots of the new plumbing.

It was supported very well ... with duct tape.

Right under this photo is the new heat pump. Eight inches in front of it is the new washer/dryer set. It's going to be a bit difficult for the buyer (a single lady) to get that filter out!

This is the fine new breaker for the fine new heat pump.

I'm not sure the heat pump needs a breaker with quite that much amperage.

Okay, I am sure. It doesn't...

A new HVAC system needs new ducts and registers.

This is the upstairs hall bath register.

What, you don't see it?

That's it right there, in the floor, between the end of the door and the tub.

Well, yes, it's covered with tile, but it is there!

Oh, yeah, the register in the living room, did not blow any air.

This is hard to see. It is one of two negatively-inclined drain lines. This is connected to the ejector pump beside the new basement bathroom. The basement bathroom was created from the old laundry room, I think. Below the gravity drain from the house, the effluent from the bathroom needs to be pumped upward and then into a current drain line so it can leave the house.

The problem is that this negative incline must go on for a while, because when the ejector pump is engaged and the effluent pumped out, a WHOLE LOT comes back into the pit!

It is negatively inclined because that pesky toilet drain above is in the way.

And finally, the chimney outside and the fireplace inside seem to have moved a bit. A lot of bit.

In the family room both sides and the center have cracked and moved noticeably.

Good thing they fixed that with some Great Foam and caulking!

Woohoo! That ought to handle it.

The exterior cracking was hidden behind some garden timbers.

I had 165 such items. These are only a few photographs. If these are the kinds of things we can see, what is happening where we cannot see??!!

Oh, there were no permits for any of the work. Obviously.

My recommendation: If you are going to put a "Move In Condition" sign on a house, be really, really sure!

I Am Not Your General Contractor!

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Thu, 08 Oct 2009 21:19:26 -0500

Well, at least not for free.

I get interesting phone calls. This one was from a seller. “Your home inspection cost me a lot of money. I cannot sell my house until I fix the problems you said on your report. I have a contractor here now. You need to stop by immediately and tell him what to do. I am the house on Virginia Avenue.”

“Ma’am, I remember the house well, and all the problems. But, I am not nearby, have an appointment now and another after that. I can’t drop all that simply to stop by your house. But, please understand, what repairs you do or don’t do on your house are not my purview. My clients were the buyers. I don’t return to the houses I inspect to make sure any repairs are done correctly, unless you want to pay me.”

“Well, they aren’t buying the house, because of you! So I am your client now. And you have cost me so much money already I certainly will not pay you! My Realtor tells me she cannot sell the house until I have done everything on your list. You need to at least be available by phone when my contractor has questions. There is a lot to do!” (Wow…)

“If he is a professional contractor and knows what he is doing, he should not need to call me. I am not your general contractor.”

The problems, in part, were: bathroom remodel which leaked from the toilet and sink drain into the furnace room below; severe mold issues in the furnace room beneath that bathroom (which the seller tried to “hide” with storage); new carpeting and newly painted basement walls, but painted only in certain spots; not well-concealed stains under that new paint; serious moisture issues – 80+% - in those basement walls (which could mean many things, all behind drywall); a remodeled basement bathroom with mold in the walls behind the shower (which the seller ALSO tried to “hide” with storage). There were other things, but this is what the contractor was working to correct for now.

My recommendation: When storage is artfully placed in areas where it typically would not be, there might be intention to hide something. When parts, but not all, of basement walls are freshly painted, there might be intention to hide something. When sellers are upset when things are moved and problems found, they know they are caught, and they are INTENDING to hide something. Head’s up!

And don’t try to sell undisclosed problems to someone else… but you already knew that!

Going Postal

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Tue, 06 Oct 2009 16:54:35 -0500

Not often does do I have the opportunity to go back to a house following a home inspection. I inspected this particular house just a couple of weeks ago. And, in addition to its problems, it had high radon, requiring remediation, which the sellers had to accomplish. So my clients asked me back to do a follow-up radon test.

When I arrived the front porch, which had many problems noted on the inspection report, presented itself!

So I looked around!

First, I looked at the newel posts on the front guardrail. Both had been rotting, high and low, and one had completely let go of the guardrail. It was on the list of repairs my clients presented to the seller.

One post had been noticeably "repaired." The other, nearly as rotten, had had nothing done to it.

That is it to the right. Can you see the repair?

My camera strap is playfully placed in front of the post. But if you cannot see it, that is the repair in the picture below.

My client came out to see me looking at the "repair." She said, "You aren't trying to ruin my Saturday morning, are you? Don't say anything, it will only get me started."

So, I didn't.

It's easy to see the rot. Look again. Can you see the "repair?"

Now, look closely.

That's it! The piece of plywood beautifully fashioned and attractively centered on the post. It is attached to the very rotting part of the post with drywall screws.

(Note: drywall screws are meant for drywall, which is an INDOOR product. They are NOT meant for outdoors.)

(Note: plywood is not a very good outdoor product because it comes apart when water softens it. It also rots easily. It is meant for indoors.)

Those drywall screws will rust pretty quickly. When they do, everything near them will rot away even more quickly. I was impressed that they were holding at all because that post was pretty rotten!

The rail is attached with an interior finish nail, toe-nailed from underneath. Solid! Very, very solid!

OK, not so solid.

I saw the look on my client's face. Nothing was said. That wasn't the only poor repair they inherited.

"Are you going post-al yet?" very, very nearly parted my lips. Fortunately, I didn't say it! She was very, very close...

She said, "Do you remember the section of fence that was lying on the ground?"

"Yes."

"Well, they fixed it too. With a bungee cord! We made such a stink that they actually came back and fixed it properly. We told them we were going to walk."

Bummer it had been fixed! I sooooo wanted a photo of that!

My recommendation: When you specify repairs, you might want to say exactly what you want done, what you expect it to look like when completed, by whom, and with receipts provided. Not everything counts as a repair!

Here's A Flash - No Deck Flashing!

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Mon, 05 Oct 2009 19:00:20 -0500

Every time I bring up deck flashing on an inspection I get called out!

I have had homeowners tell me that only roofs need flashing. One said he has seen window flashing but had never heard of deck flashing. Another called me a "$&*%%#@!" and that "you inspectors are just looking for stuff to mention on your reports whether they are true or not!"

Deck flashing is crucial to a deck installation. Without it water can seep into the house via the lag or through bolts. They are called "through bolts" because they go through the house to the interior.

Deck flashing, sometimes called "Z" flashing, fits under the siding and OVER the ledger beam, which is the beam attached to the house. It forces the water to the outside, where it has little chance of entering the house. It is made of metal.

Tonight I got an interesting email and phone call. On a recent inspection I mentioned that the deck flashing was missing. I further mentioned that the product I saw on the house was improperly placed and of an indeterminate material.

It seems the seller and listing agent know better. They told my client and client's agent that the deck was "built to code" and that "the flashing is indeed there, simply cut off at the top to make it look better."

Yes, that's the quote in the email...

Here are photos of the "flashing" in question. YOU be the judge!

That is the left and right view of the same ledger beam. It includes a very pretty hole extending into the interior. I would LOVE to see the wording of that code!

Ignorance is bliss I guess, but while there is no interior damage yet (the deck is only a year old) there likely will be and my client will inherit it. My job is the purchaser and his protection. My report doesn't speak to the code, onto to proper installation. And what sellers and listing agents say really has no bearing on my report.

But, who am I to question that job above?!

My recommendation: Don't buck the home inspector! And when people want to make fools of themselves, get out of the way. Just be sure to stand your ground...

Elvis Has Left The Building

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Sun, 04 Oct 2009 19:46:34 -0500

Recovery after surgery used to mean bed rest and soft food. Lay flat, get some sleep. Catch up on your reading. Draw the blinds and drapes. No excitement. That's probably why it took so long to recuperate.

There is a different philosophy now! There are specific things to do. Lung exercises, rolling exercises, leg exercises, brain activity, certain foods and walking. Lots of walking.

Tuesday it will be two weeks since the "miracle surgery." Last week the doctor wanted her to walk 1 mile a day! She tried but couldn't. I measured off the upstairs hallway and she had to walk from one end to the other 96 times to equal a mile. We thought she could do four trips a day, with 12 laps per trip. She walked a lot, but probably not a mile in any day.

This week the doctor wants her to walk 2 miles a day! And to try to do it outside. Well, that is certainly less boring than the hallway. And there is about 1/8 mile in front of the house that is flat.

So, we pried her into her shoes and carefully down the stairs. Out she went and up and down the street four times.

She was a little scrunched and wobbly and dragged her feet a bit. I had to hold her firmly by an armpit. But she did it. Not bad for a first trip. And that was in addition to a few walks in the hallway today.

The very fact that she can do this is miraculous in and of itself.

She was a little embarrassed by her appearance - posture, walking gait and so forth. If I was her, the hat would have been more embarrassing to me! Wow, the nerve it takes to wear that hat out in public! I don't think she knows what kind of a year they had.

Ignorance is bliss...

Gotta be!

Elvis Is In The House

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Tue, 29 Sep 2009 20:51:40 -0500

After a very difficult travel day, which began in the doctor's office at 10am and ended in bed at 8:30 last night, the miracle surgery patient got home. A very happy little girl got home about the same time. After over a week at a friend's house, although taken care of very well, she was quite happy to be back in her home with her parents and her dog. This has been a traumatic week for everyone!

We want to thank all those who expressed concern, sent messages, sent emails, made phone calls, gave flowers, sent flowers (the room is filling up), picked up our mail, are providing meals, offered prayers individually and in church, and basically gave us their love and support. Many of you we have never met!

And now the healing begins. She is told to stay in bed from 4-6 months, walk each day, blow into her respiratory therapy device, and eat protein, veggies and fiber.

There are pills with various purposes, ointments for the same, and a short walk to the bathroom. She is quite tired, quite cared for, and quite glad to eat something other than "the worst hospital food I have ever had, and I have been in a lot of hospitals!" Well, you can't have everything.

In applying ointments this morning I had opportunity to count her healing surgical holes (no stitches, super glue). Usually her surgeries leave her with 3. This time I thought there were 5. Instead she has 11, and perhaps one more! They did a lot of work! I think she looks pretty good following such an ordeal! (She did NOT want this photo taken...)

Between Dr. Liu and his primary assistant surgeon, they called on her a total of 17 times. They also called by phone or were called by the hospital another 25 times or so. Dr. Liu called again this afternoon, just to check in. These are terrific doctors and people.

So, again, thank you all for everything you have done.

"Miracle Surgery"

Jay Markanich (Jay Markanich Real Estate Inspections, LLC) — Thu, 24 Sep 2009 05:57:33 -0500

We’ve been in Chattanooga TN since Sunday for my wife to have a serious surgery. It was to repair problems to a previous surgery caused by a car accident she was in three years ago. The previous surgery, in Oct 2000, a breakthrough surgery then, was performed by Drs. Harry Reich and C. Y. Liu, both pioneers in laparoscopic surgery. The car accident pulled some of those things apart and damaged others, so a fix was in order.

Two top doctors in Washington DC and one at Johns Hopkins said that what needed to be done could not possibly be done laparoscopically. One said it would be a “miracle surgery” if it was.

Well, her miracle surgery was done yesterday. She is fine, swollen, bruised and sore, but fine. Usually she only has two holes in addition to the big one in the navel. This time she has twelve. It was deemed a terrific success.

The other “miracle” is that Dr. Liu came out of semi-retirement to perform this surgery. It is said to be his last. How fortunate for my wife. Because it was using breakthrough technologies and techniques, my wife said she met a bunch doctors from all over the country who came to Chattanooga to watch it being done. We’re told that some of them are familiar with my wife from medical textbooks and JAMA articles she has appeared in. When you sign that piece of paper allowing that, you don’t know what might come of you!

My wife says Dr. Liu brings in his special equipment to do all this and that the operating room looks very sci-fi and futuristic. Much of what he uses is of his design and invention. Even the operating table is different.

He truly is the best in the world. We are grateful and thankful for his service to us.

The team and staff at Parkridge East Hospital in Chattanooga are terrific. They are competent, helpful and friendly at the same time. All in all, this is a very friendly town – I have been called “Hon,” “Darlin’”and “Sweetie” more in the last few days than in all of my life previous! I bet if I asked for a pina colada (virgin) and a foot massage, they would somehow accommodate me.

And this hospital is so proud to have Dr. Liu operate there they can hardly stand it. He puts them on the map. When he walks down the hall it is with Rock Star status! He has invited many Fellows here to study with him. One of the Fellows who participated in this procedure remembers reading about my wife in med school. That is both interesting and weird at the same time!

If you Google the Women’s Surgery Center in Chattanooga, virtually everything on the left-hand navigation was redone or repaired. Pelvic floor reconstruction is a complex surgery by any measure, especially when it is coupled by so many other procedures.

After it was done, Dr. Liu gave me my DVD of the operation, a little over 4 hours. He always gives me one. I have many others, from many other surgeries! It’s quite a collection. You might say I am one of the few spouses who can really say that he knows his wife inside and out. He won’t allow me anywhere near the surgery because he says I am “too jocular.” Can you believe that? So he makes me DVDs. Well, better than nothing I guess… I know, having a DVD of an operation sounds like a big yuck, but it is really interesting to see.

Dr. Liu is a very matter-of-fact person. He is not one to joke around. But I got a smile out of him when I thanked him for putting her in room 207 because of the good feng shui. He smiled and shot his hand upward at an angle, demonstrating that he understood. It is good feng shui to have numbers that go up and not down… don’tcha know.

Now it’s careful recovery and a hopeful return home on Monday. That will be difficult as well. That’s when the real fun begins. Wish us luck!