Connecticut Home Inspection Blog

You Keep Me Hanging Out

2008-05-08T13:07:48Z

I was in an attic the other day which highlighted through the deficiencies found the importance of specific design elements of these spaces.

The first photo shows roof trusses and rafters. The left side is framed with rafters supported by a beam and purlins. The purlins are installed under every third rafter. As you can see when the addition was added they did not support the end of the beam. The trusses are seen in the right half of the photo.

From the exterior large dimples could be seen where the sheathing was failing due to poor support and lack of adequate ventilation.

The next photo demonstrates the signs of inadequate attic ventilation. Rusted roofing nails and blackened wood. Over time this attic had been so over heated that the plywood had been cooked. It was crunchy and weak almost through out the space.

An odd thing about this roof was that it appeared that the plywood had been glued to the rafters. When probing the sheathing I noticed that it was lifting off the rafters! The glue was likely deteriorated by age and the extreme heat and any nails that were holding it down must have rusted out from the excessive moisture.

This attic very clearly demonstrates the need for adequate structural framing and the importance of good ventilation.

James Quarello
JRV Home Inspection Services, LLC

Infrared Scans Are Not Energy Audits

2008-04-30T08:44:24Z

Infrared cameras are becoming quite common in many different professions. One area where these devices excel is as a part of an energy audit. Makes great sense; heat sensitive camera to locate areas of thermal loss in a home or building. But as I just emphasized it is just one small part of the total audit.

I like to call the infrared camera the WOW! of the energy audit. It is cool and impressive to see the house through the lens of this high tech device. It can reveal defects undetectable by visual means, but it is not the most important information of an energy audit.

The essential information in the audit report is to do with costs associated with upgrading inefficient systems and upgrading building products such as insulation. The table at right is from an actual audit. As you can see it addresses the costs of improving the energy deficiencies in the home and the savings realized, by item, for each improvement.

The estimates are based on utility cost in the homeowners' area and current loan rates. This affords a fairly accurate financial analysis for the client. With this information they can choose the most cost effective improvements with the best returns.

So how does infrared fit into this service? The IR camera can reveal areas in the home where insulation is missing or pin point air leaks that make the home uncomfortable. It can even reveal hidden manufacturing defects in windows. It is an essential tool in performing a complete energy analysis of the home. But scanning a home with an infrared camera is not an energy audit. As is clear it provides none of the important cost information the customer needs to smartly improve the energy efficiency of their home.

As energy costs continue to climb people will be seeking professionals who can direct them in lowering their utility bills. Don't be WOWED! into hiring a company that provides impressive pictures with no substance. The money spent on an energy audit should be the first payment in your energy improvement investments.

James Quarello
JRV Home Inspection Services, LLC

To find out more about our 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®.

Infrared Scans Are Not Energy Audits

2008-04-30T08:29:10Z

James Quarello
JRV Home Inspection Services, LLC

To find out more about our 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®.

Don't Choke the A/C

2008-04-29T17:43:05Z

The outdoor compressor for central air conditioning is the heart of the system. It re-cools the hot refrigerant from the indoor coil located in the systems air handler. The efficiency of the system is greatly dependant on how well the compressor is able to perform this function. It is important therefore to be certain the compressor is able to breathe freely in order to dissipate the heat from the indoor coil. Unfortunately due to homeowner neglect and or poor initial installation this is too often not the case.

The first two photos are quite a common occurrence. Mulch packed up and around the unit and encroaching landscaping vegetation. There are times when the plantings are actually growing through the compressors. The mulch is especially a problem because the fine particles will be sucked into the unit and clog the cooling fins.

The lower two photos are examples of bad installations. In the third picture the compressors are too close to each other and the home. The bottom photo the unit is actually touching the foundation wall. Clearance around the unit should be a minimum of one to two feet and above three to four feet.

These problems will decrease the general efficiency of the compressor causing the unit to run longer and work harder. This will result in the home not cooling down sufficiently, especially on extremely hot days, and energy use going way up.

Having the outdoor compressor serviced by a qualified HVAC technician before every cooling season begins is good, sensible general maintenance. Also not forgetting to service the indoor cooling coil and air handler are equally as important.

James Quarello
JRV Home Inspection Services, LLC

Don’t Choke the A/C

2008-04-29T10:25:28Z

The outdoor compressor for central air conditioning is the heart of the system. It re-cools the hot refrigerant from the indoor coil located in the systems air handler. The efficiency of the system is greatly dependant on how well the compressor is able to perform this function. It is important therefore to be certain the compressor is able to breathe freely in order to dissipate the heat from the indoor coil. Unfortunately do to homeowner neglect and or poor initial installation this is too often not the case.

James Quarello
JRV Home Inspection Services, LLC

Don't Lock Me In

2008-04-25T12:56:50Z

Door locks are something no one really thinks about when leaving their house. Lock it and leave. They are there to protect our home from unwanted visitors. But a lock can trap you in your home as well.

The door lock at the right is on the inside of the home. At first you may not notice anything unusual. The problem is the lock is keyed from the inside. This is a double keyed lock some times referred to as a jail house lock. You must use a key to get out as well as get in.

The problem, as you may have already guessed, is getting out of the house fast in an emergency. The home in the photo had every lock in the house double keyed, a potentially dangerous situation.

I have also found keyed window locks in homes. Once again there is the possibility for disaster in a crisis.

Windows and doors should allow for quick and easy escape during a fire or other catastrophe. In a panic situation finding the key could be the difference between life and death.

James Quarello
JRV Home Inspection Services, LLC

Don't Lock Me In

2008-04-25T12:54:01Z

The problem, as you may have already guessed, is getting out of the house fast in an emergency. The home in the photo had every lock in the house double keyed, a potentially dangerous situation.

I have also found keyed window locks in homes. Once again there is the possibility for disaster in a crisis.

Windows and doors should allow for quick and easy escape during a fire or other catastrophe. In a panic situation finding the key could be the difference between life and death.

James Quarello
JRV Home Inspection Services, LLC

Where There's Soot, There's Danger

2008-04-15T15:39:22Z

I was out conducting an energy audit the other day and came across this serious, potentially life threatening hazard.

I knocked on the door and the owner greeted me and let me in the home. I went to put my tools down on a table near the front entry and immediately noticed the heating register on the opposite wall. There was a black smoky stain around the perimeter of the register. Seeing a stain like this raises a big red flag.

I have often seen these stains during home inspections and mostly they have been due to dirty ductwork. The furnace will have no filter installed or the filter is so clogged with dirt it has collapsed allowing the dirt to freely flow through the ducts. But sometimes it is a much more serious problem, a cracked heat exchanger.

The furnace was running when I entered. As soon as I approached the register I could smell burnt oil fumes.

I said to the owner, "do you smell that?"

He says, "the oil smell, its been like that for a while. We just had the furnace serviced and it hasn't gotten any better."

I told him to shut it down and not to use it at all. I explained that the furnace was no longer good and was unsafe to operate. The fumes he smelled contain carbon monoxide. He fortunately has a pellet stove and uses that most of the time instead of the oil furnace.

Whenever you see soot around a heating register, it is reason to call for an HVAC technician immeadiately to check the heat exchanger for cracks. It is best not to use the system until it can be determined if it is safe to operate.

James Quarello
JRV Home Inspection Services, LLC

Look What's Escaping Through Your Attic Entry

2008-02-19T20:34:19Z

Just about every home has an entry way into the attic. It can be a small scuttle often tucked away inside a closet or a pull down stair way in the hall. Some homes even have a full stairway into the attic (a personal favorite of mine). What these entries all have in common is a covering over the opening. Be it a door, a piece of wood or sheetrock, the openings are by some means closed off from the cold, unconditioned attic. But most often they are not insulated or sealed allowing heat to easily escape into the attic.

The infrared image at right is a typical un-insulated pull down attic stairway. The opening is roughly eight square feet of heat escaping area.

It is important to understand that heat is attracted to cold. The heat you pay so much for will seek out cold spots like this pull down stairway and leave your home through your attic. Contributing further is that heat rises and the opening is on the ceiling.

The second image is of an attic scuttle. This opening is about half the size of the pull down stairway, about four square feet. But none the less it is permits heat to readily escape to the attic.

You may not be aware of some other large heat robbing culprits in your home. The third image is of a whole house fan opening. The fourth is a return vent for the air conditioning system.

The insulation was not reinstalled around the vent nor was the opening sealed as is evident from the cold perimeter.

Not all opening are in the ceiling. Some are in knee walls as shown in the last infrared image.

What can be done to fix these heat robbing thieves? There are some basic and relatively cheap and easy solutions.

For the attic pull down stairs there are insulated covers available that fit right over the opening. Weather striping around the opening is also a good additional step to stop air flowing through the gaps and into the attic.

If the stairway is an odd size a foam insulation box can be constructed to fit the opening. Or the foam board can be affixed directly to the wood sheathing on the attic side just under the fold up stairs. Polyisocyanurate is a high performance foam board insulation that would be ideal for these projects. It has an R value of 7 to 8 per inch and can be easily cut to size.

Foam board can also be used in a similar manner for all the other openings previously described. It can be used by either fastening it directly to the entry way cover or constructing a box to fit over the opening.

For walk up attics with full sized doors an exterior grade door properly weathered striped will do the job or again foam board affixed onto the door.

With the price of heating our homes becoming so expensive, these low priced fixes can pay for themselves in little time. But the best method of saving energy is to have an energy audit performed by an energy saving professional. The energy inspector can help you understand where your home is most energy deficient. Provide you with a plan on the most cost effective improvements and show the hidden energy robbers.

James Quarello
JRV Home Inspection Services, LLC

To find out more about our high tech energy 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®.

Look What's Escaping Through Your Attic Entry

2008-02-19T10:24:32Z

The infrared image at right is a typical un-insulated pull down attic stairway. The opening is roughly eight square feet of heat escaping area.

The second image is of an attic scuttle. This opening is about half the size of the pull down stairway, about four square feet. But none the less it is permits heat to readily escape to the attic.

You may not be aware of some other large heat robbing culprits in your home. The third image is of a whole house fan opening. The fourth is a return vent for the air conditioning system.

The insulation was not reinstalled around the vent nor was the opening sealed as is evident from the cold perimeter.

Not all opening are in the ceiling. Some are in knee walls as shown in the last infrared image.

What can be done to fix these heat robbing thieves? There are some basic and relatively cheap and easy solutions.

For walk up attics with full sized doors an exterior grade door properly weathered striped will do the job or again foam board affixed onto the door.

James Quarello
JRV Home Inspection Services, LLC

To find out more about our high tech energy 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®.

How Much Radon is Unhealthy?

2008-02-11T10:51:17Z

Having just recently completed National radon testing certification I was repeatedly reminded of the EPA radon action level standard of 4.0 pCi/L. Every home inspector and real estate agent who works in an area where radon is a concern is familiar with this standard. What many do not know is that this standard is not health based. It is a mechanical standard based on mitigation technology.

It has never been definitively established at what level or amount of radon gas produces lung cancer. It is know that the more exposure the greater the risk. So therefore by lowering the level in a home significantly reduces the risk.

The method of reduction or mitigation is done most often by active mechanical means. What was found early on in mitigation technology was the radon level could be lowered below 4.0 pCi/L and many times below 2.0 pCi/L. Thus the EPA standard was established.

Since there is no known "healthy" level of radon gas, it is important to;

Test your home or the home you are purchasing for radon and
Mitigate if the levels are found to be at or above 4.0 pCi/L.

It is always advisable to not rely on previous tests for several reasons. Radon levels are known to change over time and the reliability of previous test can not be assured. Testing done by certified testing services is always the best method for checking radon levels in a home.

The next time you hear the radon standard 4.0 pCi/L, just remember the less the better.

James Quarello
JRV Home Inspection Services, LLC

What's the Surprise Inside?

2008-01-30T16:33:09Z

It never ceases to amaze me what people will use to substitute for the correct component. I found this Cracker Jack lunch box used for a chimney cleanout door. Pretty inventive, fits right in the opening. Kind of lends a little retro look to the chimney, don't cha think?

I have very fond memories of Cracker Jacks. It was one of my favorite treats. I could always count on getting a box from my grandmother every time we visited her. But as any aficionado of Cracker Jacks knows, the best part is the prize inside!

This "box" of Cracker Jacks also had a prize inside, a dead sparrow. Not exactly a decoder ring, but the cat might enjoy it.

This little fella probably did what most birds do in the winter, perched on the edge of the warm flue. The fumes made him sleeeeepy and he pitched forward into the chimney and here he lies. Poor little guy was just trying to stay warm.

Candy coated popcorn peanuts and a prize....

James Quarello
JRV Home Inspection Services, LLC

Windows, a Clearer View on Energy Savings

2007-12-31T12:46:09Z

Windows are one of the most noticeable parts of our homes. They let us see the world outside and let light inside. They are also a gapping hole in the thermal envelope of our homes. A significant amount of heat is lost through the windows. This is because glass is an extremely poor insulator. Due to this characteristic windows have evolved to the thermal multi-paned types today. But is replacing your "old" windows with a modern thermally superior variety going to make a huge difference in your utility costs? The short answer, very likely no.

In my experience clients have related claims by window installation companies of energy savings of as high as 40 percent by installing new replacement windows. This number was very likely derived from the chart to the right from the Efficient Window Collaborative. The problem with the chart is the base line window is not a realistic example. An aluminum framed, single paned window is not common. In fact I can never recall ever seeing one in the seven years I have been inspecting homes, although I have seen numerous thermal double paned aluminum windows. The baseline example in the chart would be the absolute worst thermally performing window possible. A more realistic and accurate example would have been a wood framed single paned window.

But let's say you already have thermal double paned windows. They are old, worn and drafty. If you replace the old thermal windows with new double low-E windows the expected savings is about 5 percent according to the above chart. That is the difference between double clear (green bar) and double clear with low-E (orange bar).

Let's take another scenario; a single paned window outfitted with storm windows. This configuration is a double paned window but not thermally sealed. In the infrared image at right the window on the left is not equipped with a storm while the right window has a storm in place. As is very apparent the difference in temperature is great. In fact it is approximately 15 º F. What you may also notice is the storm window decreases the drafts. The left window has a cloth draft preventer along the center seam. That is also the coldest part of the window.

These windows are original to this 1914 built home. So you would believe that replacing the windows in this home would be very beneficial. The truth is through the assistance of a complete energy audit the windows were found to be a poor improvement. There were 27 windows of this general size in the home. Replacement cost was estimated at $9500. The estimated yearly savings was $320. The time to payoff the windows through realized energy savings was 30 years.

One parameter that can not be estimated is the draftiness of the windows. The air infiltration through leaky old windows can be a significant factor in comfort and energy costs. Therefore it could be reasonably inferred that the figures just given may be considered conservative. That due to the elimination of drafts the energy savings and certainly the comfort level of the home would be greater than estimated.

Here's another example. The window in the IR image at right is 12 years old. It is a thermal double paned window. This window is a low quality, "spec" window and is substantially leaking air causing further heat loss and discomfort. Notice at the bottom of the image is the baseboard heater. The quality of this window is so poor that the heat has almost no effect on the glass.

The next IR image is of a good quality replacement thermal double paned window. Notice the glass is about the same temperature as the walls around the window. What is worthy of mentioning here is the heat is forced air with the duct located well above and to right of these windows.

The cold area at the base of windows is actually from aluminum foil the home owner placed there due to a perceived draft. The foil is reflective to IR and as such appears colder.

As is evident replacing windows to gain energy savings is a complex process. Changing windows can be in some instances a bad energy saving choice.

The tag at the right from the National Fenestration Rating Council should be on any window you are considering purchasing. Manufacturers voluntarily submit their products to NFRC for certification. However in order to meet the ENERGY STAR® criteria a product must be NFRC certified.

A detailed explanation of each criteria found on the NFRC Label can be found on their web site @ www.nfrc.org/label.aspx

Before considering replacing windows in your home an energy audit would be highly recommended. Through this process from an independent auditing service the cost effectiveness of a planned window replacement can be sensibly evaluated. If it is determined that a window replacement makes economic sense for your home, following the quality parameters from the NFRC will aid in finding the highest performing window for your energy improvement budget.

James Quarello
JRV Home Inspection Services, LLC

To find out more about our 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®.

Windows, a Clearer View on Energy Savings

2007-12-31T12:33:41Z

The cold area at the base of windows is actually from aluminum foil the home owner placed there due to a perceived draft. The foil is reflective to IR and as such appears colder.

As is evident replacing windows to gain energy savings is a complex process. Changing windows can be in some instances a bad energy saving choice.

A detailed explanation of each criteria found on the NFRC Label can be found on their web site @ www.nfrc.org/label.aspx

James Quarello
JRV Home Inspection Services, LLC

To find out more about our 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®.

Energy Audits, Why You Can't Do It Yourself

2007-12-17T16:13:00Z

As utility cost rise everyone is looking for was to save on their energy bills. The internet, the daily paper and magazines all have tips for reducing your energy usage and expenses. These little bits of energy saving insight are great advice, but are no substitute for a professional energy audit.

A full scale energy audit evaluates the entire home for inefficiency. The audit report provides valuable information on estimated costs to upgrade individual components and their expected payoff through energy savings realized. In addition the auditor uses specialized tools such as an infrared camera and or a blower door fan, which can locate unseen and unexpected areas of energy loss.

A homeowner simply making repairs based on tips or advice is likely missing the most cost effective upgrades available for their home. Without a plan doing it yourself is shotgun upgrading, in other words scattered without clear direction.

For example many homeowners opt to replace all the old windows in their home with new thermal double pane windows. Changing the windows may in fact not yield any appreciable energy savings. Nonetheless many people go for the windows first when energy upgrading.

With an energy audit plan it may be revealed that the most cost effective places to spend that window money is on insulation and setback thermostats. Making decision without the advice and expertise of an energy saving professional can merely leave you poorer with no or little energy savings to show for you expenditures.

Some upgrades can and should be done by the homeowner. The easiest of these is changing your old light bulbs to compact fluorescents. But don't expect to see dramatic savings in your electric bill. Lighting constitutes about 12 percent of the average families' electric usage. This equates as follows; for a $150 a month electric bill, $18 is for lighting. Cfls save about 50-75% over incandescent bulbs. Therefore the monthly savings is $9-$13 or $108-$156 yearly. Not a great deal of money, but certainly a worth while investment.

This brings up the point of energy investments. Most energy improvements are investments, they pay for themselves and then some over the life of the component. What is vitally important is to identify where and what are the best energy investments for your home and budget.

A home owner working together with a trained and experienced energy professional can establish the most valuable energy upgrades for their particular home. This would include those DIY projects from the plethora of tips and advice columns.

Since the idea of energy improvements is saving money, be sure to find and use an energy professional who will show you where and how to invest wisely.

James Quarello
JRV Home Inspection Services, LLC

To find out more about our high tech energy 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®.

Energy Audits, Why You Can't Do It Yourself

2007-12-17T16:07:28Z

Since the idea of energy improvements is saving money, be sure to find and use an energy professional who will show you where and how to invest wisely.

James Quarello
JRV Home Inspection Services, LLC

To find out more about our high tech energy 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®.

A Screwdriver Speaks a Thousand Words

2007-11-28T09:53:34Z

A great old home inspector once remarked that a screwdriver can be the only tool you'll ever need to do home inspections. Now I wouldn't entirely agree with that, as I love my gadgets, but it certainly is one of the top weapons in the home inspector arsenal.

As you can plainly see in the photos, my screwdriver is speaking volumes on the condition of this 100 plus year old chimney. The first and most obvious problem is the mortar is completely deteriorated. It is so soft in fact that I could remove it by scraping it with my finger.

The second is there is either no flue liner or it is completely broken down, hence the soft mortar.

Masonry chimneys of this age are just about always in poor condition. One significant reason is the lack of a flue liner. This chimney in fact was not lined. Another is lack of regular maintenance. Without a liner to protect the mortar and brick the gases from combustion, which are corrosive, break down the components.

Flue liners protect the brick and mortar from the ravages of the flue gases. They also create a barrier from those gases entering the home. They add strength and make cleaning easier as well and greatly extend the life of the chimney.

This chimney will need to be lined. A new poured lining will add strength and immensely extend the life of the chimney. Inserting a stainless steel liner would be easier and less costly, but would not strengthen the structure. As is apparent this chimney needs support.

So as you can see a humble screwdriver can tell you many things. But if the person using it can not interpret the message, it is then just a screwdriver.

James Quarello
JRV Home Inspection Services, LLC

A Screwdriver Speaks a Thousand Words

2007-11-28T09:49:13Z

The second is there is either no flue liner or it is completely broken down, hence the soft mortar.

So as you can see a humble screwdriver can tell you many things. But if the person using it can not interpret the message, it is then just a screwdriver.

James Quarello
JRV Home Inspection Services, LLC

Bad Well Caps Can Cause Contamination

2007-11-27T16:31:00Z

Many homes across the country rely on private wells as their water source for drinking, cooking, and bathing. Most home owners who have wells never think to routinely check their system or water quality until a problem arises. Contamination of the water, frequently from bacteria, is common but preventable.

Pictured are some possible sources for bacterial contamination. The first is a well cap that has been deliberately hidden by shrubs. Homeowners find many clever ways to hide the "ugly" well pipe in their yard not realizing they could be causing harm to their well water.

The shrub has grown around and under the cap forcing it up. This has loosened the cap from the protective seal. Also note (pink arrow) the gap where the electrical conduit has separated from the cap. This is a direct path into the well for any little creature that might want to explore this opening. Mice will crawl into gaps like this, fall down the well, drown and decompose. Mean while the family is drinking the mousey water!

The second picture clearly shows the conduit separation which is found very frequently on well caps. The opening is more than large enough to fit in a finger or a small rodent.

The cap on any well should be completely sealed. No cracks in the cap or the pipe should be present. It should not move when gently tugged on with your hand. The wiring conduit must be up inside the cap. If the well head is at or below ground level an extension should be installed to bring the well head ideally at least a foot above grade.

Well owners should also regularly check their water quality.

The EPA recommends these tips for well maintenance:

Each month check visible parts of your system for problems such as:

Cracking or corrosion,
Broken or missing well cap,
Settling and cracking of surface seals

Have the well tested once a year for coliform bacteria, nitrates, and other contaminants

Keep accurate records in a safe place, including:

Construction contract or report
Maintenance records, such as disinfection or sediment removal
Any use of chemicals in the well
Water testing results

Maintaining a private drinking well requires the owner to be diligent to possible sources of contamination. Many times during the home inspection process neglected well components are discovered. In addition when water quality samples are taken contamination is discovered. Almost never is a water quality record available from the current owner. The reason being they haven't been checking their water through the years.

If you own a well practice good regular maintenance to keep your valuable water supply safe and healthy for you and your family. If you are purchasing a home with a private well be absolutely certain to have the system and water quality thoroughly and completely evaluated.

James Quarello
JRV Home Inspection Services, LLC

Bad Well Caps Can Cause Contamination

2007-11-27T16:26:17Z

The second picture clearly shows the conduit separation which is found very frequently on well caps. The opening is more than large enough to fit in a finger or a small rodent.

Well owners should also regularly check their water quality.

The EPA recommends these tips for well maintenance:

Each month check visible parts of your system for problems such as:

Cracking or corrosion,
Broken or missing well cap,
Settling and cracking of surface seals

Have the well tested once a year for coliform bacteria, nitrates, and other contaminants

Keep accurate records in a safe place, including:

Construction contract or report
Maintenance records, such as disinfection or sediment removal
Any use of chemicals in the well
Water testing results

James Quarello
JRV Home Inspection Services, LLC

These Windows are Hiding a Secret

2007-11-23T10:10:55Z

Energy auditing these days has become more precise and informative largely due to the newer breed of portable, less costly infrared cameras. Traditionally the major tool for home energy assessments was the blower door fan. This piece of equipment is a bulky calibrated fan designed to mount into the front door frame of the home. Its purpose is to determine how "leaky" the home is and help the auditor locate some of these leaks. One thing it can not do is find problems such as defective thermal pane windows.

Blower door

During a recent infrared energy assessment on an 8000 square foot home I discovered a thermal anomaly on some of the windows in the homes living room. There were large cold areas in the center of some of windows. These cold spots were 10-15 degrees colder than the perimeter glass. Checking the rest of the house the camera revealed more windows with the same abnormality.

At first the home owner thought the heat was affecting the glass, but the glass was showing the defect in spite of the heat. (The arrow indicates the heating register)

Not all windows were defective. Notice the window below the extreme left window, there is no spot as well as the upper far right.

The next image is of two skylights. The left is extremely affected the right hardly at all.

These windows were made by a large well known national manufacturer. They are a high end thermal pane window.

I contacted the company to inquire about this problem. They immediately asked to set up a claim on behalf of the homeowners to replace the defective windows. I said they are not the original owners and the home was built in 1989. No matter they will investigate the problem and replace any defective windows.

I was astonished! Now that's customer service.

The company representative did tell me that there was a manufacturing defect they referred to as collapsed glass. The person on the phone did not expound on this information, but believe I can extrapolate the meaning.

The two glass panes must be moving toward each other (collapsing). This would very likely explain what the IR camera was seeing. The closer the glass, the quicker it transfers cold.

There were no outward signs on the glass such as condensation or fogging that would have alerted someone to a potential problem. Only with the infrared camera were the windows secret revealed.

The infrared camera is an outstanding instrument for energy loss investigation. It can quickly visually display the location of the energy deficiencies in a home. It can also find problems that may have gone undiscovered. This device used as part of an energy audit can aid in providing a detailed over all energy assessment. Energy audits performed without infrared are lacking important information.

My advice is when looking for an energy auditing service, be sure they utilize infrared. You never know what secrets might be revealed through the eyes of these cameras.

James Quarello
JRV Home Inspection Services, LLC

To find out more about our 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®.

These Windows are Hiding a Secret

2007-11-23T06:14:06Z

Blower door

At first the home owner thought the heat was affecting the glass, but the glass was showing the defect in spite of the heat. (The arrow indicates the heating register)

Not all windows were defective. Notice the window below the extreme left window, there is no spot as well as the upper far right.

The next image is of two skylights. The left is extremely affected the right hardly at all.

These windows were made by a large well known national manufacturer. They are a high end thermal pane window.

I was astonished! Now that's customer service.

The two glass panes must be moving toward each other (collapsing). This would very likely explain what the IR camera was seeing. The closer the glass, the quicker it transfers cold.

There were no outward signs on the glass such as condensation or fogging that would have alerted someone to a potential problem. Only with the infrared camera were the windows secret revealed.

My advice is when looking for an energy auditing service, be sure they utilize infrared. You never know what secrets might be revealed through the eyes of these cameras.

James Quarello
JRV Home Inspection Services, LLC

To find out more about our 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®.

Why Hiring a Professional is so Important

2007-11-13T09:26:08Z

Many homeowners today believe lead is no longer a concern. But recently the lead found in children's toys has rekindled awareness of this all too common toxin. Lead paint is estimated to be found in three quarters of the housing stock in the United States. Families wanting to protect their children and themselves have been buying and using home lead test kits. The problem is these kits are extremely unreliable. The best and most reliable method to test for lead is hiring a professional service outfitted with the proper testing equipment.

Below is the news release from the U.S. Consumer Product Safety Commission regarding these home lead test kits.

U.S. Consumer Product Safety Commission

Office of Information and Public Affairs

Washington, DC 20207

FOR IMMEDIATE RELEASE
October 22, 2007
Release #08-038

CPSC Hotline: (800) 638-2772
CPSC Media Contact: (301) 504-7908

CPSC Staff Study: Home Lead Test Kits Unreliable

WASHINGTON, D.C. - The U.S. Consumer Product Safety Commission (CPSC) today announced the results of a special evaluation of consumer lead test kits. CPSC staff used commonly available test kits on a variety of paints and other products containing different levels of lead. Many of the tests performed using the kits did not detect lead when it was there (false negatives); some indicated lead was present when it was not (false positives). Of 104 total test results, more than half (56) were false negatives, and two were false positives. None of the kits consistently detected lead in products if the lead was covered with a non-leaded coating. Based on the study consumers should not use lead test kits to evaluate consumer products for potential lead hazards. These findings are consistent with previous CPSC staff test results.

CPSC staff studied two common types of home lead test kits that are based on chemical reactions involving rhodizonate ion or sulfide ion. Most test kits were developed to detect levels of lead in household paint that are usually much higher than CPSC's regulatory maximum level of 0.06%. As a result, staff found that these kits may not be useful for detecting relatively low lead paint concentrations or for detecting lead in other materials, such as metal jewelry or vinyl products. Also, both types of kits may be affected by substances such as iron, tin, or dirt, or by paint colors that can cause the color in the test kit to change or hide the color change, thereby interfering with interpretation of the test results.

As part of the study of lead test kits, CPSC staff also evaluated the use of x-ray fluorescence (XRF) for screening for lead in paint and other products. Twelve of 13 samples were correctly identified as containing lead. The staff notes that this technology may be of use by a professional inspector for screening for the presence or absence of lead in products, particularly for surface level lead. However, XRF detectors are generally not available for consumer use. Further, use of an XRF device requires knowledge, training and consideration of its limitations. For example, XRF detectors have limited depth of penetration so, for certain applications such as children's metal jewelry, it is possible for the surface coating to mask the presence of potentially hazardous leaded base metal underneath.

Consumers should exercise caution when using these test kits to evaluate consumer products for potential lead exposures. False results can make it difficult or impossible for consumers to determine the proper course of action to take. In fact, CPSC staff has tested a number of other samples that had been identified by consumers and others based on their use of inexpensive test kits as having high lead levels. To date, none of these items has actually had high lead levels based on CPSC lab analysis. This is another indication of the poor reliability of the kits for this purpose. Testing by a qualified laboratory and trained personnel is the only way to accurately assess the potential risk posed by a consumer product that may contain lead.

Consumers can stay informed of lead-related recalls by signing up for email announcements at http://www.cpsc.gov/cpsclist.aspx. Consumers who suspect that their child has been exposed to excessive levels of lead, should immediately contact a physician.

James Quarello
JRV Home Inspection Services, LLC

My Experience from the ASHI Leadership Training Conference Chicago, October 18-20, 2007

2007-10-25T11:27:27Z

By James Quarello
SNEC-ASHI Education Committee Chairman

The American Society of Home Inspectors Leadership Training Conference is put on yearly by ASHI to help facilitate building strong, competent and vibrant chapter leadership. ASHI recognizes that the face of the organization is through the local chapters. As such building strong local chapters is imperative to the continued effective life of the organization.

I was honored with the request by our chapter leaders to attend this year's conference in Chicago. I had never been to LTC before and was not quite sure what to expect. I was assured it would be great and would enjoy the conference coming away with many new ideas for our chapter.

I flew out to Chicago on the morning of the conference arriving at the hotel about an hour before the start of the training. I met up with our other four attendees at the hotel. I felt we were certainly well represented with five members from our chapter.

A feather in my local chapters cap (Sothern New England) was that two of our members would be presenters on the second day of the conference. A breakout seminar on Creating and Operating a Vibrant Chapter had been previously so well received, they had been asked to put it on for the entire group.

The conference began with short speeches from Frank Lesh, current ASHI President, Melvin Jacobs, ASHI Chapter Relations committee, and Bob Kociolek, Director of Chapter Relations & State Affairs.

The first seminar was by Debbie Long on Ethical Decision Making Skills for ASHI Leadership. Ms. Long is a Realtor; the irony was not lost on this group! One interesting fact she brought to light is that Realtors score low on ethics tests. As if that is any surprise to us home inspectors. But before anyone goes off patting themselves on the back, home inspectors have never been tested.

Her presentation was very enlightening and educational on being aware of, and using ethical thinking processes. What I got from her presentation was there is never more than one "right" answer to an ethical question.

Her presentation was followed by a workshop on using the ASHI Chapter Ethics Program. This exercise was a great compliment to Ms. Long's presentation.

The day's conference ended with Dan Howard, ASHI PR Committee, with a presentation on Rebuilding Together, Where ASHI Members Make the News for Saving Lives.

Rebuilding Together is a national charitable program similar to Habitat for Humanity. Dan's PRO ASHI Chapter was involved in helping Rebuilding Together with skilled professionals within the Chapter who gave their time to the organization. One of the many benefits of their contributions was lots of good, free publicity in the community.

The second day began with a presentation from Janet Swandby, ASHIs' political lobbyist, on Legislation and Lobbying. Her presentation dispelled for me many myths and misinformation concerning home inspector licensing and legislation. During the Q & A portion of her presentation we heard two home inspection legislative nightmare stories. One from the Texas representatives and the other from the New York affiliates. Both related stories of detrimental changes in the home inspection laws in their respective States. These changes were enacted basically by a lack of importance and or vigilance by the inspectors concerning employing lobbiest or political watchdogs.

If any home inspector ever doubts the validity of hiring a political watchdog, contact a home inspector in Texas or New York. I'm sure your doubts will be eliminated.

The next presentation was by Jill McCrory from Leadership Outfitters. She actually presented two seminars book ending the presentation by the fellows from my local chapter.

Her presentations dealt with cultivating new chapter leaders and volunteers. How leaders should practice good leadership skills and reward volunteerism. Included were some fun workshops to get you thinking outside the box.

The highlight of the conference was our two wild and exuberant guys from Connecticut who gave a fast, fun and upbeat presentation on Creating and Operating a Vibrant Chapter. The first half of their show was just that, a game show. There were five rounds in which two tables competed against each other for the most correct answer to questions on creating good chapters. They even gave away prizes at the end!

They finished their presentation with a more serious discussion of the ideas they touched on in their show. They did a great job and it was evident that a lot of time and effort went it to their presentation.

The conference ended with some parting comments from Frank Lesh and Bob Kociolek.

So was my trip worth while to Chicago land? You bet! It demonstrated some obvious things to me about ASHI. I think there is no other home inspector organization out there that can even closely compare to ASHI. Their dedication to the profession, to their members, and most importantly the consumer, I don't believe you will find in any other home inspector organization. ASHI has demonstrated it is more than willing to invest in its local chapters and members to grow and strengthen the organization. Many others talk the talk, but few if any walk the walk. ASHI leads the way, the rest are just trying to keep up.

JRV Home Inspection Services, LLC

Steam Heating System Conversions, Not Usually a Good Practice

2007-10-23T10:01:54Z

Older homes were often heated by a steam boiler and cast iron radiators. Those old radiators not only threw a lot of heat, they held it for a long time. With steam the radiator had a valve that would release a small amount of steam into the air in effect providing some humidification. These were great systems in their day and the truth is they are still quite good. But often it is thought that changing the "old" steam system to a forced hot water system is more modern and therefore better.

Changing the system is not necessarily better or more efficient. In fact it can be less efficient and detrimental to the new boiler.

The big problem with steam is controlling the temperature. You must boil water to get steam. Steam moves freely through the large pipes. There is no modulating control to regulate the temperature. Because of this draw back the system is often converted to forced hot water.

A pump is installed in the system piping along with a temperature controlling device. The boiler no longer has to make steam to provide heat, just hot water. The pump moves the hot water through the pipes when the controller tells it the proper temperature has been reached.

The problem with a steam to forced hot water conversion is the piping. Steam pipes are very large, 3-4 inches in diameter. This volume is necessary in order for the steam to move through the pipes and the condensed water to move back to the boiler. A forced water system requires much smaller piping, usually three quarters to one inch in diameter.

When a system is converted the old pipes are almost always left in place. This creates a huge problem for the new boiler. The volume of water in the system is much greater than practical because of the old steam pipe size.

Consider this, a one inch diameter pipe one foot in length has a volume of about five cubic inches, a pipe of the same length three inches in diameter has a volume of about 85 cubic inches. That is 17 times greater! That means the boiler has to heat and move 17 times more water.

Another problem is the pipe configuration. Steam pipes are not installed in a continuous loop. When forcing water through pipes, loops from the main pipe do not allow for good flow to the radiator. What effectively occurs is water trying to enter the loop from both ends.

A boiler designed and sized to heat a 1500 square foot home by pumping hot water through the pipes will be massively over burden. It will be unable to heat the home quickly or efficiently and ultimately completely breakdown prematurely.

The first photo is of a steel tank boiler found in a home that had been converted from steam to forced hot water. If you look carefully to the left and behind the boiler you will see the "old" cast iron boiler. This steel boiler is doomed to an early grave. Cast iron is the only type of boiler that should be used in this type of conversion application. Steel can not handle the extreme stress from the large volume of cold water entering the tank from the pipes on circulation. However an undersized cast iron tank boiler will suffer the same fate, it may just last a little longer than its steel counterpart.

This boiler was test run during the inspection. It ran constantly for one hour and no heat was received on the second floor after that time. The second photo shows the pipe reduction and the size difference between the pipes.

When these conversions are made it is imperative that the boiler be correctly sized to compensate for the large volume of water in the system. If this limitation is not considered, the unit will be extremely inefficient and will fail well before its intended design life.

James Quarello
JRV Home Inspection Services, LLC