I have been kind of isolated from all of the flooding going on in Whatcom County. I live in a high enough area that it is not a problem. However, flooding yesterday was so bad that schools were closed and people -- trying to drive through high water -- were abandoning their cars. Several of the main routes to the north county were heavily impacted by this flooding. My inspection was in Blaine and the route up there was okay. However, the freeway coming home was nuts in the other direction. It had traffic like a big city. The local newspaper, the Bellingham Herald, has a gallery of dramatic photos. You can see those here.
There are probably any number of songs that were written in a car, a bus or an airplane. However, from a historical standpoint, one song comes to mind.
No doubt about it, the late Roy Orbison will go down as one of the true legends of pop music. He had it all -- the ability to write songs and a voice that was unique and commercial at the same time. Orbison spent several years, early in his career, touring with local groups -- he was not setting the music world on fire. Then, in 1956, he got a contract with Sam Phillips at Sun Records. Orbison's first release -- Ooby Dooby -- stalled on the charts.
After being discouraged with that result, Orbison decided to become a songwriter for other acts. He was modestly successful at that and wrote a popular song for the Everly Brothers. The song was called Claudette, which was the name of Orbison's wife.
With that success, Roy wanted to write another song for Phil and Don, the Everly Brothers. His house was so tiny, and the Orbison's had no room, so Roy went outside to compose in his car. The artist later said that, while sitting in the car, he felt lonely. Therefore, he wrote a lonely song: Only the Lonely (Know How I Feel).
When the song was done, hopefully he did not have to spend too much time sitting out in the car, Roy took the song to the Everly Brothers. He sang it for them. They thought is was great but suggested that he should save it and record it on his own. Orbison took their advice and the song jumped all the way to #2 on the charts back in 1960.
That video, and it is rare seeing him without dark glasses, shows Roy performing his recent hit of that era. Roy told a biographer, years later, that the sadness expressed in "Only the Lonely", had a lot to do with his image. He said that the "lonely" image tied in with his wearing the black clothing and the dark shades.
For more "Stories Behind the Music" click on the guitar
After a lengthy meeting yesterday, the Washington State Home Inspector Licensing Board passed the new Standards of Practice and Ethics for the state. This had, initially, been scheduled to happen in early Decemeber. However, the language in the document was complicated enough that we had to study several drafts, and changes, to get what the majority of the committee considered to be a workable, practical and sound document. These standards of practice will control the way in which home inspections are conducted in this state for many years to come.
These standards are similar to standards of some of the large home inspector organizations, however they are certainly not the same. Certain language addresses how things will be done in Washington State, such as the new rules that specify how a home inspector may report evidence of wood destroying organisms.
The meeting took about seven hours and, in the end, the document was passed by a vote of six to one.
When the state finishes getting the document all typed up, so it is easy to read, I will post again with a link to the document.
In the annals of pop music, one vocal group of the 1950's really stood out as providing music that was lots of fun. That group was the Coasters. Their first two hits made it to the top of the charts, #2 in each case. You might remember the songs Yakety Yak and the Charlie Brown. Both songs were written by the dynamo songwriting team of Leiber and Stoller, who wrote for Elvis among others.
The Coasters were African-American and they enjoyed doing comical satire songs. Leiber and Stoller said that, when they would preview a song for the Coasters, the guys would go into hysterics. Unfortunately, I could not find any full length videos of the original Coasters singing either of their two biggest songs, but here is a short clip from a documentary that gets the point across quite nicely.
The Coasters were not two hit wonders. They had 19 hit records and, sticking to the winning formula, the guys could be counted on to incorpoarate humor into each song. Along Came Jones was a parody of a western flick and it topped the R&B charts and made the Top 10 pop charts in 1959. This video is from that time, not a nostalgia act.
The title of this post stated that life did not imitate art for the Coasters. That brings us to a shocking element of the Coasters story. Tragedy dogged performers who were in the group over the years. Being in the Coasters did not bring good luck. Original sax player King Curtis was stabbed to death in 1971, Nathaniel Wilson was shot to death in 1980, Bobby Nunn died of a heart attack in 1986 and Cornelius Gunter was shot down in his car in 1990. It seems like an awful lot of bad luck and murder for any one group of men to have been involved in.
For more "Stories Behind the Music" click on the guitar
Home inspectors and realtors need to have their own guidelines and boundaries as to what they expect in a home inspection report. Some people, both sides, want fewer words. Others want more detail. There seems to be a niche market, either side. Charlie did a good job talking about that in this blog.
Matt Stigliano reminded me the other day of how I approach Inspection Report writing. When I started doing home inspections there were several companies offering Inspection Report Writing software----none of them would do what I wanted them to do----especially when it came to pictures. They have gotten much better, but now that I have a Bazillion hours creating my own (in Excel), the thought of changing takes on the proportions of the government bailout.
From the beginning, I wanted to produce a written record of the house that was very specific to that house at the time of inspection----with as little CYA and filler as possible. I wanted to avoid the kind of canned verbiage that was common with these commercial programs. Take for example this common commercial software idiocy: "There are missing light switch covers at one or more locations." Who the heck comes up with this stuff? I will come back to how I approach this a little later.
My reports are broken into four basic components: 1. The Cover & Index, plus the Buyer and House information (the kind of stuff that would be on the MLS listing); 2. The Summary Section (this is all the safety issues and stuff that is going to cost a bunch of money to fix); 3. The Information & Maintenance Sections (this is where all of the "details" about the house gets listed; and, 4. The Narrative Sections (this is where I discuss in detail the kinds of stuff that might end up in the summary).
What I am attempting to do with the report is to not only provide the buyer with a document that they can use in determining whether they want to buy the house or not, but also a place to put all the other information about the house that I accumulate during the short time I am at the inspection-----the beginnings of their owner's manual if you will.
Since my primary note-taking tool is my camera, I can gather tons of information about the home that would not be possible to collect in the context of the inspection if I had to rely on pen and paper---unless the inspection was to take much longer. I photo all data plates, temperatures, water pressures etc so that not only are these things documented but I can then transfer the information to the report when I get back to my office.
So my report would not just say: "Clothes Washer---present" (assuming there is nothing wrong with it), but would say: "Clothes Washer, Kenmore (Whirlpool), Serial # xyxyxyxyx, Model # ABxxxxyyyyssss, Overflow Pan present without drain, No High water alarm present, Water Shut-offs present, Rubber hoses present (little blurb about what is wrong with rubber hoses), Drains to Stand Pipe, etc." We are assuming in this case that there really isn't anything "wrong" with the washer. Otherwise I might add things like dents, and chipped enamel, whether the unit is nearing its expected life, signs of past flooding, present leaking, draining to the laundry sink (and issues associated with that practice), ungrounded electrical outlet, etc. In other words I am attempting to document everything I can, and in the process give the buyer real information in a context that is relative to only that item I am talking about----and in the context of the age of the home and what was required at the time of installation and/or construction. This approach is then applied to the whole house and its many components, and provides a document that is very specific to that home and doesn't contain 10 pages of information that has nothing to do with that house. I do everything possible to minimize statements like: "Leaking pipes in basements and crawl spaces are common with older galvanized pipes"----when the house doesn't even have a basement.
Regarding my little rant about the missing light switch covers, I would comment on the missing covers based on how many were missing. If there is only one missing I say where it is missing. If they are all missing I recommend that all switch covers be installed where missing. Again, it is an attempt to convey what is going on as opposed to writing less----and as a result not providing any real information.
The absolute worst kinds of reports are those check-list type reports that are twenty pages (in triplicate) of mostly boxes to check that have nothing to do with the house and in the end provide virtually no information of any real value.
There are those that will argue that what I am doing is "too much" and not necessary for the buyer to have to make a decision about the house. But from the get-go, that is not what I am interested in. That part is easy. I do not see myself as merely someone to facilitate a sale----I am an information provider. My business model as a builder and now as an inspector has always been to provide real service---to do what I can to make sure the buyer has an experience of being taken care of. I am also sensitive to the fear that so much information will be overwhelming at an already emotionally overwhelming time in the buyer's life. A very important part of my conversation with the buyer is to prepare them for the "volume" of information. I like to warn them that all my reports are really long even if there is nothing wrong. Basically it is the Narrative portions of the report that has the information that is typically considered the stuff that would help the buyer make a decision---and that information condenses-out even further in the Summary of "Significant" findings. Most of the agents I have the pleasure to work with appreciate this framework that I use. They know that "information" protects them. They also help to prepare the buyer for what to expect from my inspection and the report----long before the buyer calls me.
I have had many buyers come back to me years later and say how they used the report as a punch list of things to do on the home and as a resource for information about the house when they couldn't remember some detail about the house.
While my inspections take typically 3-4 hours----it is pretty rare for me to get the report done in less than 6 hours. For this service I am able to command higher prices per inspection than some of my competition, reinforcing the notion that you get what you pay for when you hire an inspector. I have yet to have a buyer tell me they would appreciate it if I would give them, "a little less information next time----please."
Click here if you would like to see my Sample Report.
Charles Buell
PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.
DeCroe, is my "certiflied" home inspector assistant and occasionally flies into my blog to offer assistance. To find out more about her beginnings just click on Raven.
The comments on this blog have come in on both sides of the equation. No matter where you stand on it, Charlie's words are worth thinking about and determining where you stand on time vs money.
We have all heard, "Time is Money," for so much, and for so long, who would dare to ask the question as to whether it is actually true or not.
I am asking.
That very assumption, that time is money, has helped to get us to the mess we are in today, has it not?
Let's look at the statement in the light of the current economic climate, including the bailout of Wall Street and the Big-3 automakers. Isn't it reasonable to conclude that one of the results of "believing" that time is money is to encourage, shortcuts, shoddy workmanship, calling in sick (when you aren't), greed and other forms of "cheating?" After all one stands to not make as much money if the job (whatever it is) takes longer than "allowed for." It is so logical, in fact; it would seem to be incontrovertible.
I would like to put forth the argument that perhaps "Money is Time."
This is the odd notion that "earned-money" does involve "time," and can actually promote quality and pride in workmanship. This places the pursuit of real value on time instead of money. People who make the best use of their time and produce the most with their time will be perceived as having more value than the actual amount of money that their work translates into for the business----but the actual result will be that more money will come to the business because the worker actually cares about what they are doing----perhaps even having fun at what they are doing. In that way, what becomes of value to society is "time"----instead of money (well not actually instead of money but "more than" money).
The reverse of this can almost never be true because there is always the pressure to get the job done as quickly as possible so that the flow of money isn't reduced. In reality what happens is that the quality of what is sold (Electric Tooth Brushes for example) goes down and nobody wants that electric toothbrush anymore or will only pay less for it. This leads to even lower pay which promotes even poorer use of time, and even for instances of calling in sick---further eroding the quality of the tooth brush----getting workers fired. This creates a vicious cycle that encourages lawyers to get involved----we all know what happens after that. It results in a giant cavity in everyone's back account.
There is almost no incentive to pay a person more when time is money. There are always numerous pressures to pay the person as little as possible while expecting the same amount of work in return----the stockholders must be paid after all, and profit margins must be maintained. The very concept of today's version of a "stockholder" actually encourages the false notion that "time is money." The bosses desire for a big screen TV will always be greater than the desire for his worker to buy shoes for his kids. While this view may seem cynical, is that not the way it works metaphorically? It is a lose/lose situation for everyone.
If we can make "Time" the most valued part of the equation----and it is an equation----there is an opening for people to get exited by what they "do with their time,"----instead of merely feeling that they are "putting in their time." How can we expect to produce great things from a position of "BLAAAAAAHH?"
Charles Buell
PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.
DeCroe, is my "certiflied" home inspector assistant and occasionally flies into my blog to offer assistance. To find out more about her beginnings just click on Raven.
Below is a pictorial review of some of the sites in Southwest Florida for 2008.
The first photo is on the Northern Tip of Boca Grande in Charlotte County, Florida. Some of the most beautiful water I've seen in the continental United States.
Sunset
Light House on the Southern End of Boca Grande Island at Boca Pass. This is the #1 rated Tarpon Fishing spot in the world.
The largest hermit crab I've ever seen. The shell is roughly 13 inches long.
Sanibel Island lighthouse on the souther tip of Sanibel Island in Lee County.
Another beautiful sunset
The smallest Post office in the United States. Located in the Everglades.
New Years always involves count downs or some type of numbering of things over the past year. Like the Top 10 News Stories of 2008. Well I thought I get into the numbering game and give my own top 10 list of 2008.
This one has to do with inspection defects, big surprise right. What I am focusing on is what I call creative construction techniques. Some of the other inspectors here in the Rain have other labels for it, but it all means the same thing. Stuff that makes you scratch your head and wonder what was that guy thinking.
So here are my Top 10 Creative Construction Techniques of 2008.
10. A good use of duct tape
This water heater flue pipe was completely encased in foil (real) duct tape. The other problem was the foam insulation used to seal the chimney gap around both pipes and the fact that this pipe was below the bigger one.
9. I forgot the vent
This drip pan drain line is missing a vent at the end of the tee. If water fills the pan it's going to drain right out the end of the tee and onto the ceiling below.
8. Does that pipe get hot?
One of the by products of burning fuel oil is hot exhaust gases. Since we don't like those gases in our home we vent them out with a pipe and or chimney. Funny thing about metal is it gets hot when heated. I guess no one told this "electrician" about that little fact or to that he should secure his wires out of harms way.
7. What about my sister?
When a house catches on fire the wood framing burns and becomes compromised structurally. Depending on how badly it was burned it may be salvageable or require complete replacement. In this house almost the entire roof had been significantly burned. Instead of replacing or "sistering" the burned rafters, the contractors just re-roofed right over the charred wood.
6. What's a structural wall and why do I need one?
For a while now the craze is to open up rooms. Great rooms as they are called are all the rage. They are nice way to add the feeling of space, but designing and building one is a little more complicated than some folks realize especially in an existing home. Here some "contractor" removed about 12 - 15 feet of a load bearing wall to get that open feeling. What he will end up with eventually is an unplanned cathedral ceiling.
5. Where's the notch?
Structural support is what I would call significantly important. A home needs to be built on a solid foundation and structural support. One of the main components is the main carrying beam on which sits the load bearing walls of the home. This beam sits in the foundation walls in a notch made just for this purpose. Well that is unless some forgets to put in the notches then a piece of framing lumber will have to do.
4. I thought you measured it
Speaking of notches and beams what happens when you order the main carrying beam too short? Well you improvise of course. This beam was about two feet short of reaching the foundation pocket. And who says new construction never needs inspection.
3. Plug it up
If you have a hole in a pipe just jam a piece of wood in there. That ought to hold it until we call the plumber... in 10 years.
2. I....can't....breath
This has to be one of the just plain dumb, sloppy, I don't give a **** installations I have ever seen. There are minimum clearances around A/C compressors for a reason. I wonder how efficiently this unit ran.
1. Plug in the plug
This is just plain goofy to me. This setup was used to provide power for the garage door opener and some plugs in the garage. The real funny thing was the main electrical panel was right there in the garage. I guess uncle Bob was cheaper than the electrician.
That's my Top 10 Creative Construction Techniques of 2008. Feel free to add you own in the comment section. I enjoy a good chuckle like anyone.
It is funny how the mind works. Sometimes, from out of the blue, a memory will come roaring back from another lifetime. Music and songs, of course, are known to provide an expressway for bringing back memories. You might hear a song and immediately think of a time many years before -- a classmate, an event, a hot date, a bad date. Music is like that.
Do not ask me why, but I was thinking about the Stories Behind the Music blogs I have written and, poof, there is was -- a scattered thought from many years ago that was just barely related. Honestly, this memory faded in, no warning, and it originated in the 1960's.
One neat thing about Bellingham is that many structures in the town, houses, buildings, parks that were around when I was a kid are STILL here. Sure there have been changes galore, but I could easily give a walking tour and point out landmark after landmark that has been nearly unchanged in the past 50 years.
Now, back to my story. I remember going to the library with two friends. It was 1965. After the library jaunt, my friend's mom decided to take us kids to the local burger stand. That burger stand was called "The Shack" and a bit later "Russ's Shack." This joint specialized, during my childhood and high school years, in the 19 cent beefy. Yep, you got a burger for 19 cents. And, as I recall, you saved even more if you bought three beefys. Up until that day, I had never been to this Shack before, but I sure thought it was swell. I had a gourmet palate even back then.
The Shack, as a burger stand, is long gone. I have no clue if there are any photos of it anywhere. But I remember the main sign pretty well and just today I made up a sign from my childhood memories. It looked much like this.
This is one burger joint that had to make it. Heck, it was right across the street from Bellingham High School. At the time, BHS was the only high school in town.
BHS is still there on Cornwall Avenue, right where it was back then. At one point the school district wanted to tear it down and go new but so many former students protested that they re-built it about ten years ago. The outside looks newer but much as it did in the 1960's.
Not only is Bellingham High School still there but -- a little secret -- The Shack is still there too. Russ, who owned it and ran it, died in the early 1970's. He was a young man at the time but he had a massive coronary. That was the first time I ever wondered about fried food and the effect on the heart. When I say The Shack is still there, I mean the facade, the building, is there. It is now a sandwich shop but the "shack" look or image, hence that name, lives on except for the new vibrant color. The Shack was muddy brown. I took the liberty of re-creating the building to look as it did in the 1960's. I left the color as it is today. Please forgive me for that, but to do otherwise would have taken too much paint. I did change the signs back as they were 50 years ago -- boy will the owner's be surprised when they showup for work tomorrow.
I remember those beefys and their legend oh so well. There was the time Vernon, a BHS student in a speech class, gave a demo of how to eat three of them in less than one minute. It involved wadding and was sort of like what kids do with angel food cake. It was, obviously, a worthwhile speech. On the other hand, how much articulate talking could have been done by Vernon when he had three 19 cent beefys stuck in his craw?
Speaking of memories, it seems to me that I remember mentioning music and memories. We have established that I remember my introduction to The Shack. I remember my friends, their mom and my beefy and fries. Here is another memory. While we were there, the mom popped some coins in the jukebox and the kids picked a couple tunes. Do you remember those elegant old-fashion jukeboxes?.
If you do remember them, then you will also remember that those old jukeboxes had a mechanism that would grab a 45 RPM record, flip it onto the turntable and usually give it a very tinny-sounding spin. The fancy ones, at lots of the diners, had remote controls so patrons could feed their coins and selections into the jukebox right from their table.
Back to that day in 1965, along with my first beefy experience, I also distinctly remember the two songs that my friends played on the jukebox. Honestly, I was not yet into music. I was into sports, mainly baseball. But isn't it funny -- even though it made no nevermind to me, I still remember the two songs the kids picked that day. I have no clue what books I checked out at the library, but I remember my beefy and those two songs. In some way, that day inside the walls of The Shack became an indelible memory and that included providing me with a soundtrack. The songs were, honestly, kind of incongruous with one another. One was a "real kid" song and the other was not. The second song I still like today. If you are curious enough to wonder about the musical tastes of two 12-year olds in 1965, then click on the jukeboxes below. By the way, on the second jukebox, just ignore the 10 cent sign -- no dime is required. This spin is on me.
Mystery oldie number one is yours by clicking above.
Mystery oldie number two is yours by clicking above.
For many "Stories Behind the Music" click on the guitar
The information in this post goes beyond the standards of a normal home inspection. It is rather detailed. However, the issues described are problems that a home inspector sees and, periodically, might have to report on. The topic is high humidity levels inside the home. High humidity can lead to a myriad of problems in the home.
First, in analyzing homes, we are usually concerned with relative humidity (RH) and that is a percentage of the moisture in the air. Air is saturated at 100%. It cannot hold any more moisture so, when air is saturated, condensation forms on surfaces. We start seeing obvious problems when that occurs.
Another fact: The warmer the air, the more moisture it can accommodate without condensation forming. But, when the temperature goes down in a home (overnight hours) the cool air is less able to hold moisture without condensation. If we study a home that is 70 degrees F and the RH is 50%, what happens if the temperature goes down to 49 degrees F? Simple answer: The relative humidity shoots up to 100% and we get condensation.
Tests have shown that condensation, when it forms, tends to occur on walls/sheathing and not as often at the insulation or inside the wall cavities. However, moisture might build up through the insulation at walls if there is that opporunity as a result of poor building practices and if enough moisture is being transferred. Water vapor will move from an area of high vapor pressure to an area of low vapor pressure. Due to the warmth of the home inside, count on the moisture outside being drawn in. But, again, even though the inside of the walls might be the coolest part of the home, the result of the cold air at the exterior, that is not necessarily where condensation will form.
The photo below is probably a sign of a thermal bridge. Thermal bridges occur at studs, top plates, sill plates. These are locations where insulation is not continuous so the wood and drywall, which are poor insulating materials, conduct heat through the walls/ceilings. These bridges will cause heat loss but they often also lead to localized cool temperatures on interior surfaces. Cool interior surfaces are likely to show surface condensation. This can simply cause marks where dust collects at moist areas. Or if condensation is heavier, the moisture can cause various problems that are associated with damp buildings -- such as microbial growths/mold.
People often ask this question: What is the optimum relative humidity for my home? That is harder to answer than one might, at first, think. The quick number, at least for my region of the country and provided by the NW Clean Air Agency, is 30% to 50% with a reading as high as 60% not usually being a cause for much alarm. My experience is that those levels work well in the summer, when we are not likely to be heating the house, and when the home does not cool off so much overnight. But those same readings can be too high in the winter. Many physical factors come into play.
Why is that? The answer is the dew point. Remember that air is saturated when relative humidity is 100%. Well, the dew point in this case is the temperature at which water condenses inside the home. Some people think the dew point is a low temperature, around freezing, and that such a temperature could never occur inside the home. But wait. It is all more complicated than that.
Some practical examples are in order. This RH gauge below shows an RH of 40% and a temperature rounded to 69 degrees F. The dew point in this home is 44 degrees. The temperature would have to fall to 44 degrees before condensation would form. This, by the way, is a pretty typical RH and temperature based on my studies in this region of the country.
In the next example, we go just a bit higher on the RH, 56%, and the temperature is up less than 2 degrees. Yet, that change in the equation leads to a dew point of 55 degrees F. That is 11 degrees higher.
Now lets take a big jump. These readings are fully possible inside a home that is moist. With an RH of 77% and a temperature of 73 degrees F, the dew point is 65 degrees F. That is only 3 degrees under the 68 degrees that many people use as the ideal thermostat setting. That means that if the home, overnight, drops to 65 degrees, we will have some condensation problems.
It is obvious that, especially in winter, we want to keep the relative humidity low. That makes the dew point lower too. At least where I live, in colder weather it is more practical to keep a house somewhere above 44 degrees overnight than it is keep it above 65 degrees.
Since I periodically try to figure out the dew point, largely for my own information, I have scouted out a handy online calculator. They make graphs and charts to unravel all this information but, with the calculator, if you know the temperature and the RH, then you can figure the dew point in a flash. You can find the calculator below.
This detailed information is certainly beyond what most people, including inspectors, will be getting involved in on an ongoing basis. But it is interesting and helps one better understand why some houses have damp areas or stains. Excess moisture caused by high relative humidity can lead to damaged sheet rock, wood rot, mildew, mold, rust on metal, shrinking or expanding wood, reduced thermal resistance of insulation, odors. Frequently people ask what causes high relative humidity. It is not always easy to say but some of the usual suspects are showers, baths; cooking; washing clothes, dishes, floors and walls; breathing, perspiring; pets; uncontrolled surface water, wet crawl spaces and basements.
If you are, on a personal basis, interested in figuring out the dew point or the RH inside your home, you can purchase a relative humidity gauge (hygrometer) at Radio Shack. Or, for under $100, you can purchase a more accurate instrument such as the one pictured above.
In this complex area of indoor air and moisture, when I find problems that concern me, I suggest to clients that they talk to the Building Performance Center. It is a local government agency in this county that has building scientists who will help homeowners and tenants troubleshoot their way through air quality or mold issues.
Steven L. Smith, Bellingham, Wa. Home Inspector
Bellingham
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King of the House Home Inspection
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Home inspection information designed to be educate the real estate buyer and the real estate professional. Blog posts include general information and information specific to the Pacific Northwest region.
Steven L. Smith, Bellingham, Wa. Home Inspector (King of the House Home Inspection)
all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.
DeCroe, is my "certiflied" home inspector assistant and occasionally flies into my blog to offer assistance. To find out more about her beginnings just click on Raven.
