Replacing or upgrading the many components in our home is a costly enterprise and one recurring question is always, “How long before I have to do this again?”

 Frankly, the answer will always be a little fuzzy, even to home inspectors, since it is an average of those that fail right out of the box and those that appear to cling to life far beyond our most outlandish expectations. It also does not take into account the fact that older, simpler machines may be expected to survive longer than newer, more complex units do and that weather and usage may influence individual results.

 This table, used in home inspections, should help in planning efforts.

Mid-America Inspection Services, serving Fargo and West Fargo, North Dakota, Moorhead, Alexandria, Fergus Falls, Detroit Lakes, Wadena and the Minnesota Lakes Region

 218-443-3555, 320-846-0004, 218-287-0877, 218-841-0444

midamericainspections@gmail.com

www.midamericainspection.com

Carbon Monoxide – Invisible Killer

Fall is well on us and the leaves are nearly gone. This is the time of year we try our best to seal out the colder weather by making our homes as air tight as we can. Storm windows go up, caulk installed and heating systems fired up for the first time in months.

 This year, if typical, will see about 170 Americans die from non-vehicle related carbon monoxide poisoning. The majority of these will from poorly maintained or improperly used heating appliances.  These are almost 100% preventable. Here is a check list to help make certain your family or that of your clients is not a part of this statistic.

 1.       Install carbon monoxide detectors on each level of your home with at least one near each sleeping area. Change batteries once a year and replace detectors at about 5 – 7 years.

 2.       Have fuel fired heating appliances serviced at least every two years or better annually. Make certain that the service technician not only cleans and adjusts the unit but also does a check for any carbon monoxide leaks.

 3.       Do not use portable or unvented fuel fired heaters inside any confined area.

 4.       Do not run any fuel powered engine or generator inside any confined area.

 5.       Do not burn charcoal inside any confined area.

 6.       Do not attempt to use a gas fired range or clothes dryer for heating.

 7.       Do not run your vehicle engine while in the garage to warm it up.

 8.       If you use any “vent free” heaters make certain that the manufactures instructions are followed and keep in mind that these are not allowed in several states because of safety concerns.

 9.       Do be aware that the symptoms of low level CO poisoning are very much like the flu but without the accompanying fever;

 a.       Headache

 b.      Tiredness

 c.       Difficulty catching your breath

 d.      Dizziness

 e.      Nausea

 10.   Do heed your CO detectors. They are there to help keep you safer in your own home. If they go off, there is a reason even if it is only a defective detector.

 As the Hill Street Blues’  Sergeant Esterhaus used to say, “Let's Be Careful Out There,"

Mid-America Inspection Services, serving Fargo and West Fargo, North Dakota, Moorhead, Alexandria, Fergus Falls, Detroit Lakes, Wadena and the Minnesota Lakes Region
 218-443-3555, 320-846-0004, 218-287-0877, 218-841-0444
midamericainspections@gmail.com
www.midamericainspection.com

During a recent home inspection in West Fargo I came across several inflatable lawn ornaments. These are more common nowadays and typically require power from the house. The ornaments are very cool but it was the extension cords that caught my eye and almost my feet. Extension cords present a real trip hazard and should be either secured to the ground or colored brightly to help alert passersby. The cord, running about 25 feet to an exterior outlet, was frayed and repaired with duct tape. Another extension cord ran under the garage side door and was plugged in inside. The U.S. Consumer Product Safety Commission (CPSC) estimates that there are about 4,000 injuries annually associated with extension cords. These injuries can range from tripping to serious electric shocks. Make sure your extension cords are undamaged, plugged in to exterior outlets only and clearly visible to help prevent possible accidents.

At another inspection of a home in Moorhead I saw several Jack-o-Lanterns sitting on the front steps. The pumpkins had a melted look and the tops were covered with black soot from candles. These days you can purchase inexpensive LED lights or glow sticks to replace the traditional candles and spare yourself and your home from a possible fire hazard.

Fargo and Moorhead experience high winds throughout the year. Its a good idea to make sure any decorations you have outside ,such as lights or lawn ornaments, are safely secured. You don't want wake up one morning and find your carefully placed spooky decorations wrapped around your neighbors truck!

Take a few minutes to check the decorations on the outside of your home and you can have a scary but safe Halloween.

Mid-America Inspection Services, serving Fargo and West Fargo, North Dakota, Moorhead, Alexandria, Fergus Falls, Detroit Lakes, Wadena and the Minnesota Lakes Region

 218-443-3555, 320-846-0004, 218-287-0877, 218-841-0444

midamericainspections@gmail.com

www.midamericainspection.com

About 1000 people die each year from electric shock in the US. The majority, about 400, occur on the job with the rest in a variety of locations including the home where we like to feel safest. In inspecting homes, the most common defect to the electrical system is missing covers from switches and receptacles. This can easily allow contact with potential lethal voltage. Exposed wiring, arguably more dangerous but less commonly found, is another potential life threatening occurrence and is often the result of incomplete work. Other electrical defects commonly found in the course of a home inspection are ungrounded outlets, lack of ground fault circuit interrupters, lack of arc fault interrupters, missing knockouts in electrical distribution panels, missing covers from splice boxes, yes they are supposed to be covered regardless of the location, splices not contained in splice boxes, improperly supported electrical cables and some truly inventive use of extension cords. Ungrounded outlets, lack of ground fault circuit interrupters and lack of arc fault interrupters are only defects if the electrical code required them at the time of construction but even so, these are worthwhile safety improvements.

Heating and cooling systems defects are often very costly to correct and many times didn’t have to happen. Clogged furnace and heat recovery ventilators filters probably head the list followed by worn fan belts, in older units, and salted up humidifiers. Anything that reduces air flow through the furnace not only affects heating and cooling but also can lead to early component failure. Corrosion on the furnace cabinet is often a result of a blockage in the AC condensation line while inside the cabinet can be from the AC or furnace condensation in a higher efficiency furnace. Furnace condensation is corrosive and can indicate a damaged fan housing. In modern higher efficiency furnaces the burn chamber if often completely sealed and not visible for inspection by a home inspector but annual service by a HVAC professional will help reveal defects in this area.

Crawl space defects are often out of the comfort zone for many home owners although those in unfinished basements are often readily visible. Bulging floors can indicate water beneath the floor or settling of the foundation. Cracks in the foundation walls, particularly those over ¼”, can be a concern but have to be viewed in the context of age and stability. Water leaks or stains around windows often show there have been past leaks. Improperly cut, decayed or damaged floor joists, support walls or posts and beams are not as common but require correction to help restore strength.

Attic spaces are also outside the comfort zone of most homeowners and are too often dangerous to access even for home inspectors. The level of insulation being installed in today’s homes can conceal a number of trip hazards leading to personal injury and damage to the ceiling below. Visible defects from an attic access hatch might include cut or damaged rafters or trusses, damaged sheathing, unevenly distributed insulation, blocked soffit vents, evidence of water and/or mold, improperly vented bathroom or kitchen vents or even vent stacks terminated in the attic.
The code requirements for a fire break between vehicle parking areas and living space inside the home have been around for a number of years. Earlier home may not have a proper fire break that consists of a completely dry walled separation between the two and a fire resistant self closing door. If not a code requirement at the time of construction then it still is a strong safety improvement recommendation. Defects in home built since a firebreak was required are damaged walls, vents between the living area and the garage, attic hatches made of plywood and pull down stairs that are not fire resistant.

Speaking of garages, another common defect is a vehicle door that does not reverse when it strikes an obstruction. In cold country, owners want the door the shut firmly when it strikes packed snow and so these are often maladjusted intentionally. Photo cell sensors mounted between the rafters rather than 4 – 6” above the floor are another risky defect found with some frequency.

This is by no means a complete list of all home defects and the good news is that a home inspector can often go days and only encounter a few of these defects, the bad news is by forgoing a home inspection the purchaser may well not notice them until too late.

Mid-America Inspection Services, serving Fargo and West Fargo, North Dakota, Moorhead, Alexandria, Fergus Falls, Detroit Lakes, Wadena and the Minnesota Lakes Region
 218-443-3555, 320-846-0004, 218-287-0877, 218-841-0444
midamericainspections@gmail.com
www.midamericainspection.com

Bi-partisan support for real estate green card may benefit Minnesota lake region

 Senator Chuck Schumer (D-NY) and Senator Mike Lee (R-UT) have proposed a bill that would grant foreign investors a three year residential visa if they purchase real estate valued at $500,000 or more.

 It does come with a few strings.  The purchase must include a property valued at $250,000 while the balance of the $500,000 can be income producing property. Sorry, cash only and they must live in the property 180 days each year to fully qualify.

 A BBC article said that foreign investors bought $82bn worth of real estate in the year ending March 2011, with nearly one third of it in Florida.

 Since these visas are not work visas it makes sense that a certain portion of this investment would be vacation homes in areas known for top notch recreational attractions. It’s hard not to think of Minnesota lake country as a prime location for some of these purchases.

 Supporters already include the US Chamber of Commerce and Warren Buffett and Senator Schumer is reportedly working to get the White House’s support.

Mid-America Inspection Services, serving Fargo and West Fargo, North Dakota, Moorhead, Alexandria, Fergus Falls, Detroit Lakes, Wadena and the Minnesota Lakes Region

 218-443-3555, 320-846-0004, 218-287-0877, 218-841-0444

midamericainspections@gmail.com

www.midamericainspection.com

Common Housing Defects, Part 1

 Home Inspectors may disagree on the exact order of a list of prevalent defects found in the course of home inspections. One thing they will almost universally agree on is that water is the enemy of a house and those defects that lead to water problems are among the most devastating.

 Landscaping problems are often a simple matter of assuring that the soil slopes away from the structure for the first 10 feet or so at a rate of about 1 inch per foot. When coupled with a proper gutter system, this will help reduce chances of water entering the basement or crawl space.

 Roof issues are more likely to stem from improper or worn flashings and sealants around protrusions such are roof vents and plumbing stacks than they are from worn out shingles. Even cheap shingles are usually able to shed water for 15 – 20 years when installed correctly barring damage, such as hail or wind. Obviously, at some point shingles will start to fail requiring maintenance and eventually replacement. A roofing professional is the best authority in helping decide when the most economical course is replacement.

 Chimneys can be a source of water inside the house in several ways. As mentioned before, poor or worn flashings can cause leaking into the house. Cracks in the crown can allow water to penetrate inside of the chimney structure and lead to damaged bricks, blocks or liners. These defects are particularly dangerous with wood burning fixtures. Clean and inspect chimneys annually for frequently used wood burning fixtures.

 Windows and doors, when improperly installed and maintained, can be another source of water inside the house. These can be insidious as the water can leak inside the walls and beneath the flooring causing considerable damage before detection. Check and maintain door and window sealant and flashing annually.

 Foundations can leak through cracks and water migration through the porous concrete blocks and mortar lines in stone and brick foundations. In unfinished basements and crawl spaces, foundation cracks are easily detectable and should be properly filled to restore water tightness. Water movement through porous masonry is often seen as a white salty looking crust, known as efflorescence, around the area of penetration. This typically requires cleaning and sealing to help prevent recurrence.

 Plumbing issues are often visualized as a gush of water and these certainly can be a major but easily located problem. The most damaging water problems tend to be those we are not aware of until damage is done. A slow leak beneath a sink, an aging wax ring under a toilet, a leaking flashing on the roof, all of these keep wood wet for a long time allowing decay to progress without warning. Water heaters store a large amount of water and become a source if not routinely monitored. Improper connections can be a source of leaks as can a failing temperature and pressure, T&P, relief valve. The most dramatic leak stems from tank failure. Routine monitoring or a home inspection by your favorite home inspector can reduce chances of having a tale of woe to share at work and potentially save you money on repairs.

Mid-America Inspection Services, serving Fargo and West Fargo, North Dakota, Moorhead, Alexandria, Fergus Falls, Detroit Lakes, Wadena and the Minnesota Lakes Region

 218-443-3555, 320-846-0004, 218-287-0877, 218-841-0444

midamericainspections@gmail.com

www.midamericainspection.com

For several months now my son, Sterling, and grand daughter, Kyra, and have driven by a construction site of a new fire station in West Fargo. Lucky for them, once construction was complete they held an open house to celebrate the new station and it was an excellent opportunity for the family to learn more about the roll firefighters play in the community and steps they can take in their own home to stay safe in case of a fire.

The visit made my son think of how, as a home inspector in the Fargo and Moorhead area, he is always highlighting areas where fire could be a concern for a new home buyer.

Make sure the door leading from your garage to the interior of the home is fire rated. Typically the edge of the door will have a fire rated seal made of neoprene weatherstripping or other material.

Ensure that the door is self-closing either by latch or spring hinges. Spring hinges are fairly easy to install yourself because you can attach them one at a time and leave the door hung during the installation.

Verify that you have a proper firewall between the garage and the interior of your home. Check for exhaust vents, attic hatches and other protrusions that might cause a break in your firewall.

Invest in commercially available fire extinguishers for your kitchen and garage and make sure you and your family know where they are and how to use them in an emergency.

Develop an escape route from your home in case of a fire and practice it with your family on a regular basis.

Know the location of the fire station nearest to your home and take time to visit. If you are like them and own a home built on slab you might ask if the fire station is available as a shelter during a bad storm or tornado. Also, check with your home owner's insurance if a new fire station has opened in your area. You may find that your rates will decrease because of your close proximity to the station.

During their visit they got to climb around a fire truck, try on some of the equipment firefighters use in their job, learn about fire safety and most importantly to Kyra, have some free cookies and juice.

Mid-America Inspection Services, serving Fargo and West Fargo, North Dakota, Moorhead, Alexandria, Fergus Falls, Detroit Lakes, Wadena and the Minnesota Lakes Region

 218-443-3555, 320-846-0004, 218-287-0877, 218-841-0444

midamericainspections@gmail.com

www.midamericainspection.com

 Making a home more aging friendly

 Aging in place safety issues.

 Buying a new home or remodeling a current residence, making our homes better serve our needs as we “mature” is often just a matter of a few simple changes.  These changes can make your home safer, easier to navigate and more comfortable and comforting.

 As always, the primary concern is safety and can often be addressed by the attention to a few details. Your Realtor or Home Inspector can often help in detailing these for you.

 Install grab bars in the bathrooms at the shower, tub and by the toilet. These should be installed by screwing firmly into wood studs or blocking to reduce chances of loosening. Grab bars are also useful by the bed and if there are steps from the garage to the house adjacent to the door.

 Install anti-scald valves on water supply to tub, showers and sink. Reduced sensitivity and increased reaction time can result in burns if the water is over 120 F.

 Provide illumination on stairwells, controlled from both the top and bottom of the stairs and mark the leading edge of each step so it can be easily distinguished.

 Handrails on both side of stairs can help provide additional security to those with reduce balance or needing additional support.

 Properly placed smoke and carbon monoxide detectors with visual as well as audible signals help promote safety and provide peace of mind.

 Install gas detectors near gas ranges, water heaters, fireplaces and furnaces/boilers to detect any escaping gas.

 Consult with your Realtor or Home Inspector for more suggestion to make aging in place as safe and comforting as it should be.

Mid-America Inspection Services, serving Fargo and West Fargo, North Dakota, Moorhead, Alexandria, Fergus Falls, Detroit Lakes, Wadena and the Minnesota Lakes Region

 218-443-3555, 320-846-0004, 218-287-0877, 218-841-0444

midamericainspections@gmail.com

www.midamericainspection.com

Making a home more aging friendly

Aging in place access issues.

Safety in the home as we age is of paramount importance but still to utilize, and enjoy, our home we must also have reasonable access. In ideal circumstance the design would serve all users without regard to ability.

Generally this would start outside the home with a proper ramp to at least one of the entrances.  For a residence there is no minimum width but 36 – 48” is recommended. Guard rails and handrails are required on both sides and the rise should not exceed one inch per foot. There needs to be a landing every 15 feet to allow the user to rest, if needed, and one at the top sufficient sized to allow parking of a wheelchair or walker while the door is fully opened.

Doors should be a minimum of 34”, 36” is preferred, where possible. Where space is prohibitive pocket or bi-fold doors might be an option. As dexterity declines door lever handles are superior to knobs for ease of use.

Relocate electrical outlets to 18” above the floor to reduce the need to bend to plug devices in and reducing the height of light switches to 42” will ease access to them.  Additional lighting eases tasks for older people and, if controlled by a dimmer, offers the ability to adjust appropriately for those with no sight impairment.

Bathroom access requires clear space for a wheelchair or walker and properly placed hand rails adjacent to the commode and tub or shower. In retrofits this can be the most complex remodeling project due to the size and configuration of older bathrooms. Commodes should be 17”-19” high to allow easier transitions. Walk in showers with a seat are preferred to tubs and controls equipped with levers rather than knobs are vastly easier to use.

A refrigerator with side by side access and the addition of larger easier to grip knobs on doors and drawers can ease kitchen work. Often extra lighting beneath upper cabinets is welcomed for reading recipes and other close work. Ranges with front controls reduce the need to reach across possibly hot burners. If a gas range is installed consider installing a gas monitor to alert the homeowner of leaks.

Easing access aging can help make a home more comfortable and enjoyable for the long term and is a worthwhile investment when it comes time to sell.

Visit http://www.ada.gov/adastd94.pdf for more detailed and complete information and feel free to consult with your Realtor or Home Inspector for more suggestion to make aging in place as safe and comforting as it should be.

Mid-America Inspection Services, serving Fargo and West Fargo, North Dakota, Moorhead, Alexandria, Fergus Falls, Detroit Lakes, Wadena and the Minnesota Lakes Region

218-443-3555, 320-846-0004, 218-287-0877, 218-841-0444

midamericainspections@gmail.com

www.midamericainspection.com

Sterling M. Brown

Mid-America Inspection Services LLC

A Home Inspector’s day off

On a rare Saturday off I had the chance to take my family to Yunker Farm in north Fargo for a very nice Fall festival. My daughter loved the children’s museum and I would recommend the fun activities and hands-on learning to any parent looking for an affordable and educational outing.

While waiting for my wife and daughter to finish their mini-train ride around the grounds I found myself checking out the house the museum is located in. I couldn't help but notice the poor condition of the roof shingles. Many were missing and I could see moss growth over a large portion of the roof. The overall look was actually sort of appealing it being an old house and all but I couldn't help but view it through the eyes of a home inspector.

Roots + Roof = BAD

Anything that can harm your roof covering is bad and should be addressed before you find it raining in your living room. In North Dakota and Minnesota moisture is a constant worry and unchecked moss growth on your shingles can create problems. If your shingles are wood like the ones at Yunker Farm then cleaning them off moss and other bio-growth can be fairly straight forward. Professional painters and roofers recommend using a wire brush to first remove the top layer of growth and then applying a bleach or commercially mixed solution with a garden sprayer or power washer.

Asphalt shingles present a different challenge. Simply power washing the shingles may remove the top layer of moss but might also cause a loss of the granules that protect the water shedding properties of the tar and asphalt in the shingles. You may remove the moss but you also run the risk of reducing the life expectancy of your roof. A Zinc sulphate solution can be the most effective and long lasting way to remove moss from your shingles. It will make the moss shrivel up and if applied correctly will leave a residue on your roof that can help prevent further moss growth for up to a year. Household bleach and even laundry detergent solutions can be used to try to remove moss from your shingles. Whichever method you might choose its always a good idea to first test it on a small area of your shingles that is out of sight.

Keeping moss from setting down roots will help you maintain a nice looking roof and extend the life of your shingles!

Mid-America Inspection Services, serving Fargo and West Fargo, North Dakota, Moorhead, Alexandria, Fergus Falls, Detroit Lakes, Wadena and the Minnesota Lakes Region

218-443-3555, 320-846-0004, 218-287-0877, 218-841-0444

midamericainspections@gmail.com

www.midamericainspection.com

Sterling M. Brown

Mid-America Inspection Services LLC