Connecticut Home Inspection Blog

New Windows are Better?

Fri, 11 Dec 2009 14:50:45 -0600

Some recent discussion on new verses old windows motivated me to post these infrared images. The dark blue spot at the bottom of all three windows is cold air flowing by the window seals. The first two windows, one a casement and one a double hung, are newer thermal pane windows. They are from the same home.

The glass is in fact performing fine. You will notice the glass temperature is close to the adjacent wall temperature.

What these images show is a more common problem with windows, air infiltration.

Just to demonstrate how little difference there can be from old to new windows look at the last image from the same home.

This window is an 80 year old single pane window with a storm in place. It is leaking air along the entire bottom of the sash. You will also notice air coming through the trim molding. That is probably because there is no insulation between the window frame and house framing.

No insulation is common with old as well as newer windows especially replacement windows.

The glass is cooler than wall by about 5 -6 degrees as opposed to the newer window where the differential was 2 - 3 degrees. The difference will become greater as the outdoor temperature drops.

Should the old window be replaced? Absolutely.

Will the homeowners save lots of energy?

No, but they will be more comfortable.

The estimated cost to replace the window, $352. The estimated yearly savings, $10.

Is there a return on investment? No.

It would take 35 years to break even and 36 to begin seeing a return. Of course as energy costs increases the ROI time will decrease.

Window replacement in the context of energy savings would best be described as a wash.

What the energy audit revealed for this home was insulation and air sealing were the best and most cost effective upgrades. The windows placed dead last.

Next time you see an ad or receive an offer for replacement windows promising 20 - 40 % energy savings, be skeptical. Be very, very skeptical.

James Quarello
SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

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The Bare Minimum

Mon, 07 Dec 2009 12:15:26 -0600

There seems to be a consciousness on building codes recently. I myself have been a little more focused on codes of late. This is probably because I have inspected a fair number of newer homes and homes with additions recently.

The one theme that recurs when speaking of building codes is that they are minimum standards, the absolute lowest allowable acceptable parameter. When you stop and think, does anyone really want something done to a minimum standard?

The only minimal thing I like is a bikini, but I digress.

A minimum must exist because a standard needs a benchmark. This is the place to start when designing something like a house. You can go along the mark or better yet above, but never below.

But what about standards for home inspections. Most people in the real estate business are aware that inspectors are governed or in most cases regulated by a set of standards of practice (SOP). The home inspection SOP is the minimum or benchmark to which a home inspection is to be performed.

Would anyone really want a minimally done home inspection?

Yet there seems to be inspectors and builders who see nothing wrong in providing the very least to their clients.

I have heard more times than I care; "It meets code" as an explanation for a defect in a home.

I also hear; "The SOP says I do not have to inspect that"

There would appear to be a lot of effort by some put into not doing more than is defined as necessary.

I am continually amazed at the amount of discussion by inspectors on what can be done in the course of a home inspection. Listening to these discussions it is apparent that great thought goes into deciding what one can and can not do based on the SOP. This of course all boils down to seeking to limit ones liability.

It occurs to me that going above the SOP would better limit ones liability than seeking to skate along the benchmark. Wrapping ones self in the SOP like a shield is not in the long term going to prevent clients from being dissatisfied. Not inspecting areas or items by using the SOP as a "reason" (excuse) will, if done enough times, grate on a client.

Clients, and we are all clients, want nothing more than our best effort. Our "A" game. They also want someone who is competent. To accomplish this end takes personal effort. Not minimum effort, but maximum effort.

Excuses are in many cases simply a lack of effort.

And who really appreciates minimum effort?

James Quarello
SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

How Many Wrongs Before its Right?

Sat, 05 Dec 2009 09:22:59 -0600

One of the biggest misconceptions I find in the real estate business is new homes don't need inspections. I hear this time and time again and time and time again I find problems with new homes.

The prevailing logic for not needing an inspection on a new home is the home has been inspected by the local building official.

The difference between a home inspection conducted by an independent and in most instances licensed home inspector and the town building official are many. The most significant disparity would be the home inspector is hired by the customer to perform an inspection on a specific home. The building official works for the town not the home buyer. His inspection is basically free.

We all know the cliché about free.

A building official's job is to ensure the home meets current codes. Not everything installed in a home falls under the building codes and therefore the building official's inspection.

Yet many components and systems do fall under his inspection list. One of these is the electrical system.

Take a look at this electric panel from a home built in 2007. This home is basically new and was being sold as new.

Notice anything off about the panel?

I would not expect anyone, but an inspector to pick up on what's missing.

The panel lacks AFCI breakers which have been required by code in CT since 2005.

This house was definitely inspected by the town building official.

Why am I so sure?

He left his card in a plastic bag outside taped to the gas meter. The same gas supply that lacked a bonding wire for the CSST gas piping installed throughout the house.

Do new homes need home inspections?

I think we all know the answer.

James Quarello
SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

Boy He Looks Terrible for His Age

Tue, 01 Dec 2009 07:47:23 -0600

Age they say is a state of mind and to a large degree I believe that is true. Unfortunately the body has a will of its own and often betrays the mind. No matter how young someone may act or try to act the body, especially the face will give them away.

This principal can be loosely applied to inspecting a home. Sure the disclosure states the house was built in 1986, but what do the components say?

Just like people some things just seem to age faster than others. Everyone has some old gadget that just won't die. Had it forever and it still keeps on going. Yet you go out and buy a brand new tool or kitchen utensil and it breaks in a week. Then some people look great for their age while others... You get the idea.

Why do you suppose that happens? I believe it has a lot to do with quality of workmanship....With the gadget not people.

Take a look at this chimney, looks to be in pretty bad condition. Truth is it's in awful condition and quite possibly needs to be completely rebuilt.

I strongly believe it was built by either;

Someone other than a chimney professional or mason or
A completely incompetent chimney "professional" or mason

This chimney is about 25 years old! The thing to really notice is the brick courses. They are uneven and most are not level. The bricks are spalling (breaking) which can often be caused by inferior or used bricks. Judging by the workmanship inferior materials would not be a surprise.

There are numerous other issues with this chimney and its two fireplaces. The only fortunate thing is the chimney is not used to vent the heating system so it is not a necessary component. Never the less it is a potential hazard and needs correction by a competent chimney professional.

This 25 year old looks a 105.

James Quarello
SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

MAXIMUM PLUS 1

Tue, 24 Nov 2009 10:43:13 -0600

In my world as I would hope in your world certain words or phrases are not generally open to interpretation. I have found there are times when some individuals may buck convention to insert their own logic into conventional wisdom, but most often all of us will see the same meaning in a word.

Take for instances the word maximum or max for short. The word is defined as;

Greatest possible amount: the largest or greatest amount, number, extent, or degree possible or allowed. The stadium seats a maximum of 60,000.

In other words there can be no more than whatever is stated.

Yet sometimes a person doesn't comprehend the word in quite the same way as the masses. Kind of like Nigel Tufnel from Spinal Tap with his amplifiers that "go to 11", the absurdity of the reasoning becomes comical.

Take for example a common house hold component, the air conditioning compressor. Every unit comes with a data plate which has certain and specific information. One of the little tidbits of important info on them is the maximum allowable circuit breaker size. To exceed the stated size is to create a potential risk of fire.

The stated maximum is put on there by the manufacture after designing and testing the equipment. Additionally by placing this parameter on the unit the manufacturer has accepted liability for their equipment.

But there are mavericks out there in the world who believe that info means nothing.

The pictured data plate states 25 Amps MAX. circuit breaker size. I found a 30 Amp breaker in the electric panel. The home inspection report stated to have a licensed electrician replace the over sized breaker.

Upon re-inspection the breaker had not been changed because the licensed electrician stated on his invoice it was fine. In his world as with Nigel Tufnels' Max means one more than 10.

James Quarello
SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

Have You Read These Labels?

Fri, 20 Nov 2009 15:52:40 -0600

Do you go into a store and read the labels on a product? I read some product labels, but certainly not on everything I buy. Who has time for that!

Now when were talking about home inspections I'm a label hound. I look for a label on anything that is going to give me information on something in the house.

Some of these labels may not be apparent to the untrained eye. Yes indeed it takes a highly skilled professional such as myself to seek out these elusive bits of information.

One place to search for labels is in the bathroom. No I don't mean on the bottle of Sani-Flush. Everyone knows you aren't supposed to drink that stuff. Well maybe everyone except a certain squirrel.

Any how I look for labels on the windows. What's that you say; labels on the windows would be unsightly and block your view. Well I'm talking about very tiny labels in the corners of the glass panes.

When there is a tub or shower with windows, (who's idea was it to put windows in the shower or tub?) the window glass must be tempered. Tempered glass is often referred to as safety glass. The way you can tell its safety glass is by the tiny label etched in the corner. If the window has a stick on label, that is NO good. The label must be etched.

So now when you slip and fall in the tub, break through and fall out the window the glass will shatter in to tiny little pieces. Un-tempered glass breaks in to large knife like shards that will come plummeting down at you like a knife throwers daggers. This of course will create a big mess in the yard.

The next time you are sharing a tub with a friend look at those windows. Do you see a tiny label in the corner? If not you best be extra careful getting in and out of that tub.

James Quarello
SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

What's That Bulging in The Middle?

Thu, 19 Nov 2009 14:45:43 -0600

No this is not about dieting. I myself have been on a see food diet for ever, I see food I eat it.

The bulging I found in this case was in a chimney not my waist. The chimney was in an old multi family home. This ancient chimney has been used for about 100 years so a little bulging should not be that surprising.

Whether expect or not there is nothing good about bulging near the base of a chimney. The swelling is indicating that the chimney structure is failing.

The mortar joints were soft and powdery and could be scraped away easily with a screw driver. This is due to age and moisture.

If you look at the joints you will see larger gaps at the sides of the bricks from the middle up as compared to the very bottom. When looking at the chimney there was a perceptible amount of protuberance.

Some of this structural failing was probably in part caused by all the flue openings cut into the chimney over the years. I counted 7 holes on the four sides of this chimney. Not all were in use.

What was funny is the very top of the chimney at the roof looked to have been recently rebuilt. I have found beautiful new chimney tops many times on older homes only to find the rest of the chimney in poor condition.

Brick chimneys are often very problematic as they age. There is really no need for them any longer as a means of venting heating systems and water heaters. They simply become a crumbling and bulging liability.

James Quarello
SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

A Story of Three Vents

Wed, 18 Nov 2009 11:33:40 -0600

Once there were three attic vents; the gable vent, the ridge vent and the soffit vent. All three vents worked hard to move air through the attic. Each vent had its very specific place and job to perform.

Of the three vents Gable vent was probably the oldest and most experienced. Gable vents are found on many, many homes.

Soffit vent has been around a while as well, but did not work very well with Gable vent. Soffit vent found an ideal companion in ridge vent.

Ridge vent partner with soffit vent are a team that's hard to beat. They can vent an attic like no bodies business. They're a very efficient pair.

Ridge vent and soffit vent are an exclusive item. You might say they're married. They do not work well with any one else, especially gable vent.

Gable vent when put into an attic with soffit and ridge vent just mucks up the venting works. Air gets sucked in through gable vent choking off soffit vents air flow. Now soffit vent can hardly pull air into the attic. The marriage is stressed!

But you can't blame gable vent. A gable vents gonna do what a gable vents gonna do when it's installed in a gable. You see its big builder who decides which vents go into a new house. Unfortunately sometimes big builder isn't sensitive to ridge and soffit vents strong and exclusive working relationship. Big builder will go and install gable vent in an attic when ridge and soffit vent are already there doing the venting duties.

You see big builder has been building houses for so long sometimes he misses out on building news. Being busy he may have missed the news item about ridge and soffit vents exclusive relationship.

Not to worry. Gable vent can stay, but his opening will be permanently sealed. He does look handsome sitting on the side of the home. Now ridge and soffit vent can do their jobs as efficiently as possible without gable vent getting between the pair.

The moral of the story; Read your installation instructions or attend an installation seminar so you don't get in between a good relationship.

James Quarello
SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

A Little Beard On the Wall

Tue, 17 Nov 2009 07:49:50 -0600

Some people like beards, I'm partially to them myself, and some don't. Getting rid of facial hair is a big industry. There seems to be a new and improved razor out every other month. Multi blade, lubricated, ergonomically designed beard scythes that make your face as smooth as an infants behind.

And that's just for the guys. The women have their own hair removal tools. Shaving, plucking and tweezing seem to occur on a routine basis. Not to mention some gals wax. OUCH! Of course if you're a European woman then hair removal may not be a major concern.

What got me thinking about hair removal was finding this little beard growing on a masonry block wall. It's a nice little beard, reminds me of a goatee.

This actually is a large crystalline growth of efflorescence. Efflorescence is common to see on cement surfaces and is usually white and powdery. Efflorescence is formed by salts that are left behind after water has pushed the salts in the cement to the surface and then evaporated.

Efflorescence may be unsightly, but is not detrimental to the wall. It also does not necessarily mean there is a water infiltration issue in the space.

The spot of my little beard was next to the basement bulk head stairs which were leaking. No doubt the extra moisture caused my friends whiskers to grow. He does seem quite pleased with his fuzzy face.

James Quarello
SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

Old Fashioned Protection, What Is It?

Mon, 16 Nov 2009 13:37:26 -0600

It can be funny to come across a product or component from "back in the day". Seeing something that was state of the art at the time and now it seems so ridiculous in the modern light. Time marches on, knowledge increases and therefore change is as inevitable as the sunrise.

Here is an old and silly component I find from time to time. It's the copper sheet at the top of the block wall in the photo. This sheet is installed along the entire perimeter of home over the top of the foundation walls.

Can you guess its purpose?

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

Going Down

Sun, 15 Nov 2009 06:57:29 -0600

Be asked to "go down there" can have either good or bad connotations. It really all depends on who you're with. In the context of a home inspection I can assure you it's never great and pleasurable fun, but an inspectors gotta do what an inspectors gotta do.

One place you have to get down with is the toilet. Oh yes not a pleasant thought, especially in a strange house. Yet this is an important item to be checked so down on my knees I must go.

Mystery stains are never a pleasant discovery. You just don't know what they may be from. As the ladies are aware men sometimes have bad aim. Little boys are usually the worst offenders. This is due to the fact that their aim has not been perfected by years of writing their names in the snow.

I found some mystery stains around the base of the toilet above just recently. I was not too squeamish about this particular stain. The home was owned by a single older woman so I felt pretty safe getting close and personal with this toilet.

In truth this looked like a serious leak. The floor was wet particularly around the valve. So the next stop was down to the basement.

The next photo is from beneath the toilet. The wood is black because it is saturated. Water was dripping from some boards with the stain extending out in several directions for many feet.

What has in all likelihood occurred is the wax toilet ring has failed. Just to add insult to injury the water supply pipe was leaking at the toilet connection. A double whammy. By the looks of the staining I would guess this has been going on for a looooog time.

So if you see stains around the base of a toilet you may have to go down to see what's up.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

Open to Interpretation?

Fri, 13 Nov 2009 08:50:40 -0600

Rules are always it seems open to interpretation. So much so that we have disinterested third parties, for example referees and judges, just to render decisions in an objective manner on subjective topics. There is no question when two parties disagree there will be some bias to each parties logic as to why they are right.

The business of inspecting homes and buildings is very much an interpretive occupation. Not just for home inspectors, but municipal inspectors and even engineers and architects. Codes, installation instructions and general building techniques must be constantly referred to and often interpreted. This can sometimes cloud the waters and be the beginning of a disagreement.

Inspecting a newly constructed home is always a great challenge as a home inspector. Home inspectors are not municipal code officials. Yet when inspecting a new home the home inspector must be cognizant of building codes. In this instance they do have relevance to the home inspection.

Safety is always a first priority of any inspection. As such when interpreting safety guidelines it is always wise to err on the side of caution. Being loose in this area can result in someone being hurt or worse killed.

So when inspecting a new home recently I found wood framing members exposed in the garage I cited this as in need of repair. The three boards penetrate through the wall and ceiling. All walls must be covered in sheet rock as a fire break when the garage is built into the house, especially when there is a bedroom above as there was here.

The builder did not interpret things as I did. He said the home was inspected, met code and has been issued a CO.

Could the garage door have been raised during the local building officials visit blocking his view? Could he have been distracted and missed those three boards? Why would every wall and the ceiling be covered except around the boards?

When you stop and ponder these questions and look at the issue logically, it would seem clear what the solution should be. As I said erring on the side of caution is always wise in matters of safety. Letting distractions cloud your judgment over a simple repair as in this instance is dangerous.

Hopefully good sense will prevail and this issue will be resolved.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

Permit Me to Inspect

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

A few weeks ago I wrote about inspecting a home where an addition had been built with a permit, but had not been inspected. Fast forward to this week and it was Deja Vue all over again.

The listing boasted of a total renovation in 2007. That immediately sent up my antennas. It wasn't long before I found something that told me this renovation project had probably not been inspected.

This side porch as any one can see is narrow. Not to mention the non existent handrail.

As an aside a handrail is not a 5/4 board or 2 x 4 or 2 x 6 set on top of the guard rail.

The stair treads measured just over 32 inches. With the addition of the guardrail there is less than 30 inches of width. A stair landing should be at minimum 36 inches as should be the stairs.

A storm door has not been installed on the doorway. I would suspect because a 32 inch door would not swing fully open on the narrow landing.

Other deficiencies were found inside the home during the course of the inspection. I advised the client to check on the permits for the work. He informed that he had done so already and found records of permits for the renovation.

I asked if they had been closed. I got "the look" from him and his agent.

What does closed mean he asked. I told him that would mean the town inspector had inspected the property and issued a CO.

I got a call later that afternoon from the customer's agent to let me know that the permits were still open. All I can say is I wasn't in the least bit surprised.

If you're a real estate agent and you are going to take on a new listing with renovations to the home, make sure the clients have pulled and closed all permits. It can save a whole lot of trouble later on.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

Chasing Your Tail

Sat, 31 Oct 2009 07:34:11 -0500

It is funny to watch a cat or dog go round in circles chasing their tail. They are just playing and having fun. I bet if children had tails they would do the same.

The thing with tail chasing is it is an exercise in futility. The goal can never be accomplished. Even a dog or cat seems to understand this and gives up in a short time.

I sure looks like the person who has continually tried to seal this plumbing vent is chasing his tail. Clearly there is a copious amount of roofing tar that has been repeatedly glopped around this stack. By the color it was re-sealed fairly recently.

When checking the wood around the stack in the attic it was wet. Really no surprise.

What's that old saying about insanity; doing the same thing over and over and expecting a different result. Sounds like just another way of saying; you're chasing your tail.

Applying roofing tar around this stack again and again will never accomplish the goal of sealing out water.

Why? Because who ever put the roof on this house never put a plumbing vent flashing around the stack. Which brings up another cliché;

A man has to know his limitations. (Clint Eastwood)

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

Have You Ever Been to The Circus?

Thu, 29 Oct 2009 18:19:35 -0500

There just seems to be never a dull moment in the home inspection business, especially lately. I've seen in the last week more creative construction techniques than at a home show.

Today was the topper. The inspection never really got going due to obvious (to me) and numerous problems with this home.

The termite inspection revealed extensive damaged to the structure. This was added to by years of soil and water contact. The contractors who were clearly renovating this house to flip had "repaired" this structural deficiency.

The structural damage was so acute when walking in the kitchen the floors were perceptively sloping this way and that. No two door jambs leaned the same direction.

The crème de le crème was in the back yard. The house was built into a hill and the side yard had a retaining wall against the back yard. The Ringling Brothers Flipping Company decided to; Tear Down The Wall.

Well apparently the wall was also attached to the foundation. When the Ringling professionals tore out the wall they also remove a nice large chunk of the foundation corner. They must've thought this was not a problem because no bracing or any temporary support was any where in sight.

All this was explained to the customer when she arrived a little late. Since she was going through FHA this deal was not going to fly....EVER!

I just wanted nip this in the bud quickly and save her some money. She was actually going to pay me my entire fee!

She asked for a report describing the damage in order to get her earnest money returned. I sent her one by email and she replied with the following;

Jim,

I can only say wow and thank you for such a short yet very thorough (in my eyes) report. I like your style and sincerity. Thank you

That is one huge reason why I love this job.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

Just Leave It, No One Will Notice

Wed, 28 Oct 2009 06:01:56 -0500

When we hire people to do a job in our homes or really any where for that matter, we expect the job to be done right. Unfortunately there are some people or companies that seem they are not interested in providing good service. Or perhaps they may have a less than stellar employee. Whatever the reasons for low quality we have to be careful who we select to do a job.

I recently did a pre-sale inspection for a husband and wife who by their own admission can not change a light bulb. Because they are not handy they rely heavily on service providers to do work around their home.

From an inspectors stand point the home was well cared for and maintained; new roof, updated kitchen and bath and a newer furnace.

When I got to the job of inspecting the furnace is when a problem became apparent. The homeowners stated the unit had been installed in 2005 by XYZ Company. They would be coming by tomorrow to service the unit for the first time since installation.

What?

The homeowners explained since they have a pellet stove, the furnace actually gets little use.

I asked them have they ever changed the furnace filter.

No was the answer. Where is it, they asked.

I said well it's right here on top of the unit. You just take off the cover and pull out the.....filter

The filter was not coming out without some dismantling of the air intake pipe. By dismantling I mean cutting and re-gluing.

This kind of stuff makes me crazy. You know the guys who put this in knew about the pipe and yet they left it in the way of the filter. I also believe they left it wrong because they knew the homeowners, who are very honest about themselves, would quite possibly never discover their goof.

My advice to the homeowners was to have the company fix the mistake when they come to service the furnace and I would demand the service and repair is free.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.

Clean and Philosophical

Mon, 26 Oct 2009 07:59:43 -0500

During the course of every inspection you invariably come across some interesting personal items of the homeowner. I'm not snooping or being nosy, but as an inspector I poke into some out of the way places.

One item I discovered recently was an interestingly named bar of soap. I was inspecting the kitchen sink and the logo caught my eye. The lettering was not something my brain must have recognized as usual.

It wasn't Dial or Irish Spring. The name brand was Socrates. As you might have guessed it's from Greece as was the homeowner.

It seems a little strange to put the name of such a great and insightful philosopher on a bar of soap, yet there it was in an ash tray on the kitchen sink.

When I mentioned the soap the homeowner told us it was of course from Greece and she liked the scent. I asked after cleaning up do you become more philosophical.

After a momentary pause she and everyone realized I was joking. I'm thinking of ordering a crate for myself.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

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My Kids Love Stickers and So Do I

Sat, 24 Oct 2009 07:43:39 -0500

My two girls absolutely love stickers. They have them all over their bedroom doors. Not particularly appealing to my wife and I, but the girls seem to think they look great. Oh well, we can change the doors some day.

My love of stickers is a little different than my girls. I like to see them on things like furnaces and boilers or electrical panels. They can tell me things like when that clunky old boiler was installed or last serviced.

Since I never lived in the home I am inspecting scrounging up whatever information is available is an important part of the process. Stickers or tags can provide pieces to the puzzle that is every home inspection.

I found that green beauty on a very old but functioning boiler. It doesn't get much better than that, an inspection sticker from the city. NICE!

That big, bright orange guy was an unusual find. Old Dan the plumber left it to tell all those who come by that he did the drain repair. I like it!

The last one is not particularly special, a run of the mill service record sticker on a boiler. I like to see them to know; 1 if the unit has been regularly maintained and 2 what repairs may have been performed.

Yep, I do love stickers, just not on my doors.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

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An Invisible View Revealed

Thu, 22 Oct 2009 07:37:26 -0500

I love technology and gadgets and who doesn't. My job as a Connecticut home inspector allows me to buy cool stuff and use for my job. How great is that!

One of my favorite tools and most costly is the infrared camera. This device measures the surface temperature of anything you point it at in real time. It can actually seem like you are looking through an object, but in fact are seeing the differences in temperature due to material composition, density and other variables.

On a recent inspection I was scanning a home with a steam heating system. The rooms all had older cast iron radiators. I pointed the camera at one of these old heaters and thought the image was kind of cool.

You can actually see where the steam wafts up from the pipe on the left and distributes through the radiator. The temperature at the top near the pipe, about 190 degrees or more. VERY HOT! At the drain pipe on the right about 80 degrees.

Technology can reveal hidden information to us and help us do our jobs better for our customers. And sometimes it's just fun to use.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

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Energy Audits, Home Inspections and DIY

Thu, 15 Oct 2009 12:03:14 -0500

One qualification I make sure to mention to potential energy audit customers is my being a licensed Connecticut home inspector. Energy audits are by definition, at least in Connecticut, home inspections. The difference is what is inspected and for what purpose.

The Connecticut Statue defines a home inspection as the evaluation of two or more components in a home. Therefore anyone doing an energy audit is technically conducting a home inspection and needs to be licensed.

Unfortunately this loop hole is exploited everyday by many contractors of all different types. Sticking with energy audits, hiring a home inspector makes far more sense than using someone who has been trained to perform energy audits based on a software program.

As a home inspector I evaluate homes in depth and detail every day. I am required to take continuing education in order to maintain my license. My level of expertise and knowledge is broader than a narrowly focused specialty contractor.

To make a point look at the first picture, this was found during an energy audit. The two electric wires going into all that insulation are old knob & tube wires. Knob & tube wiring can not be covered by insulation due to an increased risk of fire.

Two things about this discovery; 1) the insulation contractor never said a word about covering these wire with insulation and 2) a utility company auditor never said a word about these wires being covered with insulation.

The second photo shows the area immediately around a water heater flue pipe which is corroded. What does this mean? That the unit is back drafting into the home and expelling CO. This was discovered during an energy audit.

Another aspect of home energy savings is the DIY trend. As a home inspector I see all too many DIY projects that are just plain wrong and in some cases dangerous. Homeowners attempting to save by doing energy improvements themselves should enlist the help of a qualified energy auditor (home inspector) before beginning major work. Sure there are simple projects that anyone can do, but real savings comes from major improvements such as insulation and changing heating & cooling systems.

An audit performed by a knowledgeable professional using energy auditing software can identify exactly what savings opportunities are available. More importantly what small DIY projects the homeowner can perform themselves safely and with good results.

As this heating season is comes upon us don't be lulled into assuming simple DIY projects or some under qualified "auditor" can help save you big money. The first step in improving your homes energy usage should be consulting with a qualified energy professional who is a home inspector.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

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A for Effort, F for Results

Fri, 09 Oct 2009 08:25:00 -0500

Most everyone who is in real estate knows that solid aluminum electrical wire is a potential fire hazard. When it is found during an inspection it is called out as a problem and recommended to be repaired.

On a recent inspection in a very large condominium complex known to be wired with aluminum I found a somewhat curious repair. The unit's electric panel had been by replaced. Judging by the looks of the panel and the presence of two AFCI breakers (top left corner) I would say it was done fairly recently.

Because the electric panel had obviously been replaced I assumed the entire unit had been repaired for the presence of aluminum wire.

You know what they say about assuming.

I decided to open a few outlets and look to see if repairs had been done. The plugs and switches are where problems most often occur with aluminum wire. The wiring eventually can become loose through excessive expansion and contraction which is inherent to aluminum. A loose connection arcs or more to the point sparks and whoosh a fire happens.

When I checked the outlets no repairs were evident. AFCI breakers like the two installed in the top corner afford another layer of protection for aluminum wire, but the connections at the outlets and switches should never the less be repaired.

This electrician only did half the job. Why is anyone's guess. Another electrician will be completing the job before this buyer moves into this unit.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

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Does Neatness Count?

Thu, 08 Oct 2009 06:54:37 -0500

How many times when you were in school did some ask or the teacher told the class; "Neatness counts on this assignment."

Being neat and clean shows you care about what you do. That you take pride in yourself and more importantly the work you perform. It also has the added benefit of making it easier for someone to look over your work or even to repair it if needed.

Yes I believe neatness counts.

Yet I find almost every day a lack of neatness or pride in workmanship. What's worse often homeowners have paid for a professional to do the work and it hasn't been competently done.

Going into an attic of a new home and finding trash and ruined insulation is not the sign of a skilled tradesman. Sloppy wiring stuffed into a cavity in a remote basement corner is hardly the mark of a prideful professional.

Were these people sleeping in class? Or do they feel that getting the job done is more important than getting it done right. It is hard to really know what is some ones motivation or lack there of.

What I do know is this;

When I see neat work, especially in the details, there are almost always no problems to be discovered. I often take a moment to admire a job well done.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

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CSST is Not a Fast Plane

Tue, 06 Oct 2009 09:56:54 -0500

Corrugated Stainless Steel Tubing or CSST for short is a newer type of gas pipe first used around 1988. It's a flexible pipe covered with a plastic sheathing and is very common to see in newer homes. To make the pipe flexible a continuous ridge was designed into the pipe. Which is how the "corrugated" made it's way into the name.

CSST is a great advancement in gas piping. Because it is flexible and available on large spools long continuous pipe runs are possible without the need for connections. Fewer connections mean less potential for leaks.

However a problem with the pipe began to show up some years after the first installations.

Because the pipe is metal it is electrically conductive. What was discovered after some years was that a lightning strike entering the home can disperse through the CSST resulting in holes in the pipe (see picture). The ridges are thought to create electrical arcs and at some point along the path burn a hole through the tubing.

A hole in a homes gas supply piping, as you can imagine, is not a good thing.

Because of this problem a class action suit was brought against 4 of the 6 manufactures of CSST alleging; "that CSST poses an unreasonable risk of fire due to lightning strikes."

The solution has been to electrical bond the CSST to ground. Or more accurately more thoroughly bond the system. Bonding of gas piping was in existence in the National Fuel Gas Code (NFGC) in 1988 (diagram).

The manufactures have now written electrically bonding the CSST into their design and installation manuals. Never the less I do not see CSST electrically bonded during an inspection.

The second to last picture is from a home built in 2005. The picture is of the main gas supply pipe entering the home. There should be a ground wire on this pipe. Additionally in some jurisdictions there should also be a bonding jumper wire at connections which are missing in the last photo.

There is still debate on the requirements of bonding CSST. As an inspector knowing the potential for a fire due to a lack of bonding on a CSST system there is no debate for me. When I find CSST in a home without bonding it is called out as defect with a recommendation to correct.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

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Nice Landscaping, By The Way Where's....

Mon, 05 Oct 2009 08:25:11 -0500

I do enjoy seeing a nicely landscaped yard. There is something almost intoxicating about pulling up to a home and having my eyes drawn to many different visually pleasing elements. It makes me want to stop and sit a while taking in all the natural beauty around me.

But getting back to reality I have a job to do. My brief moment of admiration is gone as I must forge ahead and look for that which is wrong.

As I was walking around this nice little ranch house not long ago I was drawn in by the park like setting of the yard. Every side of the house was nicely landscaped with various interesting plants and shrubs.

After a few moments of seeing so much vegetation my home inspector's radar begins to blip. There are problems associated with flora and fauna so densely packed against a home. Not to mention what problems those plants may be hiding from my prying eyes.

I begin to look much closer along the edges of the home. Peeking between bushes and pushing aside limbs to see the home behind. I round the corner to the back yard. The plantings are much less dense here with one exception. There is a massive clump of decorative grass in the middle of back wall.

What is up with that?

I approach the thicket and push aside the grassy blades. What do I see? An A/C compressor. Once again homeowners have in the pursuit of beauty harmed the function of an appliance.

I'm quite certain most people do not realize the damage they are causing when trying to beautify an ugly A/C compressor or the eye sore of a furnace in the basement.

This particular compressor was the unfortunate recipient of a double whammy. After hacking my way around to the backside of the unit I discovered the clothes dryer vent directly behind the unit. Nothing like lint to effectively clog the cooling fins. I would think the installer, it was a newer compressor, would have alerted the homeowners to this issue.

I would guesstimate that the compressor was losing 10 - 20 % of its efficiency due to all this congestion.

What's that saying; putting lipstick on a pig. Sometimes you just have to let the pig be a pig.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

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Close But No Cigar

Thu, 01 Oct 2009 12:51:13 -0500

One of the most common problems I find as a home inspector is bathroom vents not exhausting to the exterior. More often than not they simply expel right into the attic.

Sometimes a half hearted attempt is made to pipe the exhaust vent to the exterior through the soffit. This method is generally not allowed. Air is drawn into the soffit as a means of attic ventilation. As a consequence the air from the bath vent is then sucked back into the attic.

On a recent inspection I found this bathroom vent with a finished louvered end placed in the soffit of this home. I couldn't decide, maybe who ever put it here couldn't as well, where the vent had been intended to be placed.

Had they intended to put it through the roof or install the louver in the soffit? I guess no will ever know, but I do know this; that vent has to be moved.

James Quarello
NRSB #8SS0022
JRV Home Inspection Services, LLC

To find out more about our other high tech services click on the links below:

Learn more about our Infrared Thermal Imaging & Diagnostics services.

Learn more about our energy audits, the Home Energy Tune uP®.