Rick Harrington's Blog

Walking in attics ???

Fri, 28 Aug 2009 13:06:54 -0500

How many of you walk in attics?

Do you go in only if something grabs your attention?

Do you hunt for the bathroom vents if they are covered by insulation and not visible?

Wouldn't it be great if builders started adding walk ways that are high enough up to allow for proper insulation so that homeowners and inspectors could access easily?

I've walked across many of joists hunting for them in the insulation. Many times finding something I would not have seen unless I did get in there. Is the possibilty of stepping through a ceiling worth it?

Just curious

Energy Efficient Homes - how important are they in your area

Mon, 02 Feb 2009 06:21:50 -0600

I recently attended a great gathering organized by a group of engineers at the Ohio State University that focused on Energy Efficient homes and energy efficiency.

The goal was 2 fold. What obstacles were in front of us that was keeping home buyers and home owners from having the efficiency of the home important to them and what can be done to get the word out across the industry.

Some of the items that came out of the great discussions was to have

1) A standard rating that can be applied to a home and eventually every one would know a good number from a not so good number. For example... would you prefer a car that gets 45 MPG or 14 MPG?

2) Make this a part of the MLS listing - the rating and what is installed in the home to get this rating.. updated appliances, upgraded insulation package, Blower door test results for air changes per hour.

I'm interested in your thoughts and what maybe happening in your area.

Thanks,

Helpful hint - prefab fireplaces and cold air infiltration

Tue, 13 Jan 2009 13:48:17 -0600

This can also apply to bay windows and cantilevered sections of homes.

In the picture below notice the prefab fireplace enclosure on the rear center of the house. Left of the wood stairs. In this instance the board under the enclosure is not completely sealed.

In the below picture the yellow flexible CSST gas line is coming through a pipe and is not sealed. Many times the pipe is not there and the gas line is extended through a larger hole. The air infiltration at this point is felt very easy and due to the low temperature outside this tile hearth is very cold to touch and the floor is cold.

This is very common in the inspections that I've done on "cold rooms" and there has been a prefab fireplace in this type of configuration installed.

Plumbers are now using millpak to seal this opening but this is still not enough in my opinion.

I feel the exterior enclosure should be insulated better and the bottom board better sealed.

During a lot of inspections in the winter with these types of prefab fireplaces, I see that there are blankets, plastic, pillows, insulation or whatever they have any blocking the cold air from these fireplaces.

If you have a cold spot here... this is where I would start to look.

Check with a qualified contractor to correct any insulation or sealant issues with this enclosure to insure that flammible materials do not come into contact with hot areas and to make sure the enclosure gets properly sealed.

Rick A. Harrington

Patch Independent Home Inspections, LLC

www.patchhomeinspections.com

www.thermalimagescanning.com

What a day..... icy and cold and Active Rain

Sat, 10 Jan 2009 15:39:39 -0600

Here is Columbus, Ohio it's been raining and freezing most of the day and most of my exterior activities have been postponed.

I will venture out to the Blue Jackets game tonight.

As I try to catch up on book work and communications and what not on the computer I keep bringing up the Active Rain website... Yes I'm either addicted or like the distraction.

I find myself reading a lot of post on subjects that don't pertain to home inspections and some that do.

Who needs television..... the dog and I are relaxing today.

Here is a picture of Brutus with Infrared scan..... he must be doing ok... his nose is cold.

helpful hint - hardwood floors in slab homes

Sat, 10 Jan 2009 15:32:40 -0600

As homeowners take up the carpet and move back to hardwood and hardwood laminate floors, it would be a good idea to be mindful of what type of floor is underneath.

I have had numerous clients complain that slab on grade homes that have hardwood or hardwood laminate on that slab is cold. In most cases the carpet and carpet pad have been removed so the previous owners did not realize as cold a floor.

Now that the new floor has been installed it is an expensive undertaking to try to add heat to that floor.

I suggest that a heating system be added before the hardwood or hardwood laminate is installed. Other precautions can be taken during constuction that may help but most are updating the property well after construction.

Helpful hint - air infiltration at window panels NEXT to the door

Sat, 10 Jan 2009 13:11:16 -0600

While performing Thermal Scans with infrared camera here in the Central Ohio area, (it is cold right now) clients are complaining of cold areas at the front door.

What I have been finding on a regular basis is that these nice panels next to the doors are the problem, not the door and weather strippling.

It's not the window or glass either, it's actually the frames have not been properly sealed and/or insulated.

Sorry the image is poor but had to reduce.

Wishing everyone a Happy and Properous New Year

Thu, 08 Jan 2009 12:50:00 -0600

Let's all remain positive and keep working at what we do. Hopefully this will turn around and we all can get back to the way things were or close to it.

Here's wishing everyone a Happy New Year in 2009 !!!

I have every confidence that we can all succeed if we surround ourselves with good people.

Good Luck.

My newest toy...inspectors love their "toys"

Thu, 01 Jan 2009 16:02:33 -0600

My wife is always saying that the reason I like being a home inspector is that I like the toys that come with the job. I can't disagree with her.

Well, here in Columbus and Central Ohio, there is a bit of snow and ice and some 3 story old homes that are difficult to reach and see the roof and chimney's.

So, I combined some of my advertising budget and this is what I've come up with. I know it's a bit loud but I want to be seen.

Helpful hint -- empty nesters and those with unused bathrooms.

Tue, 23 Dec 2008 07:38:25 -0600

Another post on the board reminded me of this type of issue recently. A lot of my friends are in this situation where I live. Their children are grown and out of the house and there are bathtubs, showers and sinks no longer used on a regular basis. The water in the trap evaporates. This water is used to keep the harmful gases and odors from coming back into the structure.

It's a good idea to add some water to these on a regular basis to prevent this.

Have a safe and happy holiday season!!

I just joined group # 1 --- not a good thing !!1

Tue, 23 Dec 2008 05:43:37 -0600

I do some instruction for home inspections in the Central Ohio area and I always tell the class that there are 2 types of home inspectors,

Group 1) those that have stepped through ceilings and

Group 2) those that are going to.

I joined group 1 last weekend. The home owner insisted that the attic decking was ok to walk on and proceeded to walk around. I then started inspecting and about 10 minutes into the inspection the decking under my left foot gave way and went through the ceiling below.

I finished the inspection and let them know that I would have a drywall specialist call them and take care of the issue. They are in the process of finishing the repairs.

No injuries occurred.

Just be careful out there !!!!

Is your crawl space costing you $$$$$$$$

Tue, 23 Dec 2008 05:32:52 -0600

A great deal of my inspections of late have been for heat loss or cold rooms here in the Columbus, Ohio area. What I have been finding the biggest issue is the misunderstanding of how to treat the crawl space.

If you have vented your crawl space to the exterior then all walls and floors contacting living space must be insulated and all heat ducts and water pipes in that crawl space must be insulated. The opening must be closed with insulation on the door or panel.

This method should also be used if you don't have a vent to the exterior and are not keeping the space conditioned (heated in the winter, cooled in the summer).

The preferred method is to close the space to the exterior, insulate the exterior walls, including the rim joist, open the access panels by using doors with holes, cloth covered frames, or no door at all, and condition the space by opening a heat vent slightly in the crawl space. There would be no need for insulation with vapor barrier between the crawl space and floor above. This will keep the floor above much more comfortable.

This condition is found in about 75% of my inspections... last weekend.... 100% of the inspections.

Most tell me it was like closing an open window once the issue was corrected.

The following drawing was found on the internet.

It's always good to see a happy face at the end of the day

Mon, 04 Aug 2008 22:56:19 -0500

It's been a few years since we had a dog due to hectic schedules and being empty nesters.

A few months back we went to the local shelter and this little guy choose us to go home with.

No matter how bad the day gets... he is waiting with a tail that doesn't quit and energy that just demands attention.

Say hello to Brutus. All 10 pounds of him.

yes that is an OSU Buckeye collar.

The ups and downs of inspections.

Mon, 04 Aug 2008 21:52:11 -0500

Last week I did an inspection for a person that found their dream home and had been so excited that this was the one. A house in their budget that suited all their needs.

As I was inspecting and explaining the issues as we walked the client said that the repairs needed were far over the budget they had.

I was feeling terrible about bursting the bubble and apologized for all information that led to the cancellation of the contract.

Now, I'm thinking so long to this client and the realtor for referrals and think.... I've done my job to the level that needed to be done.

The client says to me at the end after my 20th apology that I just saved them a huge headache and they would me calling me for the next one.

The very next week I get the call..... they have found a beautiful house ready to live in without much repair needed and they are very pleased. Ended up in a better area for their needs

Everything works out for the best. And some of the best deals you make are the ones you walk away from.

Helpful hint - is there a good time of day to run the dryer?

Mon, 04 Aug 2008 21:28:48 -0500

Short answer is yes....

The dryer when running can exhaust about 200 Cubic Feet of air per Minute to the exterior of the house.

Where does it get this air? Inside the house. The house will need to equalize the pressure inside to outside so air is drawn in from the outside to make up the air that the dryer is sending outside.

If it's 72 degrees in the house and 92 degrees outside.... what is going to happen? Hot air is being drawn into the house. or vice versa... if it's 72 inside and 32 outside then the cold air will be drawn into the house.

To try and counter act that... it's best to run the dryer when the temperature outside that is being drawn inside will be comparable to what you want inside or as close as possible.

In the summer it's better to dry clothes when the sun in down and the temperature is lower generally mornings or evenings. I recommend not drying clothes when sleeping.

In the winter it's better to dry during the warmest part of the day.

Hope this helps in saving some energy costs this winter !!!

Rick

Helpful Hint - It's going to get cold soon.... time to save some money on energy

Mon, 04 Aug 2008 21:19:49 -0500

Winter is just around the corner and all the utilities are raising their prices far faster than we are raising our income.

What can we do about that... a number of thing come to mind but what we all need is the BIGGEST return on investment.

The 2 biggest things are to keep you furnace clean and make sure you are insulated properly for the area you live in.

This can be the most inexpensive way to save those energy dollars.

Have your furnace cleaned --- really cleaned. 1/8 inch of dirt on the fan can reduce the efficiency of the fan by as much as 30%. This will cause the furnace to run longer to achieve the desired temperature. This can result in premature failure in mechanical parts. Keep a clean filter to allow good air flow.

Check to make sure you have enough insulation for your area of the country. Where I live it's R30 to R39 in the attic. Be sure to insulate the attic access doors. Insulation basement exterior rim joist at minimum. It's best to insulate unfinished basements to 4 ft below grade with insulation/vapor barrier.

Added items...

Repair or add caulk at cracks and opening around the house to deter air infiltration. Check existing caulking for cracks and separation. Repair as needed.

Clean exterior dryer vent flaps so they close when not in use. And keep the dryer vent and lint trap clean to allow for maximum air flow to dry the clothes quicker.

If the budget allows for it - add a humidifier to the HVAC system. The house will feel warmer at a lower temperature due to the raised humidity.

Repair door weather stripping and sweeps.

This is just a start but I believe the best return on investment to reduce energy consumption.

Good luck.

Negative grading around the house and how important is this?

Sun, 08 Jun 2008 11:26:17 -0500

As we start to see more and more home less than 10 years old hitting the market there is a trend that I'm seeing in the Columbus Ohio area. The grading around the house is negative in many areas. What is negative grading?

This is when the ground surface slopes toward the foundation wall. This will direct surface water toward the foundation and potentially seep into basements and crawl spaces.

Why is this happening? To put in a foundation with a basement or crawl space a HOLE is dug into the ground. When the foundation is completed the area around the foundation walls is backfilled with gravel and fill dirt. This is not packed down heavily and over a period of time this fill dirt will compact and settle below the ground that was not disturbed during the build process.

Negative grade can be created when landscapers mound dirt and mulch in a fashion that creates a downward slope on the back side of the mound.

All this directs water toward the foundation.

This may manifest itself with water penetration in the basement and crawl and settling of the foundation and basement floor. Sometimes visible with water stains and sometimes with cracks.

In order to properly fix negative grading, the top porous soil and mulch must be removed and well compacted non-porous clay or similar material must be added to create a grading of 1 inch per linear foot for the first 6 feet away from the structure.

Some decks are built when the house is built and the grading is or cannot be checked on a regular basis. Combined with no grass roots to hold the soil in place this is a recipe for erosion and settlement.

IMPORTANT - Correcting negative grading should be a high priority not only when preparing a house for sale, but as home owners to keep the home from slowly being destroyed by water.

The percentage of homes that I've inspected recently that have either negative or flat grading (including driveways, patios, and porches) is well over 60%. Many are high end homes built in the past 10 years.

Adding links to my site as a home inspector in Columbus Ohio

Sat, 24 May 2008 07:44:44 -0500

As I understand it, having links to other sites is good for page rankings. (Blogs also) I'm trying to link up to those in the real estate industry to increase my exchanged links.

I apologize to those that I offend by offering to exchange links on this blog and hope I'm not breaking any rules.

If you'd like to exchange links with me please contact me and provide your HTML code and I will gladly add you to my site at www.patchhomeinspections.com on the links pages.

I'm just trying to increase my page rank, without paying someone thousands of dollars, as the web is the place to be.

Thanks

Rick

Scott - Thanks for the invite

Fri, 09 May 2008 10:33:28 -0500

Scott,

Thanks for the invite. Would love to participate as I have valued your opinions in the past.

Thanks,

Rick

What does Thermal Image Scanning do for you???

Sun, 20 Apr 2008 09:07:29 -0500

This client complained that they would have a negative reation when working out and thought there was mold somewhere in the home.

I was contacted to do an Indoor Air Quaility test.

I also used my Thermal camera to check for suspect areas.

This is what I found.

What appeared to be a normal wall was very high in moisture content that was not visible to the naked eye. The IAQ test only indicated minor issues at this point.

Look for yourself. Top picture is area with moisture meter.... the streaks on the wall were dry. The bottom picture is of the same area where there is no apparent moisture unless looking through the camera.

Checking furnace operation

Fri, 11 Apr 2008 10:14:42 -0500

To the inspectors out here.

Are you checking Supply Air and Return Air temperatures when furnaces are in operation?

If not, how can you tell if it is raising the temperature of the air within the range indicated on the furnace?

This is probably not in any SOP but it is a very easy check to determine if that function is working and the house will be heated when called on.

There are numerous reasons the temperature is not what it's supposed to be and the test may allow you to call out for service when generally we would not.

I'm looking for othe simple test that indicate issues.

GOT TESTS?

Hope this finds everyone getting busier !!!! I am in Central Ohio !!

Fri, 11 Apr 2008 10:06:58 -0500

Hopefully everyone is starting to get more business as the people escape from their winter hibernation !!!

I'm doing well and having fun. There are a few inspectors in my area cutting their fees to get the business and I can't or won't do an inspection for $175.00.

But, on a positive note.... let's hear from everyone on here to see how things are going.

Hopefully the agents in your area will see you here on Active Rain and send some business your way.

The Columbus and Central Ohio market seems to be doing well in higher end homes and rehab properties and I've been inspecting for investors so they don't miss any large items.

good luck to all of you out there and here's to a great 2008.

How do you inspect roofs and chimney tops?

Fri, 11 Apr 2008 08:32:13 -0500

I'm looking to get a better vantage point of roofs and chimney tops. As you can see in the picture below most of us would not get to see this. An affordable - reliable way to do this. Single story are generally no problem but I want to see the 2 story chimney top and better view of the roof.

I've seen the InterNACHI's Spectoscope on NACHI but not seen details on how it works of if it's even available. I've thought about selling my pick up truck and investing in a bucket truck to raise myself up... (what kind of liability is that?) But I see it about 10K for a used one.

Any and all ideas are welcome.

Think Positive -- 2008 can be great.

Sun, 23 Mar 2008 11:18:13 -0500

I've heard a lot of different opinions about how this year is shaping up. From GREAT to I'm looking for another profession.

I've sat in on a number of motivational speakers just by chance and have enjoyed their enthusiasm and understand where they are coming from. (thanks to ReMax and Toastmasters for the invites)

A good friend gave me the book by Jack Canfield - The Success Principle.

I took all these coincidences as a good sign and a sign to stay positive and go for the gold. They each sent a message a little different but in a way the same. With all the changes going on we need to look at that and make our own changes to steer in the right direction.

Don't be afraid to go and talk to those that are doing well and ask them how they are doing it. Most will not mind sharing. Find out what is working and do that and try to improve.

I try to practice staying positive at all times. If asked "how are you doing" my general response and has been for years is "GREAT".

I try to convey at each and every meeting that I'm doing great, it's great to see you, it's great to work with you, it's great to be with you and it's great to be here and now.

I believe that we can make a difference in everyones outlook on life. We all need to focus on the positive and be happy.

Those of us that do -- WILL MAKE 2008 -- GREAT

Helpful hint - settlement of grading around the house - Columbus Ohio Home Inspector

Sun, 23 Mar 2008 10:59:38 -0500

If you have a home built within the last 10 years you may want to look at the grading around your home. This year we had a lot of snow and rain that may have lead to the settlement of your grading around your home.

The suggested grading around your home should be 1" drop for every linear foot away from the home up to 6 feet. This will direct the ground water away from the foundation.

If you house has been built in the last 10 years you may be experiencing common settlement as the backfill that is used to fill in around the foundation can settle as it is not compacted when put in place. This is one of the most common issues I am finding with my inspections. I consider drainage of water away from the foundations as one of the most important aspects of maintaining a home.

If you have a nice lawn in this area, you may be able to use a sod cutter to remove the lawn, add the soil needed and replace the sod. Doing this in the spring allows for the sod a better change to remain healthy.

A number of things to consider is

Gutters and downspouts cleaned and correctly onto splashblocks or into leaders that direct the water to another area.

Adding mulch is not the answer due to the porous material allowing water through.

A sign of overflowing gutters are generally trenches in the yard directly beneath the gutters.

Hope this helps and enjoy your home!

Assistance viewing a roof or chimney in Central Ohio

Sun, 23 Mar 2008 10:23:33 -0500

I have read on the NACHI board about the Spectoscope that can reach up with a camera attached and view a roof or chimney.

Does anyone here have a device (fabricated or purchased) or have heard of one that most inspectors could afford that can have a camera attached and take photos of the roof and chimneys?

I'm looking to start doing this to provide a better inspection of those areas that are readily not accessible if the equipment is available, easy to use and can be done quickly.

Thanks,