Bellingham Wa. Home Inspection Blog, Steven L. Smith

Innocence Beyond Belief

Fri, 20 Nov 2009 19:07:10 -0600

Maybe you have to be on an island to find this kind of trust. I have not seen anything like this since I was a kid back in the 1950's and early 1960's. My wife and I were visiting Salt Spring Island in British Columbia. It is an easy drive and ferry ride from Bellingham. We were going to the "cheese" factories on the island.

We found this one, on the map, that was called Moonstruck Cheese. We followed the winding country road and, before long, we were there. It was an attractive storefront.

As we got out of the car, to partake in the cheeses, this sign was on the door.

Honest to goodness. They trusted you to select your own cheeses and to actually pay for them and make change. There was a cash box there, with money inside, so we selected the items we wanted from their delicious products.

Then we wrote down our purchase, opened the cash box, paid, and drove away.

Bellingham, where I come from, is not a big place, but you sure do not see things like that around here anymore. In fact, I thought that this way of doing business was extinct in the year 2009. In so many places there are people who would ruin it for everyone -- steal the cheese and the money too.

Thanks for stopping by,

Steven L. Smith

Funny How The Mind Works

Fri, 20 Nov 2009 01:32:49 -0600

Sometimes it is funny how the mind works. As part of the home inspection training class at Bellingham Technical College, I maintain some online practice tests that help students prepare for various inspection related state or national exams. Here is the scoop.

I was at an inspection today and one sprinkler head was buried down in the soil.

And another sprinkler head nearby looked like this one.

Seeing the two heads made me think of a test question.

"Which of the following is most likely to lead to a cross-connection at a yard irrigation system?"

1. A sprinkler head that is 6 inches above grade.

2. PVC buried in soil

3. A sprinkler head buried 1 inch below grade

4. A system with a check-valve

Anybody care to guess? Of course, you have to know what a cross-connection is or it is no fun.

Howling Winds and Lost Power

Mon, 16 Nov 2009 08:44:00 -0600

This morning in Bellingham the wind is howling. I have an inspection on Lake Samish. I really wonder if I will be able to get on the roof. This is turning out to be a bad year as far as losing our power in Bellingham. That is usually wind related. It has happened twice at my house so far. Back in early October I was writing a report one night -- it gets dark early -- and "poof" the power went out. Can you say dark?

The power came back on later and I thought nothing more about it. We had a class starting the following Monday at Bellingham Technical College. That first day was a royal pain. We had no internet access due to damage caused by the preceding power outage.

A young fellow, who helps around the yard, told me later that the cause of the power outage had been filmed and the show was playing at youtube. I had not had a chance to watch the video till today. It is quite the show. A tree gradually led to a fire and explosion.

If you are sensitive, turn the sound down because the events that unfold led to a few shocked expletives by those watching the fireworks. This really gives an amazing example of the awesome power of electricity and how vulnerable the power grid is to wind when big trees are all around.

Thanks for stopping by,

Steven L. Smith

Bellingham Home Inspector (King of the House) -- Controlling Runoff Water

Sat, 14 Nov 2009 14:59:59 -0600

Sometimes people resist the concept of gutters and downspouts. In the climate around here, in the Pacific Northwest, it is hard to believe that anyone can ignore the need of a means of controlling runoff water.

However, there are those who think that an inspector, who recommends gutters, is simply trying to make work for a gutter contractor.

Sometimes, however, the necessity of gutters is so readily apparent that nobody can argue.

There are, actually, a couple causes for the rot on the fascia. The shingles are cut too short so the water runs right over the fascia, and there are no gutters. If there were gutters, and a drip edge flashing to route the runoff into the gutters this fascia would be in much better shape than it is today.

Thanks for stopping by,

Steven L. Smith

Leaking Gutters May Lead to Other Issues

Sat, 14 Nov 2009 14:59:21 -0600

Frequently, in the northwest, we home inspectors see gutters, or roof/gutter combinations, that are improperly installed. The roof is cut short, so it does not overhang the gutter and seldom is there a drip edge flashing to help route the runoff into the gutter below.

When that is the case, it is common to find the edge of the roof sheathing decayed and, along with that, an inspector might find damage and rot to the soffit area if the problem has been going on for some time.

In wet climates it is essential to control runoff water.

Thanks for stopping by,

Steven L. Smith

Oh Yes, The Best Of Intentions

Fri, 13 Nov 2009 18:14:00 -0600

Picture this: The homeowner knows there is a roof leak. The homeowner knows that shingles are blown off. So how does the homeowner correct this? Usually in a totally unprofessional manner. The photo below is not an uncommon repair.

Those shingles laying over the damaged area are vulnerable and this is not the way a roofer would do a repair. New shingles are worked in where the damage was done. They are no plunked down on top. If the old shingles were prone to blowing off before, then how about this conglomeration? Once an inspector sees something like this, the only option is to recommend that the roof be gone over and issues professionally resolved by an experienced roofer.

Thanks for stopping by,

Steven L. Smith

Electric Safety (King of the House Home Inspection) -- Bellingham Home Inspections

Thu, 12 Nov 2009 17:07:50 -0600

There are some home inspection issues that are so easy to resolve that nobody gets tweaked when the inspector calls them out. The photo below is a typical example.

When receptacles (outlets) or switches are missing cover plates that is no big deal as far as a repair. Heck, it is a piece of cake. On the other hand, citing the problem is valid. Anyone, but especially children, could come in contact with energized wiring when the covers are missing.

As much of a no brainer as it seems to be -- put covers on your receptacles -- I would say that I find this problem on at least fifty percent of the inspections at older homes. Seller's agents should tell their clients to solve this one prior to the inspection.

Thanks for stopping by,

Steven L. Smith

Failing Water Heaters (King of the House Home Inspection)

Wed, 11 Nov 2009 20:44:24 -0600

Home inspectors, when it is possible to do so, try to get data on water heaters. From a serial number, almost always, a water heater can be "dated" for age.

Some sellers think that as long as the water heater heats, then the inspector should say nothing about the condition of it. That is not wise on the part of the inspector. If a buyer goes into a deal and, right after the inspection, finds out that the inside of the water heater looks like this, then the inspector will probably be getting an unpleasant telephone call.

It makes sense to say that the tank was functioning, or not, at the time of the inspection. But if a water heater, or a furnace for that matter, has rust like this then it is time to warn the client that the design life of the unit is stretched pretty thin. It is, or should be, shot as they say.

Thanks for stopping by,

Steven L. Smith

You're Looking At A Fire Hazard

Tue, 10 Nov 2009 23:49:36 -0600

Natural gas and propane furnaces are usually vented with B vents. A B vent is a double-wall vent, so it can have tighter clearances to combustibles than single wall vents or metal chimneys.

But, just the same, it requires one inch of clearance, minimum, from flammables. Especially when people put water heaters in attached sheds, we find clearance issues.

A casual glance at the photo makes it all too clear that this water heater B vent is in contact with the OSB, a flammable. This contact is only a few feet above the water heater so we know that the vent gets hot. Remember, B vents require at least one inch clearance from flammables and that includes insulation in the attic. Life throws enough unexpected curves without playing it careless and dumb.

Thanks for stopping by,

Steven L. Smith

Raccoons Came Calling

Tue, 10 Nov 2009 09:46:45 -0600

The house below had signs of raccoons walking on the roof and partying under the soffit. It is really no big surprise if you have ever watched a raccoon climb a tree.

Raccoons are large animals and the damage they can do to a home -- siding and soffit -- if they decide they want to make a nest or den, or whatever it is called, is extensive.

There are many reasons to keep trees cut back from a house: Leaves in gutters and on the roof, moss and fungal issues, damage to roofing and siding and trim, easy access by rodent and insect pests and now easy access by masked bandits.

Thanks for stopping by,

Steven L. Smith

Old School -- It Could Have Been Worse

Mon, 09 Nov 2009 15:47:08 -0600

I do not know if anyone from Active Rain has written about this, locally in my area, or not. But last week, Thursday early morning, there was a major fire at Whatcom Middle School. Now I relate to that school. It used to be the original high school in Bellingham and when I was in school it was a junior high and I attended Whatcom Junior High.

In 1966 it became a middle school. Fifty years ago, in Bellingham, you went to elementary school grades 1 through 6. Then you were in junior high grades 7,8 and 9 and then you were at high school for grades 10, 11 and 12. Back in 1966, they changed it to the way it is today. Grade school is for grades 1 to 5. Then middle school for 6, 7 and 8. High school from 9th to 12th grades.

So this is a proud old building. The good news is that, while extensive damage was done, the school was not destroyed. The fire was, largely, confined to the roof and upper floor. None the less, it was a devastating fire as you can see in the video below.

This fire displaced nearly 600 students and the school district is still wrestling with getting these kids educated during a totally unexpected crisis. By the way, work was being done on the school -- welding on the roof as they worked on earthquake upgrades -- and it is thought that this work was involved in the fire getting started. I hope those guys working, if it turns out that way, are insured.

Thanks for stopping by,

Steven L. Smith

Looking Under the Surface -- Can You Dig It!

Mon, 09 Nov 2009 15:14:20 -0600

In the past I have written a number of articles about underground fuel tanks, both heating oil and gasoline tanks. Such tanks were common in older homes and, sometimes, I find homes where the tanks are still in use supplying a furnace.

The most common signs of a storage tank underground consist of seeing either the vent, or breather, pipe.

Or a fill pipe or cap.

The first photo is a vent at an underground oil tank. The next one is the fill tube and cap for an old underground gasoline tank. Another thing the inspector might see is a small diameter copper pipe entering a basement or a crawl space wall.

Since I have written about this topic before, my intent here is to show a schematic view of what these systems look like if one can only get under the soil. I have had clients who are confused by the configuration. They cannot visualize how the system is setup. I think the photo below makes it all pretty clear. That is the fill pipe at the right and the vent at the left. You can also see a fuel line entering the home.

Thanks for stopping by,

Steven L. Smith

Bellingham WA Home Inspector (King of the House) -- Sloping Lots

Sun, 08 Nov 2009 22:17:26 -0600

Here in the Pacific Northwest, especially in wooded areas, it is common to find that the perimeter soil -- call it a hillside -- is sloped toward the home.

When that is the case, if there is a basement or a crawl space, the home inspector will look for signs of past or present water intrusion. However, if the home is on a slab, there is not much to see. As building lots become more scarce, and people are building on lots that they would not have built on fifty years ago, the home inspector sees more and more of this kind of sloped lot.

Unless obvious signs of problems are apparent, about all the inspector can do is make a few suggestions and tell the potential buyer to keep an eye on the situation. If serious issues are suspected, the inspector will suggest a visit by a soil engineer or a structural engineer. When a house has stood the test of time for many years, and if problems are not noted, the slope is usually less of a concern than it might be on a structure that is newer and, so to speak, "unproven." It has no history so what might happen next is unknown.

Thanks for stopping by,

Steven L. Smith

Bellingham Home Inspector (King of the House) -- Unsafe Closet Lighting

Sun, 08 Nov 2009 09:26:21 -0600

Bare light bulbs in closets are a safety hazard. I know of that first hand. You see that bulb there -- assume that the socket is not loose -- well people do things like use closet bulbs as hangers. I know that one firsthand. My dear departed dad (yes Heather that was great grandpa Lee) once hung his baseball cap on a similar bulb in his closet. Now you can forgive him, he was about 95 years of age at the time. This condition of the bare bulb is common around Bellingham and Whatcom county -- probably everywhere there are older houses.

Anyway, this was years ago and I got a call from my mom. She had smelled burning and found the source. A few days later I installed a covered light fixture for them.

Even if a person does not hang a hat or a scarf on such a light, there is a risk that clothing will get too close to it and result in combustion. These bulbs get way hotter than people realize. And no, putting a bare fluorescent bulb in the socket is not the right solution either!

Thanks for stopping by,

Steven L. Smith

Three In A Row Ain't Good

Sat, 07 Nov 2009 21:14:30 -0600

This week, at three inspections in a row, I found TPR drain lines that were improperly installed. By improperly installed, I mean that they were routed up. In some cases there were other defects as well -- the TPR drain was routed into flex tubing, a no no, or the line terminated in the crawl space or too high off the ground outside.

In one case the homeowner wanted to argue that this is not a problem because pressurized water is involved so I did not know what I was talking about. He is wrong. This arrangement is not allowed in any professional plumbing standards and it violates any plumbing code that is published.

What the fellow says, if you know nothing about it, makes sense. You envision water coming out of the TPR valve under high pressure and as steam. The fact is, this valve may discharge water periodically, as part of it doing it's job. That is especially true if there is what is called a closed system and if there is no thermal expansion tank. These valves are factory set at 150 PSI. I have seen municipal water pressure to homes that was too high -- over 130 PSI. 80 PSI is the top of the normal range and that is considered to be too high by most plumbers. In high pressure situations like that, where the water heater is under stress to begin with, I have seen these valves discharge water. And it is NOTHING like a steamy situation. In the average situation, as the tank heats and pressure hits 150 PSI, anywhere from a few drops to a cup or so of water comes out. That relieves the pressure for awhile, then it may build up again and discharge more. The water coming out the drain is NOT superheated. It is the same temperature as the hot water being used in the house. About the only way the discharge water will be superheated is if the thermostat should stick on. The valve is relieving pressure, not temperature. Sometimes the two coincide but not always.

If the valve is routed up, and any amount from a few drops to a cup of water flows out, as you can see above in the photo, that small amount of water would stay in the pipe -- up tight to the valve. Overtime, that can lead to corrosion, damage and failure of the valve. When that happens, then you have a big safety issue.

Sometimes homeowners, who know a little bit, but not nearly as much as they think they know, can be their own worst enemies.

Thanks for stopping by,

Steven L. Smith

When You Can't See the Roof for the Trees

Sat, 07 Nov 2009 10:41:16 -0600

One of the state standards of practice, in Washington state, is that an inspector must traverse the roof if it can be done safely and without property damage. The idea is that the inspector, in so doing, will have a better idea of the condition of the roof.

While in theory that is a good concept, sometimes Pacific Northwest reality and trees interfere with good intentions -- see photo below.

Even though I got on that roof, the organic debris was so thick that I really could not see much. I did have this to report:

The roof is heavily obscured by organic debris. This makes it impossible to assess the condition of the roof. Additionally, heavy debris keeps a roof from drying and blocks runoff water making it more prone to leakage. Recommend that qualified party, such as a roofer, remove all debris from roof and, at that time, evaluate surface and make necessary repairs or replacement as is required.

This is further proof that, sometimes, we home inspectors cannot see the roof for the trees.

Thanks for stopping by,

Steven L. Smith

Properties Taking Out The Home Inspector

Sat, 07 Nov 2009 09:25:39 -0600

Most of us in the northwest, when we think of decks, probably think of a flat walking surface comprised of either wood decking or a composite decking material with rain gaps to allow rain between the boards. That is usually the case. However, it is also not uncommon to find a solid flat surface -- such as a plywood nailed over the structure below. We home inspectors have to be careful when inspecting decks. They can be very high and construction methods are often suspect.

When plywood is the walking surface, often the homeowner has applied onto that surface some type of waterproofing that is available for consumers -- often a paint-on product with a limited lifetime. If a person is installing that type of deck it is very important to make sure the deck slopes away from the home so water that collects is diverted away from the house. Look at the photo below.

That is a waterproof coating over plywood. In many areas the surface felt solid. But, be careful, there were other areas where a person could step right through the floor. Yes, that is a hole. Once plywood starts absorbing water, de-lamination and rot are not far behind. In this field of home inspection, the inspector needs to look before he or she leaps, doing otherwise could lead to an injury.

Thanks for stopping by,

Steven L. Smith

Whatcom County Home Inspector (King of the House) -- When Your Balusters Are Loose

Fri, 06 Nov 2009 19:23:13 -0600

I seem to be having a spate of luck where, inspection after inspection, I a running into high decks. We are not talking three feet high. I mean decks that are 18 or 20 feet high and they are situated over valleys below. When such a deck is inspected it is very important that it be solid to the house. Another thing we inspectors want is proper spacing of the balusters. The standard safety guideline today is that balusters should be close enough together that a four inch sphere will not pass through. At many decks I find spacing much wider than that -- like a foot or more.

The other day I found a deck that had spacing just under four inches. I was very pleased, until I pressed on them. Oooops. Those balusters need to not only have the right spacing but they also have to stay in one place if a child, or the wind, is fiddling with them

Thanks for stopping by,

Steven L. Smith

Why I Don't See Vermin At My Abode

Thu, 05 Nov 2009 16:36:19 -0600

Recently I wrote a post entitled Rodents In Paradise. I have got to tell you that I see them everywhere. We are talking rats and mice, not the wonderful little squirrels that are so well behaved. In this area even high-end homes have problems with rats and mice.

I can honestly say that, at my home, I have not had a problem with rats or mice in years. At one time we would see an occasional one under the sink. Now, if there is any sign of them at all, then it is a body that we might find in the backyard.

There are three reasons why I no longer have rodent problems.

From left to right, those three reasons are:

1. Tigretto Tartufo

2. Silvio Purrrlusconi

3. Fratello Tartufo

These Italian cats have ZERO tolerance for vermin. I put the three on the payroll, originally, on the advice of my assistant manager, and the world's top certifried home inspector assistant, Mr Nutsy S. Wallenda.

Thanks for stopping by,

Steven L. Smith

Rodents In Paradise

Thu, 05 Nov 2009 08:19:03 -0600

Sometimes it seems like the rats and mice must look upon fiberglass batt insulation as some type of paradise. If not, well they sure have a strong love for the stuff. The photo below is commonly found at a home inspection when the rodents have been enjoying a roll in the insulation.

This insulation is pulled down and torn by, in this case, rats. If you look inside the insulation you see seeds the vermin have carried in. And, in a few spots, you can see the very holes they are using for easy access. The little fellow even left a distinctive dropping behind. How nice.

Thanks for stopping by,

Steven L. Smith

The Problem With A Cantilevered Deck

Thu, 05 Nov 2009 00:49:36 -0600

An inspector needs to be on the lookout for structural problems with cantilevered decks. That is especially true here in the northwest where we have so much rain.

Do you know what a cantilever is? Here is a pretty good photo that I took at a recent inspection.

See that beam: Dark on the inside and white outside where it supports an upper deck. Notice how green that beam is at the exposed outside section. That is a big problem with this design. As the wood is exposed to rain on the outside, rot forms and that will travel right down the beam. Before long you have a deck that is seriously weakened, likely to be unsafe, and you also have a repair job that takes some doing to fix -- especially if the decay gets back into the exterior wall.

The cantilever design might work great in some climates, but it creates many problems in the Pacific Northwest.

Thanks for stopping by,

Steven L. Smith

Bellingham Home Inspector (King of the House) -- Clues

Sun, 01 Nov 2009 18:05:19 -0600

In older homes it is not uncommon to find that the house, at some point, had an underground storage tank -- either gasoline or, more likely, heating oil. Since underground tanks are buried, not visible, probably any number of them go unnoticed. However, we home inspectors are on the lookout for certain clues as to the existence of such a tank.

That photo below is not a periscope. That pipe looks like a vent pipe from an old underground storage tank. I did not find a nearby fill tube but, where there is a vent there is often a tank below -- maybe several feet underground.

While a home inspector will cite clues such as this, when they are found the job does not include digging holes. I have taken a cap off the fill tube, more than once, to see if I could smell the fuel type. Heating oil has a distinct odor as does gas. There are, of course, other times when such clues might exist at the property but the inspector could not see them for various reasons -- such as dirt or vegetation obscuring the clues.

Thanks for stopping by,

Steven L. Smith

Bellingham Technical College -- Washington State Approved Fundamentals of Home Inspection Education

Sun, 01 Nov 2009 10:33:08 -0600

Take a look at the photos below, then I will tell you what they mean to anyone who has been involved in the Washington state approved home inspector education that is taught at Bellingham Technical College.

These photos were taken during the fourth week of the course -- field training. The first three weeks students are in the classroom, and at some labs, but generally they are tied down learning the nuts and the bolts of what it is that they are looking for. In that final week, the students go on-site with instructors and put to practical application the knowledge that they learned earlier in the course. Anyone interested in the BTC program -- a state approved fundamentals of home inspection course -- can get more information by clicking on the icon below. The next scheduled class is early in the new year.

Thanks for stopping by,

Steven L. Smith

Bellingham Home Inspector (King of the House) -- It's That Time of Year

Sun, 01 Nov 2009 09:58:23 -0600

Folks, I hate to say it, but here in the northwest it is that time of year. What time of year you might ask. Well it is that time of year when you need to clean the roof and the gutters. All of the needles and leaves from all of the trees are now in valleys of your roof and down in the gutters.

Such debris blocks drainage and, frequently, leads to gutters not functioning at all. The subsequent leaks can rot structure such as the fascia behind gutters.

Bearer of bad news that I might be, the time is now -- get the gutters clean so they will function during all these hard rains. If you cannot clean the gutters and the roof yourself, hire someone who can.

Thanks for stopping by,

Steven L. Smith

Happy Halloween

Sat, 31 Oct 2009 16:22:06 -0500

I would like to wish a happy and safe Halloween to all of my Active Rain friends and relatives (hi there Heather) and Nutsy and I have decided to even extend our good graces over to those three low-life rats in the rain with the last names Buell, Ford and Quarello. So this Halloween greeting is coming from the King of the House staff and going to everyone, even the rats.

I am too old and mature to go trick or treating, however Nutsy will be out collecting candy from all of the neighbors. I hope that nobody steps on him and I hope he comes back with zero tire tracks on his hide and I hope that every one of you has a good Halloween tonight. Boy, once we hit Halloween, the major holidays follow in swift order. One of these years I want to go to Mexico and check out the day of the dead.

Thanks for stopping by,

Steven L. Smith