Mike's Blog

New home

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Sat, 19 Jul 2008 16:21:20 -0500

This is just one of many things that I found in a new home. Not that price matters but this is in a home over $500,000.00 in a nice area near Powell Ohio.

This vents into the kitchen soffit. This is not something that the building department would have noticed.

This is a fire/safety hazard. The builder said that the range hood would still work.

Would an inspection of a new home make sense? Would it be worth a few hundred dollars?

This fix will probably be over $1000.00. Not counting the other problems.

New and 1 year Home Inspections in Ohio

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Mon, 14 Jul 2008 20:27:24 -0500

There are many who claim to have expertise in New Construction Home Inspections.

I would like you to consider the following:

My credentials are:

•1. RBO

•2. RPE

•3. RBI

•4. RPE

•5. RUI

•6. MHI

•7. ESI

Now let me explain what these are. These are State of Ohio certifications.

•1. RBO: A Residential Building Official: A RBO is the individual who runs the building department (1,2,3 family). He is the one who interprets the code.

•2. RPE: A Residential Plans Examiner: A RPE is the individual who examines the plans submitted by architects, engineer's, builders and others to see if they comply with the code.

•3. RBI: A Residential Building Inspector is the individual who inspect the foundation, framing and mechanical systems of the structure.

•4. RPI: A Residential Plumbing Inspector. A RPI is the individual who inspects the plumbing systems of the structure.

•5. RUI: A Residential Industrial Units Inspector. A RUI inspects residential industrial units.

•6. MHI: A Manufactured Housing Inspector. A MHI inspects manufactured housing approved by HUD.

•7. ESI: An Electrical Safety Inspector. An ESI is the only one allowed inspects all electrical installations.

IF you should have a problem with your new home who would you like to examine it?

Does your inspector have ANY, just one, of these certifications?

PS. This means that I can give you an expert opinion anywhere in the State of Ohio.

An easier career

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Thu, 03 Apr 2008 17:33:48 -0500

Any time that you think that there is an easier way to make a living maybe you should watch this video.

http://www.mikeholt.com/HighPowerJobVideo.php

If you think that replacing a light switch or an outlet may shock you then watch these guys.

I doubt that there are many of you understand the lengths that some people go to allow us to have the lifestyles that we do.

If you job is harder please let me know.

Does anyone care?

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Thu, 03 Apr 2008 16:44:17 -0500

Does anyone care.

In January the 2008 NEC© went into effect in Ohio. Recently the Governor under pressure from builders took Ohio from the New 2008 NEC© back to the Old 2005 NEC©. For 1, 2, 3 family homes.

Some of the changes where meant to improve the safety of homes. For the occupants. That means you and you kids. But the builders complained that ‘IT' cost too much.

I do not wish to get into the code issues here. I was just wondering if a $1000.00 was worth a life. While I do not believe that all of the changes would save lives, is not one life worth the extra money?

Just was curious how Realtors and Home Inspectors are going to inform their clients about this. Is "mum" the word or do you let them know that there are better, safer ways to protect their families?

Not trying to kill deals. Just wanted to know how you would handle this.

The following post have the new rulings:

http://activerain.com/blogsview/449842/GFCI-s-and-the

http://activerain.com/blogsview/451246/AFCI-s-in-Ohio

AFCI's in Ohio

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Wed, 02 Apr 2008 13:49:12 -0500

AFCI's in Ohio

If after reading this opinion should those of you wishing further understanding of AFCI's please contact me. Or ask them here. And I will try to answer them.

The following is copied from a letter from the Ohio Chapter of the IAEI.

"Let the Code Decide"

OHIO CHAPTER

International Association of

Electrical Inspectors

Understanding the Cost Impact of the 2008 NEC

The impact of additional Arc-Fault Circuit Interrupters and the new Tamper Resistant Receptacles in

The 2008 NEC has prompted controversy driven by the misunderstood cost impact of moving from

The 2005 NEC to the 2008 NEC. The NEC provides for the safe use of electricity from fire and

Shock. Technology over the years has enhanced that protection with minimal cost impact. Circuit

Breakers protect the home from overloaded circuits to prevent fires and GFCIs are well recognized in

The safe use of electricity to protect us and our children from shock hazards. The GFCI entered the

home in the 1970s, AFCI's became part of the NEC in the 1999 NEC and the tamper resistant

Receptacle in the 2008 NEC.

We will show that the impact of adding AFCI protection and Tamper Resistant Receptacles will have

Minimal impact on affordable housing. Keep in mind the NEC establishes the requirements for the

Safe electrical operation of a home. Additional circuits that include extra lighting, specific known

loads, or a desire to separate circuits for isolation purposes is an additional cost that may be incurred

that is once again not driven by the NEC. The additional lighting loads or appliances are not code

driven, they are upgrades similar to windows, roofing configuration, or brick vs siding.

This report has been prepared by the following Ohio Chapter Board of Director Members ; Oran P.

Post, Electrical Inspector for the City of Tallmadge, Ohio and Thomas E. Moore, Electrical Inspector

for the City of Beachwood, Ohio and Tim McClintock, Building Official/Electrical Inspector for

Wayne County, Ohio. All three Board Members have extensive experience with the code

development process.

This report provides an impact statement based entirely on the 2008 NEC requirements for three

different homes. The first is a 900 sq ft home to help understand the impact to affordable housing.

The other two homes are typical size homes and will include a 1700 sq ft home and a 2100sq ft

home.

The findings are based on prices obtained at a local electrical distributor and other verifiable

resources as follows:

Combination AFCI $36.34

Standard Receptacle $.50

Tamper Resistant Receptacle $1.25

Standards GFCI Receptacle $8.00

Tamper Resistant Receptacle with GFCI $14.85

Results

900 sqft Home $160.18 for 900 sq. ft. dwelling unit or $.18/sq. ft.

1700 sqft Home $205.27 for 1700 sq. ft. dwelling unit or $.12/sq. ft.

2100 sqft Home $241.36 for 2100 sq. ft. dwelling unit or $.11 /sq. ft

The 2008 NEC impact is minimal at less than a 20 cents per sq ft.

Respectfully,

Jack Jamison, President

GFCI's and the NEC

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Tue, 01 Apr 2008 16:46:51 -0500

GFCI's and the 2008 NEC

The following are my opinions as a RBO (Residential Building Official) and are meant for those residing in Ohio. Nothing contained herein is meant as legal advice. Should you have questions about these opinions you should contact your local AHJ (Authority Having Jurisdiction).

As of 1 January 2008 GFCI's (Ground Fault Circuit Interrupters) are required in all wet and damp locations. Examples are kitchen counter top receptacles, basement receptacles, garage receptacles, outdoor receptacles. These include sump pumps, GDO's (garage door openers), and any receptacles in garages and unfinished basements. Yes, this could include freezers, security systems, and whole house vacuum systems.

All exceptions, dedicated circuits, have been removed from the NEC (National Electric Code) except receptacles for heat protection of waterlines on manufactured housing (this exception is not in the NEC, this is a HUD requirement).

These receptacles may or may not have been required at the time of construction. They are not required to be added in those locations. These receptacles are not required to be GFCI protected unless changed or added.

You may refer to this information but you may not copy this information without written permission.

New, Old, Home Inspectors

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Sun, 09 Sep 2007 19:49:03 -0500

I found a place where even the so called experts go to ask questions.

You can read here the question of an expert home inspector: http://www.certifiedmaster.com/forum/index.php?showtopic=56

"Yesterday i ran across an electrical system that had a 100 amp box that supplied another 100 amp box. Both boxes were full. They were supplied by a 12/3 without ground. Do you thing i should recommend further evaluation?" This quote is from the above website. Follow up quote "Also as flexible as it was i think it was stranded wire."

How many of you un-certified inspectors can answer this?

Am I too critical of this question?

Footer Inspection- New Construction

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Sun, 09 Sep 2007 10:50:58 -0500

When building a new home the most important inspection that you can have performed is a footer inspection.

If not performed quickly enough the footer can be hidden by the backfill and the basement floor.

That is why I like to inspect the footer rather than waiting to do a foundation inspection.

Here is what a footer depth should be. Assuming a 8" thick wall.

Now here is what the footer looked like in another location.

Can you see why it is important not to wait or skip this inspection?

Can you see why having a Residential Building Inspector perform this inspection for you is important?

In a couple of days later this would have been hidden.

Watch what you say!

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Tue, 21 Aug 2007 17:06:19 -0500

Freedom of speech, you have to love this country.

Where else in the world can you offend someone and not be shot or put in jail.

We do not have censorship here yet (in this country).

This is one of the reasons that I like the Internet. No matter what you post it is out there forever. And do not believe that what you deleted is gone forever, then check your own website : http://www.archive.org/index.php

As is in life there are those who can shout louder than you and drown you out but you can still speak your mind.

How many of you knew that what you said was never going to go away?

Poop on your feet!

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Wed, 15 Aug 2007 18:56:29 -0500

Yesterday I was looking at a short sale with my Realtor. The home was sh**y to say the least. But I am telling the rest of the story to early.

We, I mean me, decided to go down stairs first. Always the best place to start.

This is a split with the garage on the side. OK.

I open the door to the garage and begin to look at the electrical panel.

"OH MY GOD" was the first thing that I heard. The dog came in and "crapped" in front of her. At least I will not have to replace the carpet.

She has been in the business less than a year. She is not use to this investment thing.

How do you handle 'crappy' situations?

How hard is your job?

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Wed, 15 Aug 2007 18:13:00 -0500

Next time that you say "my job is so tough that no one could do it" check these guys out. They are the ones who keep your beer cold. Your wife's hair dry. Your kids cell phones charged.

I doubt if many of us could perform these tasks. Or would chose to do so.

What was you most difficult job?

Some things we take for granted?

Sorry for my short post. Most tell me to add pictures and the such. I use the KISS principal.

http://www.mikeholt.com/HighPowerJobVideo.php

Hello Hello

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Wed, 15 Aug 2007 16:36:37 -0500

You are not going to believe this.

My wife just came home (I not talking about her coming home) and told me a story. I thought that she that was drinking on the job. Just kidding.

She work for the gas co. and was in a back yard today when she heard "Hello Hello". She looked around and still "Hello Hello". No one was around. About this time she saw a McCall in a bird cage talking to her.

Then it said how are you doing.

I'm doing fine.

NOT that she comes unhappy but she was smiling from ear to ear. I thought it was because she saw me. LOL

What is your funny story?

Writing Contracts

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Wed, 15 Aug 2007 15:25:03 -0500

Please read this blog carefully. Nothing contained here is meant to give anyone legal advice.

Electrical and electrical systems are some of the most misdiagnosed and misunderstood systems in a home.

How you write your requests to remedy and/or how you accept that request is very important. What I mean is the wording.

Did you agree to have the ‘entire' electrical system examined or was the panel the item in question? Some inspectors cover their backside this way.

Did you agree to have a licensed electrician, in Ohio there is no residential license, make ‘all' necessary repairs? What is necessary? We do have a state license for electrical contractors but it is a commercial license. Some local building departments do require this license to perform residential work, but not all.

Do you know what these terms mean? http://activerain.com/blogsview/164492/Grounded

All of these have much different meanings.

Are you asking, is it safe or is it code compliant. These are two different meanings.

Should it be brought up to today's standards? What are today's standards? Code?

I could go on for pages but do you get the drift?

IMHO not knowing what you are signing, or advising your client what to sign, is very important.

Missing a GFCI is a simple fix. Missing other electrical issues are not.

Just food for thought.

I get a lot of work from Realtors® because I hold both a state license, OH. Lic.#26286 (displayed as required by law) and an Electrical Safety Inspector Certification #1820.

PS. Please learn something about the electrical terms. Not understanding these terms could be the difference between $100 and $9300 (a recent example).

My Buckeyes are dropping!

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Tue, 14 Aug 2007 14:49:48 -0500

No this is not about Ohio State Football. I noticed today that my buckeye trees are dropping their nuts.

While I do not know the exact time that they drop every year it seems early to me this year.

I was wondering how the weather has effect trees or plants in your area. We have had a dry summer here.

I was going to take my camera out front and take a picture of my nuts but did not fell like walking out their. I will wait until I have enough for a good picture. I will post it later.

Attn. Builders

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Wed, 08 Aug 2007 18:48:59 -0500

This is what happened to me last week on the start of a new construction home.

I stopped by and introduced myself to the superintendent running the job.

First I think that I caught him off guard. I guess no one hires an inspector to inspect new construction.

He was polite and I have no problem with him.

MY problem is that when I asked to be informed when the home was under roof so I could walk my client through the home to determine the electrical layout I was told that NO changes were allowed. Not even adding one outlet.

Now I understand if uncle Harry was trying to layout the wiring. But I only asked if 'we' could (maybe) add some outlets while the walls were open. I should say not us but the electrical contractor would add these.

No was the answer.

My questions to you builders are:

Is business that good?
Is it reasonable to ask this before the hole was dug?
Are your electricians so dumb that they can only wire a home one way?

This layout would be performed weeks ahead of the electricians coming in.

Did I mention that I am a licensed electrician? An electrical inspector?

It would take 5 minutes for me to explain the changes AND the client would pay for the additions.

Builders and anyone else what are your thoughts?

Am I getting to upset about this?

ServiceMagic

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Tue, 07 Aug 2007 15:22:39 -0500

What once was a great place for me to get leads has now become a money pit for me.

http://www.servicemagic.com/

I have received a lot of 'bad' leads recently and choose to stick around. May I say at one time I loved this service.

But the individual that I spoke to today REALLY peed me off.

Here is the Internet conversation that I had. This was better than the phone conversation.

I left my misspellings intact.

Please wait for a site operator to respond. While you are waiting for an operator, you may wish to review some of our frequently asked questions. Click on 'About Us' located along the bottom of our homepage .
You are now chatting with 'Jason'
Jason: Welcome to our live chat service, how may we assist you today?
Mike: Cancel my service.
Jason: I'm sorry to hear that you want to cancel your ServiceMagic account.
Jason: May I please have your ServiceMagic account number? If you do not have your account number, we can use your business phone number or email address to locate the account, if you can provide this please? SP8
Mike: 614-214-1487
Jason: One moment please while I locate your account.
Jason: For verification, can you please provide the name of your business? SP8
Mike: Residential Building Inspectors
Jason: Thank you Mike. Why do you want to cancel your account? sp7
Mike: Your leads are crap and when I question one you question me.
Jason: How do you mean?
Mike: This is not going to be a long discussion. Cancel!
Jason: Ok. It will be a few moments while I cancel your account. While I do that, how does ServiceMagic compare to other advertisement sources in regards to your return on investment?
Mike: Very poor.
Jason: How many jobs did you win through ServiceMagic?
Mike: I would send my dicuss to your CEO however that would not matter. I will instead pass on my discuss to everyone that I know. Including my Internet friends.
Jason: I understand that you're frustrated, but I will like to address any questions or concerns you have regarding our service. If you could please provide me with some specific information regarding that I would certainly like to assist you.
Mike: If someone from your company can not make me happy on the phone how the hell are you going to achieve this in a chat???
Jason: What would make you happy regarding your account with us?
Mike: Jason
Mike: I told you I had not time.
Jason: I understand, but unless I know what's going on, there's little that I can do to assist you with any problems you may be having.
Mike: I am going to go because my dog is walking to the road. I will let this chat open if you choose to be here in a half of an hour.
Jason: I have closed your account. When you do have time to discuss the account, please feel free to contact us. Is there anything else I can help you with?
Jason: Hello?
Jason: Due to a lack of response, we are forced to terminate this chat. You can start another chat or review our website at www.servicemagic.com. Thank you for using ServiceMagic.
Chat session has been terminated by the site operator.

Positive or Negative

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Mon, 06 Aug 2007 14:30:18 -0500

If your are tired of your local media and the national press telling everyone in shouting distance how bad things are in the Real Estate market post some of the positive things that you are aware of here.

This is from The Columbus Board of Realtors:

"(June 21, 2007) Central Ohio home sales in May were lower than sales during the same month in 2006 and 2005, but still the third highest number of sales for the month of May on record. The 2,492 homes sold last month was 3.4 percent lower than the number sold in 2006 and 6.1 percent less than in May of 2005, but 0.2 percent higher than May 2004 home sales according to the Columbus Board of REALTORS®."

Notice the third highest on record. I guess that means the world is coming to an end.

Meme'd

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Mon, 06 Aug 2007 05:11:58 -0500

I got Meme'd so what to

about?

I have been in construction related fields since 1972. This is a projected I did three years ago to fit in a 50's ranch to make it look original.

The final staining is not complete but you get the idea.

I have a state plumbing license.

I have a state elctrical license. This is a light that I made to cover drywall damage from removing a exsisting light.

I am an electrical inspector. I make my own testers. (This is a joke do not make this).

And I am a residential building inspector.

Wait thats a dog not a home.

Thanx Carl Winters .

My 20,000 point post

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Sun, 05 Aug 2007 11:48:55 -0500

What to write for my blog post that will put me over 20,000 point.

As with most of my posts I wanted it to be informative.

Here is a topic that we forget about, unless you are in the inspection business.

Garage door opener safety, also know as a GDO. Here is a simple explanation of why we as inspectors check and report on the operation of garage door openers:

http://www.cpsc.gov/CPSCPUB/PUBS/523.html

If a GDO is not safe it is one of the easiest repairs that can be made.

Maybe you should add this to your lists of things to check when you check the batteries in your smoke detectors and when checking the operation of your GFCI's.

Flip 'what' house?

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Sat, 04 Aug 2007 15:59:40 -0500

Flip 'what' house? Flip 'my' house.

I was wondering your thoughts on all the new expert flipping programs.

Are these shows harming want-to-be's?

Are they making it look to easy?

I have all the licenses and money to 'flip' homes and I do not find that many 'easy' flips (deals).

Let us share some experiences so that new investors do not lose their @$$.

Or should we continue to sell to uninformed buyers?

I buy homes in Columbus Ohio

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Sat, 04 Aug 2007 15:40:37 -0500

I (we) will but your home for cash in the central Ohio area. Franklin county, Union County, Delaware County, Pickaway County, Madison County or maybe some where else.

Rehabs.

Forclouseres.

Rentals.

It does not matter to us the condition of your home or its location.

We are looking for win-win deals.

I mean we are not trying to steal your property.

Grounded

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Sat, 04 Aug 2007 07:48:23 -0500

Grounded, ground, grounding, bond, bonded, and bonding.

These are some of the most misunderstood words in the electrical field.

I did not want to put all the definitions here because it may be copywritten.

Here are some terms:

Bonded (Bonding).

Bonded (Bonding). Connected to establish electrical continuity

and conductivity. 2008?

Bonding Jumper.

Bonding Jumper, Equipment.

Bonding Jumper, Main.

Bonding Jumper, System. May be missing in 2008?

Ground.

Ground. The earth. [ROP 5-8]

Grounded (Grounding). ROP 5-9]

[ROP 5-12]

Grounded, Effectively. May be missing 2008?

Grounded, Solidly. New 2005

Grounded Conductor.

Ground Fault Circuit Interruptor (GFCI).

Grounded-Fault Protection of Equipment.

Grounding Conductor.

Grounding Conductor, Equipment (EGC).

Grounding Electrode.

Grounding Electrode Conductor.

Do you have a sense of humor?

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Fri, 03 Aug 2007 15:29:01 -0500

Do you have a sense of humor?

Here is part of an email that I received yesterday.

"Mike,

Hi. I hope you're not alarmed by getting email from an attorney. I'm actually writing to inquire about a condo inspection. My fiancée and I are in the process of obtaining financing to buy a condo in the (XXXXX) area." -----

This message was a page long so I responded to each line individually.

Here is how I answered. Remember that this is not the entire email:

"Mike,

Hi. I hope you're not alarmed by getting email from an attorney.
No, I am not. It is common for me.
I'm actually writing to inquire about a condo inspection.
My fiancée and I are in the process of obtaining financing to buy a condo in the (XXXXX) area. It is a new build and I've had a few conversations with the seller and mortgage broker about getting a private inspection.
I hope you deserve her."

Here is the first line of his response:

"Hi, Mike. Thanks for your response. It was very helpful. My fiancée also found it very humorous."

Here is the last line of the email:

" Since we will not be closing until October or November, I will make every effort to contact you as soon as we're able to have it inspected. You're definitely going to be our guy."

A lot of my business in received via the Internet or the phone.

My communications skills are my life blood.

How do you come across to your clients?

The best corn in the land

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Fri, 03 Aug 2007 15:02:27 -0500

Here in central Ohio, Dublin Ohio, we can say that we have the biggest ears of corn in the land.

No this is not sweet corn and no it is not Indian corn.

This corn has a shelf live of over 200 years. No refrigeration needed. And it is to big to be canned.

It is cement corn! This how we spend our money In Ohio.

http://www.roadsideamerica.com/attract/OHDUBcorn.html

Smoke Detectors

Mike Parks RBO, ESI, MHI (Residential Building Inspectors) — Wed, 01 Aug 2007 17:37:57 -0500

Smoke detectors are not only required but are a very wise investment.

BUT today I saw something that disturbed me and may disturb you too.

They are not fool proof. What I mean is that we go to bed every evening and think that the kids are safe.

GUESS how wrong we are!

Here is a video that you should see and past it on to everyone that you know.

http://www.mikeholt.com/newsletters.php?action=display&letterID=423