Bellingham Wa. Home Inspection Blog, Steven L. Smith

Bellingham Real Estate Inspection (King of the House) Live Knob and Tube Wiring

2012-02-06T10:11:14Z

In an older home, the home inspector should attempt to determine if energized knob and tube wiring is present. It is not always possible to definitively make that determination, but often it is possible to do so. In fact, frequently it is fairly easy to state, no doubt about it, that there IS energized knob and tube wiring. It is more risky, and often harder to determine, that there is NO LIVE knob and tube wiring at an old home that was built in the era when knob and tube was the system of choice -- the era of Edison up into the 1950's.

Here I will take my readers behind the scenes at a recent inspection in Bellingham. The house is pre-1900's, so there was no question about it that knob and tube wiring had been present at some point. One of the likely locations to find the remnants of the old wiring, and to access it to check if it is hot or not, is up in the attic. The first scene was taken right after I popped the hatch cover. I am looking for signs of the wiring, figuring it would be there somewhere -- live or disconnected.

This second video was taken while I was traversing the attic and testing the circuits that I saw. This was an easy one because I knew right away that the wiring was live. For the record, the neutral side of the circuits will not test as live, but the other (hot) side will activate the voltage alert tester. When an inspector checks knob and tube circuits, it is important to make sure that both sides of the wiring are tested. Checking only the neutral, and stating the wiring was disconnected, can lead to big problems and misinformation.

There you go! Live knob and tube wiring. If you are interested in the history of, and the potential complications of knob and tube circuits in today's houses, please click on the video below.

Check out "This Day In History" -- music and vintage television from the 1950's through the 1980's. I enjoy writing these articles because they take me back to my days in radio broadcasting. Click on Elvis' gold record, below, to revisit those golden hits of yesteryear.

Bang the Drum Slowly: Mexican Wedding Procession

2012-02-01T11:02:46Z

My wife and I are back home, in Bellingham, after our annual jaunt down to Oaxaca, Mexico. Secret: We missed the big winter snow and wind storm that took place here in Whatcom county. Oaxaca is near Guatemala, so almost to Central America. We love it in the city and we have made some fine friends among the Mexican people since we have been going there for four years now.

We enjoy the color, the sounds and the lively atmosphere. The environment is anything but bland. The public square or zocalo is full of poinsettias in bloom, people in bright clothes, vendors with handmade wares, women balancing heavy loads on their heads as they walk (you see some of that in the video) and lots of music.

This video I shot on the spot is an example. My wife and I were walking home from the zocalo, after dinner, and we ran into this joyous wedding procession, complete with a marching band, about 9pm in the center of town. That is much of the fun of visiting this city, you never know what you might see next.

Day of the Iguana

2012-01-25T17:16:22Z

Years ago there was a famous movie called Night of the Iguana. It was first a Tennessee Williams play that became a movie and it took place in Mexico in the 1940's. Richard Burton was a priest in the movie that went on to win an oscar for costumes.

My wife and I have been in tropical southern Mexico for going on two weeks now. And we were sitting on our terrace when we heard a noise -- looked over by a pot and there was a big lizard.

This is the third time, in as many years, that we have visited Aqua Azul La Villa, and we have heard about the iguana in residence. This is the first time he has come out so we could see him.

I went inside and, a few minutes later, my wife heard a scuffling noise behind her. She turned around and there was an iguana about twice the size of this one. Just about that time, my assistant, Nutsy Wallenda let out a yelp that startled the iguanas and they spilt prior to our getting a photo of the larger one. My wife has a better closeup shot of this one, but that is on her camera.

You're In Hot Water -- Bellingham Home Inspection

2012-01-24T15:24:19Z

My wife often tells me that I am in hot water. Actually, in most cases, that is an expression that refers to my poor behavior versus anything to do with water.

However, in the course of doing home inspections in Bellingham and Whatcom county, I often find water heaters that are set too hot -- the water temperature set so high as to lead to a high probability of a scalding burn.

In this photo, the water is almost 137 degrees F. To reduce the probability of a scalding burn, water should be set no higher than 120 degrees F. In order to get a burn, at 120 degrees, it takes several seconds. However, the higher the temperature is, over 120 degrees, the less exposure it takes to cause a serious burn that will require medical attention.

Water temperature can vary, depending on how recently the tank heated, so homeowners should check the hot water periodicially with a meat thermometer and have it adjusted so as to never exceed 120 degrees F. Usually, with a gas hot water heater, setting the temperature is as simple as turning a dial. At an electric water heater, a person is potentially exposed to high voltages at the internal thermostats, so setting such a tank should be done by a qualified person.

Bellingham Home Inspector (King of the House) Perimeter Slope

2012-01-21T12:07:59Z

One issue, often found to be present during the course of a home inspection, is perimeter pavement or soil that slopes toward the home. Here in the northwest, more often than not, houses have crawl spaces and not basements. I have even seen soil or pavement slope directly toward a crawl space vent. Below is a shot from an inspection, this is my indicator to myself, often displayed in reports, to get the point across about the slope of the soil.

This is, in most cases, not difficult to correct by grading soil. But, if the problem is not corrected, it may not be a benign issue. It can lead to water entering the crawl space or the basement, when a basement is present. Soil should, as a guideline, be graded with a slope away from the house. A slope with a drop of about 1" per foot for 6 to 8 ft away from the house is beneficial. And, if it is pavement sloped toward the house, not allowing water to soak into the soil at all, this problem can be exacerbated and it will be necessary to re-slope or replace the pavement.

Bellingham Home Inspection (King of the House) Water pressure

2012-01-17T11:00:03Z

Assessing the adequacy of water pressure, among residents of a home, is often a case of perspective. I have seen people, used to a well system out in rural Bellingham or Whatcom county, move into a city home that had marginal pressure, per city standards, and they were thrilled. Other times, I have seen people look upon what I considered to be adequate pressure as poor pressure. It is all relative to what you are accustomed to.

Despite my saying it is relative, there are tests, and parameters, for pressure -- done with a simple water pressure gauge. The gauge above is showing water pressure over 120 PSI. That is high. Standard plumbing guidelines state that water pressure should run between 40 PSI and 80 PSI. Once it hits around or over 80, I give people the basic norms for water pressure and suggest that they contact a plumber. Pressure that is too high can shorten the lifespan of some appliances, valves, etc. At the other end, low pressure really does become relative and a matter of preference. It is not going to hurt anything, but it might also mean poor flow at sinks, showers, hoses, etc.

Typically, the ideal pressure at a one-story house is about 50 PSI and when you add on more floors, also, add about 5, or a bit more, PSI per floor.

Whatcom County WA -- Rare Snowy Owl Migration

2012-01-12T16:01:51Z

My friend Curtis Brown, of Curtis C Home Inspections, is not only a competent and an excellent home inspector, whom I often recommend to others, but he is, also, a wonderful photographer. Curtis loves to shoot (with his camera of course) birds. I have, with his permission, used his excellent bald eagle photos in past blogs and online videos.

That shot above, taken locally by Curtis, is one of my favorite eagle photos.

Well, here is something new and interesting. About a week ago, Curtis had a long awaited and an exciting opportunity. He received a call from a past client, who said that the snowy owls had appeared at Sandy Point in Ferndale. Big surprise to me, when he told me that, because I am a Whatcom county native and I have never seen a snowy owl outside of a zoo or a bird sanctuary, nor did I know that they were ever seen here nor did I guess that they would be out gallivanting around during the day. I think of owls as being proverbial "night owls" so to speak.

Below is a shot of a snowy owl, sitting right there by a chimney, at Sandy Point in the middle of the day.

I was intrigued by the photo and asked Curtis for more information. He told me that snowy owls are Arctic birds that nest and breed in the open tundra of Alaska and Canada as well as Eurasia. They say to heck with trees and nest in indentations on the ground, lining their nests with moss. The main diet of the species consists of lemmings but they will prey on birds and small animals. Snowy owls are prolific hunters, sitting and waiting for available prey, and feeding often.

The average snowy owl is 23 inches high with a 52 inch wing span. Think about it, that is more than 4 feet across and the average bird weighs 4 pounds. Take another look at a snowy owl and put the size of the bird in perspective.

So I have lived in Whatcom county for my whole life and I have yet to see a snowy owl in the wild. My question was this: Why are they arriving now? Apparently, one theory is that the birds are moving south to counter a decline in the lemming population up north. This migration may be contributed to by large numbers of young birds competing for food. The end result -- younger owls venturing beyond their normal range.

In the northwest, the snowy owls are being spotted mainly in tidal marsh areas -- Boundary Bay and the Fraser River Delta in British Columbia. In Whatcom County, they have been seen at Sandy Point and Lummi Flats. Down in Skagit County, they have been spotted in the Samish Flats and around Fir island. Because of the owl's constant need for food, and the stresses caused by the species venturing so far out of familiar territory, humans should leave the owls alone -- enjoy them from a distance.

Happy New Year from King of the House

2012-01-01T11:31:10Z

I was online reading a news story about how many people found 2011 to be one of the worst years of their lives -- unemployment, no money, the usual things reported these days. One person interviewed referred to last year as shared misery.

It made me grateful to have my niche here in Whatcom County. I found last year to be a year of modest growth, although I did pretty much the same as the year before. I have gotten to a point where I can only do so many inspections so I have been sending overflow to some other friends who do a good job. That technique keeps me sane and helps out my friends, however, it does keep my overall numbers fairly flat unless I raise rates.

Anyway, happy new year to all of you. One member of my staff finds this a great opportunity to wear flashy seasonal outfits.

Merry Christmas from King of the House

2011-12-25T14:35:56Z

I want to wish all of my Active Rain friends -- internationally, nationally, statewide and locally -- a great Christmas. As I write this post, we have a really windy day here. I am hoping that the power does not go out. I am so glad I no longer am involved in being an engineer in radio, wind often led to power outages and real headaches. And, due to the time of the year, this often happened between Thanksgiving and New Years. That is a responsibility from my past life that I do not miss at all. Dead air meant no advertising revenue.

Hope the rest of this year, and the new year, brings everyone only the best and none of the worst. Merry Christmas and happy holidays from all of the King of the House staff, some of whom are really getting into the spirits, so to speak.

Stepping Back In Time: Appropriate Song for Christmas Day

2011-12-25T12:42:15Z

The first Billboard Top 40 Charts of the rock era emerged in 1955 when the Bill Haley classic "Rock Around the Clock" hit #1. Anyone who is into the era, and the evolution of the music, knows that rock 'n' roll was a derivative of the soul and gospel music that was created and popular with African Americans.

It is not surprising that the first #1 hit by an African American group was on the horizon, shortly after the inception of the Top 40 Charts. This group, today, is lesser known than some of the big 1960's soul groups -- Temptations, Supremes, Four Tops. However this group, from Los Angeles, while not exactly rock "n" rollers, could sing like canaries and they were a dominant force in the 1950's and the early 1960's.

Back in 1956, those were simpler and less controversial times. It was exciting. Rock music was new, TV was new, the Second World War was over and people liked, and respected, the President. Ike Eisenhower was a universally popular President (a phenomenon that has eluded recent occupants of the oval office). Ike was a former war hero, who had helped engineer the defeat of Hitler and Nazi terror. Both political parties had wanted him as their Presidential candidate, he was coy about his political affiliations, but Ike ended up serving two terms as a Republican.

This group that goes down in history as scoring the first #1 hit for African American artists in the rock era, consisted of four guys and a 15 year old girl. In the end, these kids were the most popular vocal group during the first five years of the rock era. They had forty chart hits and that included fourteen songs in the Top 20, seven in the Top 10 and four that peaked at #1.

This is an appropriate post, here on Christmas Day, and you will know why when you hear the tune. To be taken back in time to remember 1956, and to hear original members of the group perform their hit (all be it a few years later), simply click on the 1950's TV. Make that test pattern go away and participate in the sound of music history.

You Can't Always Do What You Want (Bellingham Home Inspections)

2011-12-25T11:09:33Z

It is my goal, at a home inspection, to try to look at all components and systems. That not only earns me repeat business from clients and agents, but it provides some insulation against potential client complaints. Logic prevails: The more you see the less important stuff you miss.

It is not possible to find everything that might be wrong at a house. Finding 100% of the problems is not achievable within the confines of a home inspection. Sometimes mother nature herself interferes. This time of year, it is not unusual for the home inspector in this region to have restricted roof access due to ice.

The state law, standards of practice, wants the inspector to go on the roof. It says: When it is possible to do so, safely and without damage to roofing materials or components, a home inspector will traverse the roof. Problem is, sometimes you cannot safely traverse the roof. Case in point below:

That roof is a sheet of ice. All you can do, as an inspector, is put a ladder up to the eaves at some locations, view it with binoculars or a telescope and take zoom photos with a camera. Trying to go on that roof would be treacherous. I have gone on iced roofs, in the past, because I thought the ice had melted sufficiently. I hit slick spots, not a comfortable feeling!

Sometimes, the inspector can see obvious problems, enough so to comfortably state that the roof requires repairs and further review by a roofing contractor. Other times, the surface looks okay, but an inspector does not know for sure due to the limited access. In those cases, the inspector should explain to the client exactly what he or she could, and could not, see. Let the client weigh in on that information. It might be a less than perfect inspection scenario, but sometimes that is the best you can do -- You can't always do what you want! I wanted to get up on the roof but mother nature said "no."

Bellingham Home Inspector (King of the House) It's Cold Outside

2011-12-22T13:25:21Z

Recently, as the weather has gotten colder, I did an inspection on a cold day -- at least it was cold based on our wimpy Pacific Northwest standards. It was 28 degrees F.

At first, I thought that someone had left the garage door to the outside ajar or open. On closer examination, the fit of the door was something less than ideal.

Since it was cold outside, and my little knees were knocking together, it made me think of an appropriate song for the season and the weather.

Bellingham, WA -- David Lanz Winter Concert 2011

2011-12-10T11:18:50Z

Since David Lanz , a musician of international acclaim, moved to Bellingham about six years ago, he has been performing wonderful, and intimate, small Christmas or solstice concerts here in his new hometown.

David Lanz was one of the innovators of "new-age" music more than 20 years ago and he has had several best selling albums and numerous Grammy nominations. David had a #1 Billboard Hit, on the new age charts, with the instrumental Cristofori's Dream. This year's show will be Saturday, December 17, at the Amadeus Music Project on Cornwall Avenue. The concert is now sold out but it will be a treat for those of us who have tickets. Last year, by getting a question right, David interacts with the audience from the small stage, I won a copy of David's Christmas CD.

David tours extensively, but around this time of year, he does performances in this area. The week after, David will be performing his annual Winter Solstice Concert in Seattle at Jazz Alley, one of my favorite Seattle music hide-a-ways. The venue attracts top performers of various music styles, mainly jazz and blues.

The Winter Solstice Concert at Jazz Alley will be on stage nightly from December 21 and 22. In the past few years, David has been working on reinterpreting the music of the Beatles. Here is a video he has posted on youtube. This is his pilgrimage to Liverpool, to see the haunts of the Beatles, prior to interpreting their music. The soundtrack is the unmistakable sound of Lanz at the piano.

First Ever #1 Hit By A Girl Group: January 1961

2011-12-07T10:47:42Z

There is much debate about what was really the first rock n roll song. One fact that cannot be disputed is that the firt rock song to top the charts, July 1955, was by Bill Haley and the Comets -- "Rock Around the Clock". To the casual observer, that might have seemed an anomaly, a blip on the radar, at the time, but the hot 100 charts would never be the same again.

Moving forward to January 1961, the charts had another first: The first ever #1 hit by an all girl group.

How time flies, that was 50 years ago.

Those of you old enough to remember back than, are probably suspecting that this was an achievement by the Motown power house group the Supremes. But that is not the case, the Supremes were still about three years away from their first big hit.

The story of this first girl group to top the charts is interesting. The song that propelled these teens from New Jersey to a place in music history, was a tune of teenage angst and lust, written from the girl's perspective. One of the writers, Carole King, later a songwriting and recording legend, was a young girl at the time, pregnant with the child of her song writing partner, Gerry Goffin. She could relate to the theme, referencing a moment of pleasure, as she wrote the song. Little did King know that the song would go on to be a classic, later recorded by many big stars including the late Amy Winehouse.

The quartet of teenage girls that recorded the hit song consisted of four friends, who began singing together in junior high school. One member of the group hated the song, thought that Carole King's demo of it sounded country. The girl changed her mind during the recording session when the musicians reworked it and turned it into a pop song.

This hit was the first song, penned by Carole King and Gerry Goffin, to top the charts. To learn the identity of the mystery artists, simply change the channel on the TV by clicking on it. Heck, you can watch Have Gun Will Travel anytime. A simple click will take you back in our Active Rain time-machine to those heady days of the early 1960's.

Bellingham Manufactured Home Inspections -- King of the House

2011-12-04T21:38:20Z

Often, when people are purchasing manufactured homes, they are under the impression that the cost of the home inspection should be cheap. After all, the home is usually selling for less than 1/3 of the cost of a stick-built home. However, if you look at it from the inspector's standpoint, even though these units usually do not have an attic, there is still a lot to look at. And, honestly, often the quality of manufacturing is not up to par and the condition of the crawl space is such that it more than makes up for, in work required, lack of an attic.

At a manufactured home there are many specifics the inspector has to look for. Is there Polybutylene water supply tubing (problematic to say the least); is the electric panel properly wired (often they are not); are there roof or window leaks or problems with siding? Are heavy outside structures, decks and awnings, really free-standing, as they should be. Rodents are a common pest at manufactured homes, at least here in Bellingham and Whatcom County.

The older the manufactured home, the number of problems multiply significantly. Here is a photo of a rusted-out galvanized supply pipe at an old manufactured home.

The bottom line is that, even though a manufactured home costs less, it is impractical for a home inspector to offer a substantial discount. I can tell you, having done many such inspections, that inspecting an 800 sq ft manufactured home may be a bigger hassle, and take longer to write-up, than inspecting a 2500 sq ft stick-built house.

People buying these homes need to realize that they are saving money on the purchase price, not on the cost of obtaining a professional home inspection. Especially so with a manufactured structure, the job requires hard work and knowledge of specialized information, so the inspector needs to be properly compensated for his or her expertise and time. Manufactured homes might be cheap, but the cost of inspecting them probably will not be commensurate with the low price of the home. And do not assume, for one moment, that "quality control" at the factory assures you of much of anything. I have seen some newer manufactured homes with major factory blunders, such as holes in the roof that allow water to run down into the walls.

An Attached Garage is Not a Fire-Rated Assembly -- Despite What You Might Have Been Told

2011-11-29T19:15:01Z

I hear the remark, even from home inspectors, that this part of a garage, or that part, is not fire-rated or 20 minute fire-rated. Home inspectors are not code inspectors, but this talk is based on code and a misunderstanding of residential code requirements. Let's look at garage/house separation requirements from a book called: Building Code Basics: Residential. It is produced, in part, by the IRC (International Residential Code) which dictates most of the codes that are used in building today, although codes may vary some from one jurisdiction to another. Below (bold) are explanations, from the IRC, that apply to garages. Below that are my comments.

"Dwelling separation from garage -- Unlike separations between dwelling units, the separation between a residence and the garage, attached or detached, is not a fire-resistance rated assembly. Likewise, penetrations through the separation are not required to meet the rated penetration requirements for fire-resistant assemblies. "

Interpreted: Dwellings that are connected to one another, such as condos or zero lot line structures or townhouses, require a fire-resistance rated assembly between the various units. However, the garage at a residence does not have the same requirements.

"Attached and detached garages, within 3 ft of the dwelling, require installation of 1/2" gypsum board on the garage side to provide "limited resistance" to the spread of a fire. When there are habitable rooms above the garage, the code requires the installation of 5/8” type X gypsum board on the garage ceiling. The bearing wall supporting the ceiling framing, in this instance, also requires the application of 1/2" gypsum board on the interior surface." Garage floors must be noncombustible.

Interpreted: The proper terminology, in the case of garages, is "limited resistance to fire" which is way short of being a fire-rated assembly. Simply putting up suitable sheetrock, in appropriate locations, will go a long way toward meeting those "limited resistance to fire" requirements. However, in the photo above, the flammable plywood that is being used as the attic access hatch cover is not acceptable and does not offer even limited resistance to fire. The garage floor, most of the time, consists of a concrete slab. If that is not the case, at any given home, then the floor must be noncombustible.

"Doors between the dwelling and the garage also provide some resistance to fire but they do not require a fire-resistance rating. Any one of the following types of doors satisfies the separation requirements: 1 3/8" thick solid-core wood door; 1 3/8" thick solid-core steel door; 1 3/8” thick honeycomb-core steel door; listed door with a 20 minute fire-resistance rating."

Interpreted: The door must be suitable, but it need not be fire-rated -- note that even a wood door is acceptable if it is thick enough. I think that last option, a door with a 20 minute fire-resistance rating, is where the confusion on this topic comes from. It gives people the idea that the whole garage has to have 20 minute fire-resistance or a fire-rating, which is not the case. The garage/house door, in the photo, is standing wide open. The long established requirement for a self-closing device on the door has not been enforced, or in effect, the last few years -- at least here in Bellingham -- although many door manufacturer's specify that a self-closer is mandatory. It is my understanding that the new code cycle will put a self-closer back on all house/garage doors.

"Openings from the garage into a sleeping room are prohibited."

Interpreted: That one is self-explanatory -- doors or windows from the garage, any openings, cannot lead into bedrooms.

"The IRC requires, minimum, # 26 gauge sheet steel for ducts in the garage as well as ducts penetrating the walls or ceilings that separate the dwelling. Ducts are not permitted to open into the garage. Other penetrations, such as steel or plastic pipe, require only that the space around the penetration be filled with approved materials. such as fire-resistant caulking."

Interpreted: Ducts that pass through the garage must be steel. And ducts cannot open into the garage. You want to keep garage air, and a potential fire, from getting into the ducts. B-vents and pipes and conduit should have fire-resistant caulking applied around any gaps. The garage duct shown above is not an acceptable installation, nor is it okay to have that gap or hole in the sheetrock at the wall that adjoins the dwelling.

This matter of garage/house separation is such a misunderstood topic that I am working on a narrated slide-show, with an assortment of photos, to better explain the limited fire-resistance requirements at garages. I am not downplaying the need to design a garage that it is safe, but the proper terminology, to be accurate, is not "fire-rating" or "fire-rated" -- that is a different beast altogether than what is mandated by building codes.

Get Off The John -- So I Can Inspect It!

2011-11-27T16:23:40Z

They follow me everywhere, I cannot get away from them. This last week I had to work with, and around, five house destroying organisms at various residences in Bellingham and Whatcom County. Their stalking me might have been revenge for the widely circulated expose piece that I wrote about the species.

At one home, they followed me into all the bedrooms and hid under the beds. They tried to follow me out onto decks where they were not supposed to be. There is no question about it, house destroying organisms love to hang out with the home inspector. The home inspector has interesting and, sometimes, shiny gadgets.

All was well until I turned on the ceiling fan which panicked one creature. But, once the group got the hang of it, and decided that they liked the home inspector, they were very helpful. Or, should I say, they were trying to be helpful and participatory.

I guess there is something to be said for enthusiasm. But the fact is, it is not all that helpful to sit on the john (even when there are friends in the room), enthusiastic or not, when the inspector really wants to inspect it.

Get off the John you cool cat, this is one inspector who has really got to go (home that is)!

Happy Thanksgiving from King of the House Home Inspection

2011-11-24T12:04:50Z

On behalf of the King of the House staff, I would like to wish all of my Active Rain friends, and my associates in Bellingham, a great Thanksgiving and a holiday season. I was reading an editorial today, in the newspaper, that claims that the period we are going through as a nation, right now, only compares in misery to, in order, the Civil War, the Great Depression and WWII as far as national gloom. It stated that the "true" unemployment rate is 17% -- taking into account those collecting unemployment, those who have been dropped from the rolls because their benefits ran out, and those who have given up or have settled for minimum wage, part-time work. Wow, 17% is getting mighty close to 1/5 of the population!

I hope that everyone out there in Active Rain land is battling the tide of gloom and that each of us is doing what we can to improve the economic situation by working hard and keeping our businesses strong, in spite of some curve balls that might be thrown our way.

Below is Nutsy, internationally acclaimed certifried home inspector assistant, modeling his famous turkey outfit. It is amazingly realistic and I hope it lifts your spirits.

Whatcom County Home Inspection (King of the House) Knob and Tube Wiring Systems

2011-11-20T22:29:31Z

In the last week, half of the home inspections that I performed in Bellingham were at houses with knob and tube wiring systems. The minute I say that, the inspectors know that the houses I inspected were at least 50 years of age.

Knob and tube wiring, the first wiring system to be used on a widespread basis (after Thomas Edison figured out the light bulb) is a relic, an antique. However, that does not mean it is not commonly found. I own five residences, one a duplex and one house I inherited, and three of the five houses still have at least some live knob and tube wiring, including the house I live in. When I moved in, mid-1970's, knob and tube was not that many years out of the norm. So the insurance companies thought of it as no big deal.

The photo below shows something you really do not want to see with knob and tube wiring , although found more often than not, someone has spliced modern cable into the original system. This is, typically, done by amateurs who do not really understand the system and the limitations.

When the inspector reports energized knob and tube wiring, a potential purchaser should seek out an electrician to further review the wiring at the house. Even if the electrician says it is not so bad, for knob and tube at least, many insurance companies will not insure this old system or, if they do, they will want a pretty penny for the premium. The knob and tube system, unless someone has been fiddling with it, will not have an equipment ground -- that third slot that is found on modern receptacles.

For additional information on this antique that is still commonly found today, please click on the video link.

Washington Home Inspector Training Course -- February 6, 2012

2011-11-20T19:53:58Z

Wow, how this year has been flying by. The schedule has been released at Bellingham Technical College and it has been announced that the next home inspection training course will begin on February 6, 2012. The BTC offering, the first such course to be approved in the state when state licensing began, is a fast-track class. Students receive three weeks of fundamentals of home inspection training and one week of field training.

Anyone interested in the program, which has been in operation for about 15 years now, can call (360) 676-6908 or (360) 752-700, EXT 8796 for additional information. To see a video, that explains the course, please click below.

Whatcom County Home Inspections (King of the House) Crawl Space Water

2011-11-18T15:40:47Z

In the wet Pacific Northwest, an ongoing problem is trying to inspect crawl spaces that have an abundance of crawl space water or flooding. The concern is, at the least, three-fold. First, the water should not be down there and it is conducive to creating all sorts of problems -- wood decay, attracting wood destroying insects and high humidity levels that can cause microbial activity. Second, at times it is hard to determine if the issue is the result of runoff water or if it is caused by plumbing leaks. And, third, sometimes you cannot figure out the source of the water at all, in part because the water is deep enough that an inspector cannot safely get under the plumbing to check it out. Running into live wires, on wet crawl space floors, is only for the very stout of heart or the foolish.

The best solution, to remedy this, is to get the water drained out of the crawl space. When it is dry, have an inspector go back under to further investigate and, as required, consult with a plumber and or a drainage professional.

Game Over, Seen In Pisa

2011-11-15T23:40:28Z

Okay, now I saw this in Pisa when I was in Italy a month ago. I did not see this while eating pizza. When my wife and I were wandering around the vendors in Pisa, I saw these tee-shirts that caught my eye. Now I really wanted one and thought it was pretty funny. My wife, on the other hand, did not seem to see the humor in it.

I have pasted the logo off of the shirt down below. It might be funnier to guys, than women. But I guess if they are moving these in Pisa, there is some sort of market. It is subtle, but says so much.

Short URL Tool for Google Maps

2011-11-07T14:01:29Z

This information might save time, and be handy, for any Active Rain real estate professionals who send, or post, URL's or links to Online maps.

In the majority of the home inspection reports that I send out in Bellingham and Whatcom County, I insert a description of the home and provide a map link to an aerial view of the house. In the past, I have used mapquest, as the source of the map, because it provides a much shorter URL than google or bing maps. However, in the last couple of weeks, I have found that mapquest is inserting pop-up ads in the maps -- that is not going to fly on my report links. I began looking for other alternatives.

As I said before, I stayed away from google maps because of the long URL's. Here is a typical google link, straight off their map site.

http://maps.google.com/maps?hl=en&sugexp=kjrmc&cp=51&gs_id=4&xhr=t&q=1600+Pennsylvania+Ave+NW,+Washington,+DC+20500,+USA&gs_sm=&gs_upl=&bav=on.2,or.r_gc.r_pw.,cf.osb&biw=1024&bih=610&wrapid=tljp132068990057400&um=1&ie=UTF-8&sa=N&tab=wl

Pasting that much text into a line on the report looks cumbersome and, I think, unprofessional. In hunting around trying to find a replacement for mapquest that provides a shorter URL, I came across a map service that seems to be a good fit. The site uses google maps but, from google maps, they create a short URL. The site is easy to use: www.amap.to

That is the full address -- no dot com or dot net at the end of it.

If you look at the site, you will see that it is easy to search for an address at the upper right corner of the screen. Once you find the location that you want, you can view a street map or the aerial view and then you can zoom in or out. Once the map looks just the way you want it to look for the client, simply generate a short URL from the "share" link at the bottom left. That URL can be sent by Email, inserted into reports, facebook, etc. Anyone who clicks on that link will receive a google map that shows the same view you had on the screen when you copied the URL.

For example, let us take a look at a short URL to a building that everyone is familiar with -- the White House in Washington D.C. You see that clunky original google URL up above, well that is the White House. But here is the same map, except I zoomed in on the building and copied this short URL provided by www.amap.to

http://amap.to/pgbxy

Consumer Alert -- Outbreak of House Destroying Organisms (HDO's)

2011-11-06T16:10:52Z

Just when people thought it was safe to get back into the housing market, it has been revealed that many houses in the USA are vulnerable to, and being subjected to, serious infestations by House Destroying Organisms. Inspectors have, for years, used the term Wood Destroying Organism or WDO to describe rot and insects that damage wood. In this post I will describe, logically and chronologically, the biology of the genus that has only recently been labeled as a virulent House Destroying Organism or HDO.

HDO's are deceptive and devious in every way. A known member of the HDO species might be masquerading as your friend or he or she might be lurking in the shadows. The photo below captures one such lurking HDO.

If we are more patient, and utilize modern technology, we can bring our nemesis into the light of day.

That is only one HDO of a genus that consists of many different members within the species. The species, that falls into the category of HDO, is defined as polymorphic, coming in different sizes and shapes, and they often wear different uniforms. The HDO, in the photo below, looks very different from the specimen that is displayed up above.

But, as you can see, this very different looking HDO is doing what all HDO's do best -- tearing the house and the furniture apart. All HDO's from birth on, yes even the youthful ones, can be counted on to excel at this destructive activity. The HDO, in the photo below, was less than six weeks old at the time this revealing photo was taken.

The species, comprised of multiple members, will form "destructo-teams" that do double the damage.

Destroying the furniture, carpet, walls and eating the plants is what HDO's do instinctively.

Sometimes an HDO will work with such fervor that he or she will injure a foot or break a nail. The HDO may beg for sympathy, but ignore the pest. HDO's are not worthy of your sympathy.

When an HDO is under the weather or napping, unable to destroy enough furniture to keep pace with the allotment for the day, the species will bring reinforcements into the colony. If one worker is too tired to carry on, another worker will take over.

Often, unknowingly, homeowners set themselves up for the financial and emotional ruin that comes with a major HDO infestation. The HDO infestation might begin with simple homeowner ignorance. The HDO, in the early stages of development, presents itself as an innocent and appealing life form. The species is comprised of connivers and the foolish homeowner may, unaware of the ultimate consequences, feed and entice younger members of the species into the home.

Sometimes, taking ignorance and idiocy to an extreme, the naive homeowner will even fall into the trap of helping hone the agility and the destructive skills of an opportunistic young HDO in training.

Consumer Warning: Do not waste your hard earned cash purchasing expensive and highly touted commercial objects that claim to distract, amuse and tame the destructive behavior of HDO's.

The species will simply shred the expensive distraction and, thereafter, move on to the mass destruction of your personal belongings!

Do not be fooled by the species, they cannot be trusted. Even when HDO's appear to be in a state of bliss and at rest, they are only delaying the destructive process. Teams of HDO's are not on your side. The game they are playing at your house is, to an HDO, like the World Series. And they are out to win the series and kick your butt in the process.

I reiterate, HDO's are not on your side. They are sneaky and members of the species may try to feign innocence, or even display shock, when you find that some area of your home has been trashed. If they profess innocence, or act surprised by a huge crash or the shredded drapes, they are lying. The species cannot help it, lying and deception comes naturally to these pests and that is their basic nature.

This toxic epidemic is widespread and the financial burden to homeowners is extreme. HDO's will never change their ways or reform. As long as there is one stick of furniture or an unblemished wall or floor surface inside a residence, the work of the HDO is not complete. The stated goal of the HDO colony is total destruction of the interior surfaces and the furnishings inside the home. Along the way, cunning HDO's will probably, also, finagle a free lunch and indoor lodging from the gullible and clueless homeowner.

It is no wonder that HDO's are overly confident and smug. They have the satisfaction of knowing that, psychologically and financially, they have taken control. Studies have shown that many a homeowner, suddenly wide awake to the problem and terrified of the consequences of the HDO infestation, has been reduced to the status of "sniveling fool". His or her pride and one time financial success has been drained away -- the homeowner ultimately feels like a trapped and impoverished college student who cannot afford decent furniture.

HDO's have, for centuries, been winning the battle against homeowners who allow such infestations to develop. In fact, a number of studies are currently underway on the biology and the behavior of HDO's. At this point in time, there is no known, or at least socially acceptable, means of remediation or extermination. For more information on the species, and what you can expect from them if you become victim to an infestation, I have pasted, below, a link to an insightful video.

Better Safe Than Sorry (King of the House) Bellingham Home Inspections

2011-11-04T11:03:29Z

A couple years ago I tossed one of those orange safety or hazard cones in the back of my truck. Somewhere along the line, at one of the Washington State Home Inspector Licensing Board meetings, a member made some mention that such a cone could be very handy. For example, such a device might be valuable if you had a hatch open that someone, like your buyer, the seller or an agent, might fall into.

Up until recently, although it rides quietly in my truck, I have never used the cone. Actually I found a use for it the other day. I probably would not have thought about using it, except in the current class at Bellingham Technical College there is a student who, years ago as a contractor, lost a lawsuit of nearly 1 million dollars when someone was injured at a floor he was working on in a commercial building.

With that in mind, since I was opening up a hatch in a deck, a couple hours prior to entering the crawl space below, I decided that a cone was in order since the sellers, an agent and the buyers were all on premises or scheduled to arrive.

Being safe made sense.