Bellingham Wa. Home Inspection Blog, Steven L. Smith

Whatcom County Flooding

Thu, 08 Jan 2009 12:42:51 -0600

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.

Steven L. Smith

Bellingham WA Home Inspections

Stories Behind the Music -- Let's Do It In The Car

Thu, 08 Jan 2009 11:37:29 -0600

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

Steven L. Smith

Bellingham WA Home Inspections

Washington Home Inspector Licensing -- Standards of Practice

Wed, 07 Jan 2009 13:09:22 -0600

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.

Steven L. Smith

Bellingham WA Home Inspections

Stories Behind the Music -- Life Did Not Imitate Art

Wed, 07 Jan 2009 09:46:54 -0600

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

Steven L. Smith

Bellingham WA Home Inspections

A little less information next time please!

Wed, 07 Jan 2009 00:15:19 -0600

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.

Via Charles Buell, Seattle, WA, Home Inspector (Charles Buell Inspections.com):

     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.

"Time is money,"----is it really?

Wed, 07 Jan 2009 00:11:24 -0600

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.

Via Charles Buell, Seattle, WA, Home Inspector (Charles Buell Inspections.com):

     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.

2008 in Review

Mon, 05 Jan 2009 22:33:03 -0600

Sean's photos are really pretty .... the way I remember my Florida trip years ago. I thought I would send them up to be shared again.

Via International Financing Solutions :

Hello Folks,

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.

Hope you have enjoyed the views.

Sean Allen
International Financing Solutions
www.InternationalFinancingSolutions.com

Top 10 Creative Construction Techniques of 2008

Mon, 05 Jan 2009 10:55:29 -0600

I thought that this was a fun blog. Seeing all these problems in one post amused me.

Via James Quarello - ASHI Certified CT Home Inspector (JRV Home Inspection Services, LLC):

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.

James Quarello
JRV Home Inspection Services, LLC

Boomin' Back To The 60's Burger Stand

Mon, 05 Jan 2009 09:27:47 -0600

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

Steven L. Smith

Bellingham WA Home Inspections

Stop Growing Mold In Your Home

Mon, 05 Jan 2009 01:02:24 -0600

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.

Dewpoint calculator

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 Inspections

Habitat for Humanity Controversy

Sun, 04 Jan 2009 12:59:41 -0600

Sometimes you learn things from unlikely and unexpected sources. Somehow or another, last night, this news story came into view on my computer screen. It was real estate related, I recognized big names, so I clicked on it. It was a story about complaints and possible litigation regarding some homes that were built by Habitat For Humanity.

The homes are in Florida and had high profile people involved. Jimmy Carter in theory hand-built some of them and many Hollywood biggies, like Brad Pitt, bankrolled them. The funny thing about it is that I first saw the story in a London newspaper. I know, British papers tend to be tabloids, but this looks credible. You can check it out here.

I know nothing about the specific situation but, based on the complexity of building a home, it would be surprisijng if some of these lower income houses built by amateurs did not have at least some shortcomings. On the other hand lack of maintenance can lead to big problems too.

Maybe someone who lives in Florida, and is familiar with Fairway Oaks, can give us some insight into the root and severity of the problem.

Steven L. Smith

Bellingham WA Home Inspections

Remember -- Postal Rate Hike January 18!

Sun, 04 Jan 2009 12:25:36 -0600

I remember it well. One year I kept mailing letters out with the wrong stamps, for about a month after the postal rates went up. Honestly, most of them went through -- enough of them to lull me into a false sense of security. Then I realized the mistake. It is not like you can reel them back in again. You hope for the best if you screw up. That is especially true if the items were critical or time-sensitive.

Anyway, I thought I would remind others that rates are headed up again. As of January 18, rates are going up on special services such as priority and express mail. You can read the official government blurb Postal Rate Hikes Jan 18, 2009.

In case this provides relief -- that regular postage rates are not included in the hikes -- don't breathe a sigh of relief. The powers that be say that stamps will go up by an undisclosed amount in May.

Speaking of stamps, my certifried home inspector assistant, Nutsy, is very proud of the historical commemorative stamp that was issued in honor of his uncle, Walneto. Do you remember this one from a few years back? Collectors out there will be hoarding this stamp and will have originals tucked away for safe-keeping and future profits. It is bound to be valuable!

Steven L. Smith

Bellingham WA Home Inspections

The Reveal - by Aaron Auxier

Sat, 03 Jan 2009 11:54:22 -0600

I know this has been re-blogged before. I think when a member of Active Rain goes to tremendous effort, and comes up with a very thoughtful piece, it is to our benefit to share it widely. This is such a piece.

Via Aaron Auxier - Las Vegas Luxury Real Estate (Prudential Americana Group, REALTORS®):

On Dec. 23rd, 24th & 25th, 2008, during the worst economic crisis since the Great Depression, I wrote The Reveal. As I was writing on the evening of the 25th (from my home office in Las Vegas, Nevada), it snowed, making it my first ever White Christmas. Looking out my window, sitting at Ground Zero of the housing meltdown, I saw just one home with lit holiday decorations (Nevada has been ranked #1 in the nation for foreclosures for two straight years per RealtyTrac). Regardless, I wrote with a fervent passion for a new era in human evolution and the future of my city, my state, my country, and my planet.

On New Years Day 2009, via the Internet, I released The Reveal - during a time that is certain to become one of the most crucial and symbolic periods in history. The Reveal was written to provoke happiness, imagination, and thought. Inspired by figures such as Maslow, Disney, and Sagan.

The Reveal was not written with political bias, it was written from an indifferent mindset much deeper than left or right - a lifestyle approach based around going with the flow and respect. The most important cause is one where we progress as a species. A cause with an awareness of which allows children of future generations to enjoy a stronger planet and mentality than we ourselves inherited.

Communication is a critical element to our chances for success. I hope my words can be read as part of a collective effort which we all must join. An effort to bring about a call to action regarding the global crisis. A reminder that we must address our past indiscretions. A cry for help regarding getting the government to find new ways of assessing home values, health care, unemployment, economic stimulation, and a better way of treating our neighbors and planet. It's time we stand up, call our government officials, teach a friend about what's happening in our cities, or anything else that can help make today's situation the catapult for a new-found attitude and approach to life.

For savvy individuals, periods of such transition signal the possibility of opportunity. I've been doing my part, working hard to raise awareness as well as to improve my person - sharing with others as I grow. Everyday, I make calls to banks, clients, the media, family, and friends. The Reveal is my effort to reach out to an arena much more powerful than one city or one crisis. The global audience that The Reveal was sent to includes plumbers, PhDs, journalists, celebrities, appraisers, teachers, CEOs, foreclosure victims, bankers, construction workers, stock brokers, nurses, politicians, real estate agents, and you. Think about the power that together (as a diverse group) we hold. Spread The Reveal with all whom you know. Spread the word that it's time for something fantastic to happen.

Throughout The Reveal, I share my thoughts on topics such as the United States, technology, explosions, better education, sustainable energy, greed, employment, a vast maglev bullet train system, love, real estate, politics, and the future. Each section is broken into parts, feel free to browse to the chapter of the story that most peaks your interest.

All Las Vegas stuff (including Aaron's Annual Thoughts - 2009, important news, and a photo of my newly-earned "Einstein Hairs") can be found at the links at the bottom. Oh, a big thanks to Mark Adams - Creator of VegasTodayAndTomorrow.com for not making our "Tunnels under Vegas" page on time. Sorry everyone, Mark was too busy attending the opening gala at Encore (must be nice!). All kidding aside, Mark promises to get the page done.

Together, let's address truths with the hopes of reminding people about the basics of life (survival), obtaining security and savings (safety), the importance of establishing a community (social), the ambition to excel (recognition), and finally, infusing communication and knowledge to create opportunity for self and others (a power obtained by those who self-actualize). At least that's how I apply Abraham Maslow's "Hierarchy of Needs" to my life. It's my hope that The Reveal reminds people of the instinct within themselves and what we need to do to move forward.

Funny - just as my business partner Jason and I thought we were all sophisticated by learning to become "self-actualizers", the other night, Jason shot me a message on AIM that said, "I just discovered on Wikipedia that before he died, Maslow revealed a new level of awareness called Self-Transcendence. Those who reach this final level of the hierarchy are called 'Transcenders'." - When does possibility end? I think we all know the answer.

Google "Maslow's Hierarchy of Needs" if you want to learn more.

No playing the victim - We got ourselves here - Let's now focus on community and solutions.

The blame game must stop. We as a human race got ourselves into this mess. Ever hear of the term "Guilty by Association"? If you're human, then you're guilty. You're even more at fault if you don't take action towards finding solutions. Negativity is contagious, currently, the world has it all over itself. How do we get it off? By accepting responsibility, stopping the blaming of others, being at peace with life, being positive, finding solutions, creating a community, and spreading good word.

In 2009, community is going to be as powerful a concept as it has ever been. It's happening with the Internet, it's happening in business, and it's even happening in politics (although politics have a long way to go). We're living in the information age, those who aren't in touch with themselves and the pulse of the new world will fail miserably. The sharing of information has become mainstream. Mankind must learn to communicate on deeper levels moving forward. We must implement a MySpace, Twitter, and Facebook mentality into our offline lives.

Give Give Give. Practice stewardship. Introduce people, shake hands, do not horde. Greed is what got the world into the place it's in now. Introduce your contacts, share your network, build your community. By sharing what you learn, you lead and create a foundation. With that mindset, we'll be well prepared as people to improve our tendencies.

This is history in the making. We need not let the current global crisis destroy who we are as a human race, but instead, let it define us. Even if we lose everything, this is a key time in human evolution where we can set better standards for future generations when it comes to acceptance of our fellow human, regardless of their color, beliefs, or upbringing. Not black and white, not Russian and American, not Wall Street and Washington - instead, humans who work together to care for their planet, which sits as a mote of dust when compared to the billions upon billions of far larger planets and stars in the universe (Watch Carl Sagan's three-minute video in the links section to remember where and who we are).

Through community, we improve our chances of fighting corruption, finding cures to diseases, ending world hunger, creating better health-care, and inventing new technologies which offer hope for a healthier, more sustainable planet for our children.

Freedom is created by those whom live life with a wider-world agenda.

Imagine this...Rather, believe.

The Earth's age is estimated at 4.5 billion years old. Dinosaurs lived on the planet for approx. 160 million years. The oldest Homo sapien fossils are said to be just approx. 200,000 years old. It was Cowboys and Indians just approx. 150 years ago. The first airplane flew approx. 100 years ago. Today, the Stealth Bomber could already be argued as old.

Currently, Intel's 3.2 Ghz Core i7 Nehelem claims to be the fastest processor in the world. Its core is 45 nanometers - thinner than a sheet of paper. In comparison, when Nasa sent the first man to the moon, the Apollo Guidance Computer's CPU was running at approx. 2 Mhz and was as thick as a stack of paper. It takes 1000 Mhz to make 1 Ghz. Essentially, today's multi-core CPUs are running thousands of times faster, yet are astronomically smaller. An example? The iPhone is more powerful than a computer that would have taken up an entire apartment building just 50 years ago.

Is anyone watching Microsoft's and Sony’s dashboard changes on XBOX and Playstation? The key words are community and interaction. The Internet is currently on what's called Web 2.0. The goal of Web 3.0 is to continue forward with interaction. Imagine an Internet where you didn't even rely on a keyboard and mouse to browse. Instead, you simply used your hands to move things around on your screen, walked through 3D stores and dragged items off the rack and rotated and zoomed (like an iPhone), dropped items into your instant messenger to see if your friend liked them, then purchased the items by sliding them into your basket and tapping the purchase button.

Could you imagine? Your 27" screen using Nanotechnology (Google it) so it goes from stiff to soft, allowing you to fold it up and throw it into your pocket. After all, how dare you shop at Macy's while you're sitting at your kids soccer game?

It's said that the next generation space telescope (Hubble's replacement) may attempt to see beyond our known universe. For those who aren't science savvy, there's currently no such thing as "beyond our universe". What will we find? Just imagine how much exciting stuff is going to happen as technology leapfrogs itself over the next decade or two.

When I imagine Las Vegas' long-term possibilities, I get goosebumps. This is a magical city. Patience is a virtue, positioning is everything.

Where do you stand? What can you imagine? In what greatness do you believe?

I've been workin on the maglev railroad, all the way into the sustainable future?

When President Roosevelt took office, the first 100 days of his presidency focused on creating a number of new programs (aimed at stimulating the economy out of the Great Depression). Are we on the verge of the biggest government stimulus action since the New Deal of 1933? While we as taxpayers first need to know there are safeguards and where our money is going, President-elect Barack Obama's economic stimulus plan (one which some say could reach one trillion dollars and be signed in his first two weeks in office) is said to be aimed at rebuilding infrastructure, creating sustainable energy, improving technology in healthcare, refurbishing schools, and also investing into mass transit. Several areas where America needs help.

Mass transit, as in sustainable bullet trains? I believe (along with many of my local colleagues) that the proposed bullet train from Anaheim to Las Vegas has the potential to create fantastic opportunity. Recently, it was revealed that the governors of California and Nevada have agreed to work towards making the train a reality (which could whisk people back and forth in approx. 90 minutes). Should the Anaheim to Vegas maglev bullet train receive funds from Obama's economic stimulus plan, it seems possible that the project could start fairly quickly, costing approx. $12-$13 billion and taking approx. 10 years to build. I talk more in depth about how this could affect Las Vegas and Nevada in my Aaron's Annual Thoughts - 2009 article (in the links section below).

Perhaps this could kick off the building of eco-friendly bullet trains all over the United States? Eventually becoming a vast system that is great for job growth, industry, and pollution solutions? New York to Malibu in less than a day by ground? Sounds fun!

Get involved - Be the Hero of Ground Zero.

Most people (likely including yourself), have been at some kind of Ground Zero. I hope that everyone who's experienced challenge can (if even for an evening with the family) put the current economic crisis aside and remember to be thankful. Rather than taking the tempting road and saying, "Easy for you to say, you didn't blah blah blah" - instead, be accountable. If you're angry at someone because you assume they don't understand your pain, ask yourself, is it possible that's an issue you could better deal with internally? If Randy Pausch could do push ups, laugh, and inspire - knowing that he had 6 months to live - your problems probably aren't worse. It's not the action, it's the reaction.

Let me tell you two quick stories:

For approx. 15 years, I watched my father battle a killer disease. On many occasions, I remember ambulances coming to my home because he couldn't breathe, me a little boy scared that his father was going to die. He passed away in 1996 as strong-minded as ever. The evening he passed away, my family and I felt at peace where this man was going. A positive reaction (as opposed to us being angry at the world).

When I was 20, I survived a 6.7-magnitude earthquake, one that was felt as far as 250 miles away and one that took many lives (I lived at Ground Zero - just 5 or so miles from the epicenter). It was pitch black outside (4:31 AM). What started with a giant roll, turned into a 30-second, vertically-pounding, freeway-collapsing nightmare. When it stopped, there was a huge gas explosion (near my house) which shot approx. 100-foot flames into the air (and burned down homes). With people screaming, power lines zapping, fires burning, and aftershocks striking, my young friends and I grabbed flashlights, ran into destroyed homes, and rescued families (including my own).

A few hours later, my friend Shawn and I stood witness to an apartment building further collapsing on top of its first floor. We heard cries as many died. The point is, many of us have faced adversity, including putting our own lives on the line. From 18-year-old war heroes to business professionals who did not fall victim to corruption and greed, many of us have something of which to be proud.

This is my 2nd time at Ground Zero of a catastrophe. Just like the first time, instead of running away, I've stayed brave for my family and my clients. I'm right here, and have no intention of going anywhere except for up. I know from experience, and what my grandmother used to tell me, "And this too shall pass".

I encourage everyone to become a Hero of Ground Zero.

Humans are the only animals on Earth who can comprehend planning for their future.

In case you didn't read the intro, I didn't write The Reveal with political bias or to say this or that is fact. I'm not a scientist nor do I have an opinion when it comes to man's impact on global warming or climate change. I do, however, believe we can improve the way we treat our planet and its inhabitants.

The other night, I watched Leonardo DiCaprio's documentary - The 11th Hour. Below is some information I learned from watching (and some stuff I just know from reading).

If Earth's existence began on the first day of the year, humans time on the planet would equate to only approx. the last 15 minutes of the last day of the year. As humans, we're the only animal on the planet that can easily communicate and think intelligently to plan for our future.

Per the time comparison in The 11th Hour, Homo sapiens have only been on the planet for approx. 15 out of 525,600 minutes. For approx. 200 thousand years, Homo sapiens simply survived off of current sunlight (ex: the growth of fields created food for the animals, then we ate the animals and made our clothing out of them. We used wood for light and warmth, etc.) A few thousands years ago, Homo sapiens started discovering pockets of ancient sunlight such as coal and oil (300-400 million years old). Prior to 1800 AD, the Homo sapien population never surpassed one billion. By 1930 AD, our population hit two billion (taking just 130 years to double what took approx. 200 thousand years to create). Our third billion only took 30 years (1960). As of 2009, our population is approx. 6.7 billion - double of what it was when John F. Kennedy was inaugurated. The population is expected to hit 9 billion by approx. 2040.

Everyday, we pump toxins into our oceans yet are over fishing the sea life population, robbing the oceans of what they need to sustain, while loading them with poisons that have been linked to many of today's health problems. Slowly, warnings that some fish contain high levels of mercury are becoming more commonplace. Recently, actor Jeremy Piven became ill after having a mercury level six times that of what's considered normal (he was eating sushi up to twice a day). According to some info from the web, mercury is finding its way into our oceans from industrial sources who've yet to upgrade to (more expensive) green technology.

Think about that, we pump toxins into our ocean, then eat the fish? Isn't it time we asked for more?

The world will only pay the rewards for which it is asked - Allow the magic to happen.

Do you prefer unemployment and a bad marriage or wealth, security, and a healthy relationship? Just remember, if you want something, go get it the first time. Don't hawk, don't stalk, just walk. Meaning, walk straight up to what you want and get it. If you don't, you'll live a life of misery and regret - What if you would have asked for that raise? What if that person in isle 9 was your soul mate? What if you could have become President?

Allow the magic to let us heal, learn, grow, love, have wealth, good health, and get the world's economy booming again.

Maslow, Disney, and Sagan said...

"I think of the self-actualizing man not as an ordinary man with something added, but rather as the ordinary man with nothing taken away. The average man is a full human being with dampened and inhibited powers and capacities". - Abraham Maslow

"All the adversity I've had in my life, all my troubles and obstacles, have strengthened me. You may not realize it when it happens, but a kick in the teeth may be the best thing in the world for you." - Walt Disney

"It has been said that astronomy is a humbling and character-building experience. There is perhaps no better demonstration of the folly of human conceits than this distant image of our tiny world. To me, it underscores our responsibility to deal more kindly with one another, and to preserve and cherish the pale blue dot, the only home we've ever known." - Carl Sagan

Please feel free to share The Reveal with your community of friends and family.

- Read Aaron's Annual Thoughts - Las Vegas -2009 and much more below -

Aaron's Annual Thoughts - Las Vegas - 2009.
Are you ready for my thoughts on the 2009 Las Vegas real estate market? Are you prepared to listen to my dreams for the future of Nevada? A sustainable maglev bullet train to Anaheim CA., higher learning for our children, diversification of economy and employment, solar and wind energy creation, a new high-tech airport, cutting edge medical research, fun and healthy activities such as our own Walt Disney World? Let's get to imagining right now.

I've never been happier! Why? Because I'm on the verge of losing everything - Or am I?
Material objects do not define who you are as a human being nor do they define winners. Sure, having security and shelter is important. Yes, social status is sexy and makes people comfortable that you're successful at what you do. Yet neither will ever stand stronger than inner strength and beauty. Learn how I'm not near as cool as my tagline "Hollywood's Connection to Vegas" makes me sound.

Update on rumors regarding The Harmon Hotel & Tally of residential high-rise Strip condos.
It has become known that there is something going on with The Harmon. Before jumping to conclusions, out of respect to MGM MIRAGE, we will wait for them to make an official announcement. With that being said, in this blog I do talk about the continued proof that it is very difficult to build residential condos on the Strip. I share the numbers in this article.

Carl Sagan's - Pale Blue Dot - Video.
"The Earth is a very small stage in a vast cosmic arena. Think of the rivers of blood spilled by all those generals and emperors, so that, in glory and triumph, they could become the momentary masters of a fraction of a dot." - Carl Sagan.

Gov. Schwarzenegger and Gov. Gibbons agree to maglev train from Anaheim CA. to Vegas.
An article from the Las Vegas Sun discussing last month's meeting between Nevada Gov. Jim Gibbons and President-elect Barack Obama. Gov. Gibbons and Gov. Schwarzenegger have agreed to move ahead with a high-speed train project.

Steve Wynn's Encore opens - Photos.
Check out VegasTodayAndTomorrow.com's page with photos inside the beautiful new resort. Hopefully Mark will get the darn underground tunnel page done for us now.

Photo from my first press appearance - Six years old - 1979.
The Electric Mayhem Muppet's Bus. This is when I must have caught the PR bug, at six years old and in 1979 baby. Check out the pics.

MGM MIRAGE to start hiring for 12 thousand new jobs. Press Release.
A press release detailing the largest employment opportunity in Vegas' history. According to the PR, hiring will begin Jan. 5th, 2009.

Could Las Vegas high-rise "condotel" units end up as "hotel" rooms?
With the mortgage liquidity crisis, and banks' fear of lending on condotel, could many of these projects convert to pure hotels? In this article, I share the numbers - comparing pure Strip residential high-rise condos to (overall) condotel numbers. Did you know that just one condotel on the Strip has more units than all 5 planned, under construction, or finished residential high-rise Strip projects?

Einstein Hairs.
As promised, I deliver to you my new Einstein Hairs. No joke, I did not have one visible white or grey hair prior to 2008. And these aren't just grey hairs, they are pure white, shoot weird directions, and seem to grow several inches overnight. Everyone of them stands for a lesson learned. Also in this blog, check out the photo from when I was 18 (I had much more hair and I could actually comb it). There is a link at bottom that predicts how I could look in 30 years.

Cost Per Foot Comparison - Resale condotel vs. Pre-construction condotel - $476 a foot vs. $1,200+ a foot?
While it may be a unique example compared to other resale listings in the project, a high-floor, Strip-facing, one-bedroom penthouse at Signature at MGM Grand recently closed at $416,000 (or $476 a sq. ft.). This is compared to some pre-construction condotel properties sometimes selling at $1,200 a foot and more. While comparing Signature to Cosmo or Vdara isn't comparing apples to apples, this example is still thought provoking.

Let in snow, let it snow, let it SHOW.
Take a photographic journey with me as I show One Queensridge Place and a home in The Ridges in Summerlin (while it was snowing). One Queensridge Place is such a nice property, spending a couple hours inside it's cozy stone halls was just what I needed. See the warmth for yourself.

Videos of Steve Wynn discussing the "Unbundling of Las Vegas".
Robin Leach interviews Steve Wynn as he lays down the law on how Nevada should reexamine its gaming regulation standards. He also discusses the "Unbundling of Las Vegas" as well as the Treasure Island sale to Phil Ruffin. For years now, we've been saying the same thing about loose Special Use Permits being given to high-rise condo developers.

The Journey of a Lifetime. A photographic look back at my 2008.
What started as a year that we all knew would be uncertain, ended up turning into the worst year since the Great Depression. Little did we all know just how bad things would become. Then again, little did we know how much we would all grow. Check out this photographic look back on the craziest year of my life.

I enjoy your comments,

Aaron Auxier, REALTOR®, ABR
Certified Summerlin Specialist
Certified Fine Homes International Specialist

"Hollywood's Connection to Vegas"®

Recognized on CNBC, FOX News, ABC News, CBS News, NBC News, and more.

Direct Cell 702-205-1818

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Prudential Americana Group, REALTORS®

Copyright © 2008 Aaron Auxier. All rights reserved.

Disclaimer: All information contained within Aaron Auxier's VIVA VEGAS! Luxury Real Estate Update is subject to change without notice. Subject matter: is an opinion, is not guaranteed, may be time sensitive, and may be based on information collected from several sources which may or may not be reliable at the time of sourcing.

Jack Feldmann's "I just don't get it"

Sat, 03 Jan 2009 11:44:25 -0600

I saw this post the other day, actually it was pointed out to me by another Active Rain member. I think that the situation, as described by Jack, is amusing and Jack honed-in on the absurdity of some marketing. He pointed out that sometimes people in business greatly inflate their statistics, with the intention of gaining status and credibility in their field. In so doing, they usually stretch it so far, and go so far out on a limb, that they shoot themselves in the foot. That is the case, at least, if the potential client is the thinking kind or even if he or she has a pocket calculator handy.

Via Jack Feldmann (Clayton Inspection Service, Inc.):

I know I have brought this up before. Some people responded with comments like "Well we all did it when we started", etc. But do these guys not think that someone will compare what they are saying on a blog and then on their web site?

I was looking at a blog here a few minutes ago. On the blog, the inspector claimed to have done 3000 inspections in the last three years. That is like averaging about 4 inspections a day, every week day for 3 years. Not only is that pretty much impossible in the first place, but the last three years????? No way.

Then I clicked on the "more about me" to go to his web site, and there he claimed to have done 4,000 inspections. Can he not get his "facts" straight? Seems not.

I'm not sure why this bothers me. He is not in my area, not even in my State. I guess because someone will think he has much more experience than he does, and hire him based on that, instead of maybe hiring someone that really has more experience, but is honest in his advertising.

I guess it takes all kinds. And, NO, we all did not lie about our experience when we started out.

What washer drain?

Thu, 01 Jan 2009 21:40:24 -0600

I am re-blogging this because I think it is always of importance to let people know that even new houses have problems that require a lookie-see by an inspector. Jack pointed that out right here.

Via Jack Gilleland (Home Inspection Services Clayton):

Instructions for installation of washer. Connect the hot and cold hoses to the valves and slide the drain hose into the drain. I guess I could handle the hot and cold connection, but sliding that drain hose into the drain might be a problem.

Why go to all the trouble to install the thing if your going to make it useless. Oh and by the way does the humidifier drain work if it is higher than the humidifier. Don't worry everyone that sump pump hose is for the condensate sump.

Jack Gilleland

Home Inspection Services

Clayton Ohio

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.