Jamie Schaefer's Blog

Drafty Windows

Jamie Schaefer (Housemaster of Long Island) — Tue, 15 Jan 2008 10:54:01 -0600

Hi Everybody. I have been away from Active Rain for a long time. It has been a tough "SLOW SEASON" on Long Island, but it looks like busines is finally picking up some.

Yesterday during a home inspection I saw the following. It never ceases to amaze me what some people will do to "repair" a deficiency. In this case I imagine the deficiency was a drafty window?

Now, this house was vacant, and it was a FLIP house. Why on earth wouldn't the "Flipper" do something about this?

Damn, there I go asking "WHY" just like my clients do. If I knew why I would be a very rich man. It is the question I get most often that I simply cannot answer. I suppose there are many answers, like; ignorance, stupidity, indifference, or just plain being a slob.

I have said it before, and i will say it again, "Every time I think I have seen it all, I see something else!"

Wood Destroying Insects

Jamie Schaefer (Housemaster of Long Island) — Tue, 15 Jan 2008 10:38:46 -0600

Most areas of North America are subject to infestation from wood-destroying insects and organisms in varying degrees. With few exceptions, the common denominator for this activity is excessive wood-moisture levels. This moisture can be due to roof leaks, plumbing leaks, unvented crawl spaces and attics, or construction defects such as wood-soil contact. In general, older homes are more susceptible to infestation; however, any house is a candidate if conditions are right.

Termites
Termites are the most common and most destructive wood-destroying insect. They are most prevalent in warm climates, but can be found in a few localized areas of Canada as well. Termites, like ants, are a social, colonizing insect. Within each colony there are reproductives, soldiers, and workers. The workers are the ones that damage the wood. There are many species of termite; the two most common are subterranean and drywood termites.

Subterranean Termites
Any time wood is exposed to elevated moisture, conditions are ripe for subterranean termite activity. Wood close to or in contact with soil is especially prone to termite attack. The workers build mud tunnels or tubes as a means of traveling between the soil and wood elements. The hidden nature of their activity makes them especially difficult to detect. Often the tunnels are the only visible sign of their presence. Swarming winged termites or damaged wood are also indications of activity. Formosan termites are a very aggressive subterranean termite species that has invaded areas of the southeastern U.S.

Traditional treatment for subterranean termites involves applying a chemical barrier between the house and soil using non-repellant pesticides (termiticides). Termites passing through the barrier pick up the toxic chemical and carry it to the nesting areas where the entire colony is eventually affected. A relatively new approach to termite treatment is baiting. Bait stations are placed around the perimeter of a house; when there is evidence of termite activity at the station, a termiticide is placed in the station. While bait stations may be used proactively, in most cases they are used in conjunction with some form of conventional treatment when an infestation has been confirmed. Surface applied borates are also used for termite treatment. Conventional treatment measures may not be possible in some cases, such as when a well is located within or near the foundation or if the heating system ductwork or piping runs through a floor slab. Formosan termites are a very aggressive subterranean termite species that has invaded areas of the southeastern U.S.

Drywood Termites
These insects are most prevalent in warm southern coastal areas. Drywood termites feed and nest within the wood. They will attack relatively dry wood anywhere in a structure. Signs of their activity include small piles of fecal pellets or partially digested wood. Spot treatment is possible for limited infestations, however, in more severe cases, tenting of the house and fumigation may be required.

Carpenter Ants
The carpenter ant, a relatively large black to reddish-black ant, has become a major infestation problem in many areas. When nesting in old tree stumps or timbers, they often invade the house foraging for food. But they will also nest within a house. They are attracted to moist environments and will gnaw out their galleries for their offspring in solid wood adjacent to a high-moisture area. But unlike termites, they receive no nourishment from the wood they excavate. Carpenter ant damage is generally more localized than damage caused by termite infestation. While treatment for carpenter ants sometimes involves the whole house; in most cases spot treatment using a surface applied pesticide, or even simply removing the source of attraction (moisture), can eliminate the infestation.

Beetles
There are numerous types of wood destroying beetles. Common types include powderpost beetles, wharf borers, and old house beetles. Each beetle has differing physical characteristics such as its size, shape, color, etc. Older homes are generally more likely to experience beetle infestation; however, it is also possible to find infestation in newly milled lumber used for new homes or furniture.

Adult beetles deposit eggs in cracks or holes in the wood. As they develop into the larval stage, they start boring through the wood. After a period of months, or sometimes years, the larvae emerge as adults through "exit" holes. The primary signs of beetle activity are their exit holes and fine sawdust-like “frass,” which may fall from the holes. In many cases, despite the presence of exit holes, the infestation will actually be the result of old activity. Often spot treatment of the infested area or applying a surface pesticide or even paint will prevent a recurrence. In extreme cases of chronic re-infestation, fumigation may be required.

Carpenter bees
The carpenter bee, a large bee that is similar in appearance to a bumble bee, creates tunnels in wood, often in an exterior trim piece, to deposit its eggs. This bee is primarily a nuisance pest, but if allowed to reinfest the same areas, structural damage could occur. The principal sign of activity is the presence of ½-inch diameter holes with stains below. Sawdust piles may also be evident. Spot treating and plugging the holes will take care of most carpenter bee infestations.

Remember, these tips are only general guidelines. Since each situation is different, contact a professional if you have questions about a specific issue. More home safety and maintenance information is available online at housemaster.com.

This information is provided for general guidance purposes only. Neither HMA Franchise Systems, Inc. nor the local HouseMaster® franchise warrants its accuracy and assumes no liability related to its use. Contact the local franchise office and/or qualified specialists for advice pertinent to your specific house or circumstances.
© Copyright 2007 HMA. Each HouseMaster franchise is an independently owned and operated business. HouseMaster is a registered trademark of HMA Franchise Systems, Inc.

Curb Appeal Items

Jamie Schaefer (Housemaster of Long Island) — Tue, 15 Jan 2008 10:34:40 -0600

Homeowners can repair and reseal their blacktop driveways, creating a professionally finished look, particularly if the driveway is a manageable size. Simply follow these simple steps:

Plan ahead. Schedule the job during a week when the forecast is sunny, warm, and dry for several days. Reschedule any deliveries, since the driveway should not be used until the sealer dries.
Dress appropriately. Wear old shoes and clothing that you can discard; wear gloves to protect hands.
Clean the driveway thoroughly. Use a leaf blower or broom to remove loose dirt and debris. Remove any oil stains with a commercial degreaser.
Patch cracks more than 1/8 inch wide. Small cracks can be filled by using a sealer containing fine filler such as sand. Tube-type fillers are also available. If the cracks are too numerous or large, you might need to resurface.
Follow instructions. Review product directions carefully. Allow new driveways to age at least a year before applying a sealer. If crack fillers are used, you may need to wait a month or more for them to properly cure before applying the sealer. If the driveway has been sealed previously, use a compatible type sealer.
Mix thoroughly. Blending containers together will help ensure uniform shading. Make sure you have enough sealer on hand so you don’t have to stop in the middle of a job, which might result in a change of appearance.
Pour, spread, and brush sealer onto the driveway. First, pour sealer on section of the driveway. Next, spread with the recommended type squeegee applicator. Finally, brush over the sealer to work it into the pores of the driveway. Continue until entire driveway is coated.
Do not overdo it. One coat is all that is needed to seal the driveway and reduce staining and water damage. A new blacktop driveway can last for several years without sealing. A coat every three years is usually an adequate maintenance schedule.

Remember, every project is different, so if you have questions about specific issues, consult a professional. More home maintenance information is available online at housemaster.com.

Quick Tips: Refresh Your Driveway

Work in good weather.
Wear appropriate clothing.
Clean driveway thoroughly.
Patch cracks first.
Follow product instructions.
Buy enough sealer to complete the job.
Pour, spread, and brush sealer into grooves.
Avoid sealing too often.

Buying Foreclosure

Jamie Schaefer (Housemaster of Long Island) — Tue, 15 Jan 2008 10:31:30 -0600

Buyers and would-be investors often look to foreclosure sales to find real estate bargains. But newcomers to this market could find some unpleasant surprises if they go in blind. All homes should be thoroughly inspected by a professional home inspector before sealing the deal.

Why inspect if you can’t negotiate?
Foreclosure homes are usually “as-is” sales. This means that buyers cannot negotiate for the cost of needed repairs, as they may do in a traditional home purchase. Buyers must absorb repair costs themselves and consider this in their purchase offer at auction. So why get a professional inspection on a foreclosure property?

Too many foreclosure buyers think they’re getting a deal when, in fact, they might be purchasing a property with substantial and costly defects. The repair of these major issues could exceed the savings gained in buying a foreclosed property.

Sellers at foreclosure auctions are not usually obligated to disclose defects. But buyers can empower themselves by getting a professional property inspection before the auction that will provide valuable insights about the condition of the home. If pre-auction property inspections are not permitted at the foreclosure sale, buyers will need to weigh that risk carefully.

Knowledge is Power
Even with a significant influx of newly foreclosed properties due to the sub prime mortgage mess, the foreclosure market can be competitive, and it is often dominated by experienced real estate investors. Armed with the right information you can make informed bids and find the best home at the best deal. After all, a bargain isn’t a bargain if it costs more than expected down the line.

Remember, buying foreclosed properties can be a risky business, so be certain to consult with needed professionals, including a reputable, certified home inspector, to address questions about specific issues. More homebuyer and home maintenance tips are available online at housemaster.com.

Oil and Gas burner ventilation is a serious matter.

Jamie Schaefer (Housemaster of Long Island) — Tue, 20 Nov 2007 15:35:05 -0600

And, do you know that more than one time I have heard, "Well, it was like that when I bought the house."

WOW!

OK, the small hole at the breech here, between the two pipes is not that large. That would make it easy to miss, right?

Well what about this one? Yes it was in working condition and it was heating the hot water.

Well OK, the retort cement could have just dried out and cracked on this one. But don't people ever think to look at their heating systems at all?

How on earth does a hole this size go un-noticed? It's the same chimney as the photo above.

Just corroded, no need for concern, right?

I spotted this one from the other side of the basement.

I think I'll just put some tape over that little round flappy thing to keep it form opening and closing.

Or, perhaps a couple of sheet metal screws would do a better job keeping that flappy thing closed.

Another one with just a little evidence of a problem.

Hi-hat lighting fixtures and insulation do not mix...

Jamie Schaefer (Housemaster of Long Island) — Tue, 20 Nov 2007 14:59:56 -0600

Hi-hat lighting fixtures should never be allowed to come in contact with fiberglass (or any other type) insulation because it is quite simply a fire hazard. Does the electrician who installs them not care? Does he not know any better? Was it done by a homeowner who is clueless?

Probably a combination of all of these. But it really is hard to believe how often I see this in the attic. I would have to say about 75% of the time, and that is a conservative estimate.

Now, many people will say that it doesn't result in a fire very often. Yes, this is quite true. But wouldn't it suck if your house was the one out of (who knows how many) that actually burned down as a result of this "totally preventable" mistake? I know I would be pretty upset if it was my house!

And some of you may also say there is such a thing as a zero clearance hi-hat fixture. These can be installed in contact with the insulation. I say no! Why take the chance? What if somebody puts in a light bulb of the wrong type, or one with a very high wattage which causes overheating.

I suggest that every home inspector who does not look for this, and/or does not include it in his report, is doing his client a real dis-service. He also may be opening himself up to a big lawsuit.

So, let's be careful out there!

Attic stairs should ONLY be installed by a professional.

Jamie Schaefer (Housemaster of Long Island) — Sun, 18 Nov 2007 16:34:27 -0600

Incredibly, this homeowner just cut a hole in the ceiling. He made no attempt to secure the joist ends, or frame out the area where the attic stairs were to be installed. This scared the hell out of me, I walked very carefully under the attic stairs every time I went down the hallway. The ceiling around the attic stairs was also sagging slightly. Wow, what a surprise!

Electrical nightmares...

Jamie Schaefer (Housemaster of Long Island) — Sun, 18 Nov 2007 16:25:17 -0600

My largest picture collection consists of electrical nightmares! It is simply UNBELIEVABLE what some people will do electrically in their homes. So many things I see are an accident waiting to happen. Here are just a sample of my 300-400 photos of electrical nightmares. I encourage you all to participate, post what ya got!

Yes, it was live, protruding from behind the gutter!

Electrical splices should ALWAYS be done inside a closed junction box.

Putting a plug in this receptacle could be disastrous!

I see many receptacles painted, but most of them can still be used. By the way, painted receptacles should ALWAYS be replaced.

The weep holes in a brick facade are designed to allow water to drain in the event it gets behind the brick, not so u can run wires to the front yard.

I found this receptacle just "hanging around" the shed.

Extension cords AND adapters are intended for temporary use only. These look like they have been here forever.

The seller is supposedly a contractor!

Jamie Schaefer (Housemaster of Long Island) — Sat, 17 Nov 2007 18:57:03 -0600

I just cannot believe what I saw today. I inspected a split level home today on Long Island. The wall between the kitchen and the living room had been removed. The living room ceiling was vaulted, and the kitchen ceiling was flat. I suspected something funny because it appeared that the ceiling had been only patched where the wall was removed.

Then I went into the attic space, and I could not believe what I saw! In the photo below, you can see the header. That header is supporting the ceiling where the dining room opens up into the living room. The end closest to you used to rest on the wall that was removed. Now it is being supported by the vertical 2 x 4's that you see. The top of each 2 x 4 is nailed to the ridge beam.

But, that's not the worst of it. Closest to the right side of the picture, all of the ceiling joists in vaulted ceiling that used to be supported by the wall that was removed have also been individually suspended by 2 x 4's hanging from the ridge beam. There is no header supporting the rafter ends at all between the kitchen and the living room.

To properly do this, we all know that the ceiling would have to be opened and the visible header would have to be replaced for the entire length where the dining room and kitchen ceilings meet the vaulted ceiling of the living room with a one piece header, beefy enough to support the weight of the roof and the ceiling joists. This may also include beefing up the jack studs at the two ends of the new header.

Now here is the kicker...

...The seller is supposed to be a contractor!

Every time I think I have seen it all...

NICE Repointing Job!

Jamie Schaefer (Housemaster of Long Island) — Fri, 16 Nov 2007 17:16:28 -0600

Nice job repointing this chimney. If this was done by a chimney professional he should have his license revoked, and he should be banned from ever using concrete again. I would not be at all surprised if this was done by the homeowner though.

Also, note the condition of the roof shingles...

...OUCH.

Believe it or not, I couldn't find evidence inside the house, or in the attic, of a single leak in the roof.

Would you believe a plastic Tupperware stuck into the top of the vent stack?

Jamie Schaefer (Housemaster of Long Island) — Fri, 16 Nov 2007 17:02:25 -0600

That's right. I didn't believe it when I saw it, but this is a picture looking into the vent stack. There is a plastic T stuck down in the top of it. I just don't know what people could possibly be thinking when they do something like this. As you can see, over time the elements have cracked the bottom of the container, thus allowing some ventilation, but I am amazed by what people do, every day!

Do you all know you should recommend replacement of flexible dryer vents??

Jamie Schaefer (Housemaster of Long Island) — Fri, 16 Nov 2007 16:57:21 -0600

I am just curious if you guys all know that you should recommend replacement of flexible dryer vents with rigid metal pipes? The flexible vents (plastic or metallic) allow for a greater build up of lint on the inside of the pipe. It overheats and catches fires. I have been told by a NYC fireman that these type of vents cause more fires in NYC than anything else. It is also recommended that all dryer vents be cleaned once yearly. This includes running a brush, similar to a chimney bruch through the vent pipe from one end to the other. This simply cannot be done with flexible vents.

NO GOOD

ONLY PARTIALLY GOOD

Great examples of termite tunnels

Jamie Schaefer (Housemaster of Long Island) — Mon, 12 Nov 2007 16:10:04 -0600

I saw this on an inspection this weekend and thought I would share it with you all. Termite tunnels built in mid air. I have seen this before, but these pictures show them very clearly. This proves that even though the sill plates on top of the foundation wall have a termite shield, or they are treated lumber, if the termites want to eat your house, there isn't much that you can do about it!

Asbestos on the incoming water line?

Jamie Schaefer (Housemaster of Long Island) — Thu, 08 Nov 2007 14:01:51 -0600

Asbestos pipe insulation installed on the incoming water main? This is the first time I have seen asbestos pipe insulation used anywhere other than on heating pipes. When I saw this I thought it was strange. Perhaps some unknowing homeowner took it from a heat pipe and put it on the water line? Has anybody ever seen asbestos on the water main before?

Another stash I found. But why in the crawlspace?

Jamie Schaefer (Housemaster of Long Island) — Fri, 02 Nov 2007 19:52:29 -0500

The big question is...

...did he go into the crawlspace to drink, or did he just throw his empties in there when finished? Some of these bottles are VERY old and some are not-so-old. I guess it's possible that this guy had a very long drinking career. The dust on some of these bottles indicates that they have been in there for a very, very long time.

Does anybody know what this is? I have my ideas, but curious what everybody else thinks...

Jamie Schaefer (Housemaster of Long Island) — Fri, 02 Nov 2007 19:39:14 -0500

In a basement back in June I found these things hanging all around. Probably about 10 or 12 of them in this basement, spaced all around. They are liquid filled and shaped like light bulbs. As I stated above, I think I have figured it out, but I am waiting to hear what everybody else thinks. The metal tag on each one reads "Shur-Stop".

The Electrican is leaving notes on the panel covers again!

Jamie Schaefer (Housemaster of Long Island) — Fri, 02 Nov 2007 19:34:38 -0500

Obviously the work of an electrician who ws not happy with the work of his predecessor. I opened the panel cover, and it was kinda messy, but it's the first note of this kingd I have found. I didn't even ask the homeowner if he knew about the note, I didn't want to stir up any trouble for the guy who may have written it! I am familiar with following behind a "HACK". I have done it a few times as a home inspector, if you know what I mean...

Would you believe a pistol range in the basement?

Jamie Schaefer (Housemaster of Long Island) — Fri, 02 Nov 2007 19:28:42 -0500

Inside of a small enclosure, built into the finished paneling wall of the basement I found this pistol range. The house was an estate sale, so I was unable to ask questions. But, I did find some lead slugs in the home made bullet catcher. The unit was actually quite well built, but I am not sure having a pistol range in the basement is something i could convince my wife that I needed. And, on top of that, imagine the noise? What did the neighbors think?

Every time I think I have seen it all, homeowners surprise me again!

I have seen just about anything holding up the main beams!

Jamie Schaefer (Housemaster of Long Island) — Fri, 02 Nov 2007 08:55:14 -0500

Having been on my hands and knees in these crawlspaces and seeing it all first hand I can tell you for sure that people will use anything they can think of to hold up their house! The amazing part to me is that no plumber, or electrician, or pest control operator, or anybody else who may have been in these crawlspace, has ever alerted the homeowner to the postential problems. Well, at least that's what the homeowners tell me. If any of you have photos of this type of "MESS" please post them, I would love to see what you have seen.

Another use for good old duct tape!

Jamie Schaefer (Housemaster of Long Island) — Mon, 29 Oct 2007 19:22:08 -0500

I have seen duct tape used for just about anything. In this case, the homeowner used it to repair the fold down stairway to the attic. Needless to say, I skipped that step on my way to inspect the attic. Don't get me wrong, duct tape has it's uses, but to repair a ladder? I don't think that is what it was intended for!

Every so often I find somebody's stash during my home inspection...

Jamie Schaefer (Housemaster of Long Island) — Mon, 29 Oct 2007 18:56:27 -0500

...but this stash was empty! It appears that many of these bottles are antiques. I actually told teh buyers not to have the sellers clean out the bottles because some of them may be worth something to the right collector. It is just odd how they are stacked neatly in the corner of the crawlspace. Perhaps a hold over form prohibition?

If another Realtor says the Home Inspector KILLED THEIR DEAL, I will scream!

Jamie Schaefer (Housemaster of Long Island) — Sun, 28 Oct 2007 17:46:40 -0500

As a full-time Home Inspector I have done several thousand inspections of houses, condos, co-ops and commercial properties here on Long Island. Occasionally, a Realtor calls my office to complain that I "KILLED THEIR DEAL". More often I hear stories about other Home Inspectors who killed their last deal.

As a Home Inspector it is my job, to convey my findings, to my customer, in the most concise and accurate way possible! I believe that I do my job very well, and my personal rate of customer satisfaction is outstanding. All too often, the Home Inspector is blamed by the Realtor for KILLING THE DEAL. Perhaps it was the condition of the property, reported accurately by the Home Inspector that killed the deal?!

How do I make these Realtors understand, that if a Home Inspector was to withhold any major issues from the customers, that I would be doing so many things wrong, that if I were caught, I would have my license revoked, my liability would be enormous, and my credibility as a Home Inspector and a human being would be severely compromised?

Then there are the ones who say "Well, it's all in the presentation!" To them I say, I am not an alarmist, nor do I go out of my way to scare any customer. In fact, I usually explain how anything can be fixed, and I mean anything! I have yet to uncover a problem on a property that could not be repaired, one way or another.

So, to those of you who have accused me (or any other hard working Home Inspector) of KILLING YOUR DEAL, I say...

...take a step back. Re-evaluate yourself as a human being. How dare you only be concerned about making the sale? Think about your first home purchase. How nervous were you? Where there professionals involved who helped you, and made you feel comfortable? Wouldn't you have been angry, and felt betrayed, if they had held back important information that could have saved you from spending thousands of dollars after you closed on your dream home?

Don't ask, or expect us to do that to our customers. It is immoral, inhumane, illegal, a tremendous liability, and just plain WRONG!

I don't mean to imply that this nonsense goes on with all Realtors, nor does it happen with most Realtors. It is the select few, who are concerned about nothing but completing the sale, and collecting their commission check. They don't care who gets hurt in the process, and it shows. Don't think your customers don't know it either, your facade is very easy to see through.

To those of you who refer me regularly, THANK YOU. Occasionally a deal goes away, but they understand that I was not the cause. Thanks for your continued faith in my ability to do the best possible job for our customers!

Has anybody seen this before, and can you tell me what it is?

Jamie Schaefer (Housemaster of Long Island) — Sun, 28 Oct 2007 17:00:09 -0500

I was at a home inspection this morning, and I saw several cracks in a fairly new foundation that had been repaired. It appears that they were repaired professionally, and these plastic devices were left hanging out of the crack and sealed around them. Does anybody know what they are, and what kind of crack filling procedure they may be used in? Appears to me to be some kind of tubes where perhaps a sealant was injected into the crack, but I am not sure...

Thanks to Kathy Tyson and www.shakandjill.com

Jamie Schaefer (Housemaster of Long Island) — Sun, 28 Oct 2007 16:47:09 -0500

A big thank you to Kathy Tyson, a contributor to the national website, www.shakandjill.com. I appreciate the exposure given to my new group here on Active Rain. I am getting the hang of this, although I have never even seen a blog before joining this website. I'm having lotsa fun, I just wish I had more time to contribute to this great site!

A new group for us to share outrageous pictures!

Jamie Schaefer (Housemaster of Long Island) — Fri, 26 Oct 2007 13:28:18 -0500

I have started a GROUP here on Active Rain for the horrors or unusual things we all see in these homes every day. Check it out at: http://activerain.com/groups/nightmares

I would like to encourage all Home Inspectors, Realtors and anybody else with something outrageous to contribute to PLEASE post at the Inspection & Real Estate Nightmares Group. So far there has been only one contibutor besides myself. I know many of you take pictures, so why not share the fun and wierd and outrageous stuff with the rest of us?!