StepByStep Home Services

Introduction

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Wed, 02 Dec 2009 14:39:54 -0600

I thought it would be nice to have a place to share stories about life in this profession. This is a place to share home inspection related information with other home inspectors. All are welcome to post whatever is on your mind as long as it's kept clean and relatively friendly.

Sweet Potato

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Wed, 02 Dec 2009 07:57:21 -0600

Holiday time means sweet potato casserole time in the Santos home. Each year I look forward to this dish on Thanksgiving and pray for plenty of leftovers. This year we had a packed house and that dish was too soon consumed. My typical Thanksgiving day consists of watching football on the television and relaxing before a big meal or two or three.

Thanksgiving is the one day out of the year when I don't hold back and am not afraid to go for seconds or thirds. The day is filled with food, football and a good time with friends and family. This year was a little different though and not something I would wish on anyone who likes to practice gluttony and laziness on Thanksgiving.

Sitting back watching a ball game with my father in law my wife called to me from the kitchen. My ears perked up with hopes of trying out a dish prior to introducing it to the guests. Instead she said, "we have a problem here at the sink!" words I didn't want to hear, not on that day. Sure enough when I walked over to the sink I found both sides 1/2 full of water. My quick fix was to turn on the disposal which worked for one side. When the disposal operated the water in that side went down but it went up in the other. When I turned the disposal off it did the opposite but the water contained bits of sweet potato peels.

My wonderful, darling, sweet wife used the disposal to dispose of approximately ten pounds of potato peels. This worked well for a few potatoes but not ten pounds worth! I kept my cool but I knew this was not going to be a typical Thanksgiving day for us. Being a Metro Detroit Home Inspector I think I can fix just about anything so I immediately went to work removing p traps and attempting to snake out the drain with a handheld plumbing snake. When that didn't work I ran up to the store for a bigger better plumbing snake. I'm stubborn and not one to give up when I should, two hours later with dishes stacking up and hungry people around, I finally hung my head in defeat.

Thankfully I know a great plumber who came out within an hour and was able to snake out my drain with ease. When he arrived he said he'd just come from Grosse Pointe, just east of my location, where he was clearing out sweet potatoes from a drain. In fact he said his day had been non stop running around getting potato peels out of drains. Apparently this is a common thing on Thanksgiving?? Of course I was thankful that he got me in on the schedule and allowed us to get on with our delicious meal.

The sweet potato casserole was delicious!

Ingredients:

* 3 cups mashed sweet potatoes

* 1 cup brown sugar * 2 eggs, lightly beaten

* 1 teaspoon vanilla * 1/2 cup milk

* 1/2 cup melted butter * .

* Topping:

* 1/2 cup brown sugar

* 1/3 cup flour

* 1/3 cup melted butter

* 1 cup chopped pecans

Preparation: Combine first 6 ingredients. Pour into a buttered 1 1/2 to 2-quart casserole dish. Mix remaining ingredients together and sprinkle over top. Bake at 350° for 30 to 40 minutes, until hot and browned. Serves 6 to 8.

Where do these go anyway?

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Wed, 04 Nov 2009 12:26:20 -0600

Believe it or not this is a "not so uncommon" installation. Either the installer put them their to.... well I don't know. I tried to come up with an excuse for this install but I have nothing.

Photo eye / safety beams, electric eye or whatever you want to call them do have a proper installation procedure. The ceiling isn't part of that procedure as far as I know. Photo sensors are installed to prevent the vehicle door from closing on a vehicle or worse, a child who happens to be playing in the path of the door when it closes. Even without the sensors the door should reverse when it impacts an object.

Watch your step

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Mon, 02 Nov 2009 07:18:13 -0600

I'm thinking this was not an issue prior to the installation of the storm door. And why does one need a storm door in the garage anyway?

Actually it wasn't until I walked up the steps while holding the railing that it literally hit me.

A day in the life of a metro Detroit home inspector.

Common Courtesy

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Fri, 30 Oct 2009 20:06:43 -0500

Last minute cancellations are part of business for all of us. I've learned to accept it and move forward. But lately it's gotten out of hand. I've received three cancellations in a row the past three days with today being the third.

This morning I drove close to an hour to drop off a CRM only to find the lockbox code was wrong. After waiting for an hour for a call back, which never came, I finally got in touch with the Realtor's office receptionist who gave me the correct number. When I got inside the electric was off. So there's three hours spent this morning and now a canceled inspection because of cut service entrance conductors.

Considering the SEC was cut, the buyer and Realtor could not have known the power would be off. As it turns out the sellers decided to upgrade the service equipment just a couple days ago but didn't finish the job, that's understandable. But what really gets me is that the Realtor never called me back. Even though my client called me while I was at the home and said she spoke to the Realtor just moments ago. I guess my time is not important. I like to give people the benefit of the doubt but is common courtesy becoming so uncommon?

Rather than sulking all morning I made my way back to town and took my wife out to lunch. Cancellations and good food are a common theme for me. In the end I consider it a good trade off.

Neighborhood Check

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Sun, 25 Oct 2009 14:06:31 -0500

Recently a client told me about a site that allows you to check neighborhoods in Michigan for possible registered sex offenders. I've never considered this until they mentioned it but it makes sense especially if you have, or are planning to have, children in your home.

Of course as soon as I heard about this site I searched my own zip code to see who might be on my street or in my neighborhood. As it turns out there are 36 registered sex offenders in my zip code with a few being within walking distance. These offenders are required to report an address change but I have to wonder how accurate the list is. My kids play in the neighborhood and while I know the parents of their friends I can't say I know them that well. It's not like these people go around telling everyone about their offense. Some of the offenses, such as urinating in public, are minor in my opinion and not necessarily someone I consider a threat. Others however have been accused of abducting children for immoral purposes.

Once in a while I talk to my kids about being safe outside and what to do in certain situations but even so you never know how they will react in a real situation. Growing up I don't think I ever worried about being abducted and our only rule was to be in when the street lights came on. Really we didn't have have boundaries either so it was common to ride our bikes miles from home to play basketball in a park or meet up with other friends. Cell phones were not avaialale yet so there was really no way to call in case of an emergency. What we did do though is stick together. We never walked or rode anywhere alone. I tell my kids to stick together at all times.

Change of plans results in good food

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Wed, 19 Aug 2009 10:27:49 -0500

It's 10:00 PM and you just started to relax from a long day of inspections and inspection reports. Thinking ahead to the next day you map out, in your mind, your steps in an attempt to achieve good usage of time. An assistant Pastor I knew used to say, "proper prior preparation prevents poor performance." So each night I make sure my "map" is laid out.

That's when the phone rings. You don't recognize the number but being the type of inspector who wants to accommodate clients needs, you answer the phone despite the time. Actually I've booked many jobs answering the phone late. A good amount of my business takes place after 5 o'clock. The caller starts with, "we had and inspection scheduled..." So right away you know there's a problem. For me it's typically because the bank owned home does not have either the gas, water or electric on. Sometimes all three.

There's nothing you can do but re-schedule the inspection and of course think about the two other inspections you turned away because of the filled time slot. It's easy to stew over the money lost in this situation but it's completely out of your hands.

Really there's no shortage of things to fill that time slot. You can fill it with yard work, continuing education, marketing, cleaning out your in-box, actually fixing some of your own home defects, family time and so on. Depending on the weather I like to fill my empty slot with a charcoal grill and whatever meat is in the freezer. Being a homebrewer, if the inspection was scheduled for the afternoon, I might include a bottle from my latest batch of Amber Ale or Imperial Stout.

Structural Inspection

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Tue, 18 Aug 2009 09:36:22 -0500

During a recent Metro Detroit Home inspection my client was humored by the obvious slope around doors. I was amused at the way the previous owners patched up the cracks, painted, and framed the doors to make up for it. An out of square door here and there is common but I don't think any doors in this home were even close to square.

The primary function of a home inspection is to determine whether or not systems are functioning as intended. It's also an opportunity for the buyer to learn about the maintenance required to keep a home in good working order.

Quite often, on older homes, the crawlspace is not accessed for years allowing components to deteriorate and settle. Add moisture and WDI to that equation and the result is often a significant need for repairs.

My hope is that clients walk away with a good understanding of not only the property condition so they can make an informed purchase, but have some knowledge on how to take care of their new home.

Inspector Tools (for the crawlspace)

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Sat, 15 Aug 2009 13:47:49 -0500

Raised foundations are common in my area and my least favorite area to inspect. The heat of an attic is one thing but at least I know, for the most part, what to expect. Fortunately Southeast Michigan Home Inspectors don't have to worry much about poisonous spiders, other than the Brown Recluse, or poisonous snakes.

Once in a while I get lucky and enter a clean crawl with plenty of headroom but that tends to be the exception. Most of the time the area is full of construction debris and of course more than enough insects and spider webs. It's hard to block out the thought of a big spider climbing down my back while in a crawl.

No matter the condition of the crawlspace I always prepare myself for an adventure.

A solid construction helmet, much like the one pictured, is something I wear in all crawls and attics.This week a Realtor laughed at me because I looked like Bob the Builder but it's a must have.

Doing a belly crawl under a home allows for plenty of opportunities to smack your head against something. A couple years ago I was inspecting a crawl and bumped against the edge of a return. Not only did it hurt like heck, it left a nice gash on the top of my head. Truss plates in attics are worse. Those things can scalp you if you're not careful.

A solid, powerful flashlight is a home inspector best friend. Perhaps that's a little extreme but it sure does come in handy. In a crawlspace you would have close to zero visibility without a flashlight and one with a powerful beam helps before you enter the crawl. I like to shine mine into the area in case there are any glowing eyes staring back at me. Fighting off possums is not part of the SOP. I take along two Ultra Stingers to every inspection.

Deep in a crawlspace is the last place you want your flashlight batteries to die. A backup lamp mounted on your helmet will get you out of the crawl with enough light to finish your inspection.

Inspectors understand the importance of wearing a respirator in attic and crawlspaces. The crawlspace can contain harmful substances either in the soil, insulation, or organic matter. I always purchase filters rated for organic matter and change them regularly.

This photo was taken by the buyer right after I exited the crawl.

Fix it and flip it

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Tue, 11 Aug 2009 10:24:34 -0500

Right now is a great time to pick up one of those little bank owned homes that are in disrepair and going for less than the price of a Ford Focus. I've even thought about buying a couple and fixing them up but I've put away my days or framing walls etc. The investor buys the home, hires a few guys to fix it up, and then turns it over for a profit. To their credit most of these, in my area, are actually well done. Sometimes they spare no expense with installing beautiful hard wood floors, granite counter tops, new roof covering (properly installed), decent floor tile, and even new plumbing.

With all the vacant homes around here "opportunists" are taking advantage of the high price of copper by stripping homes. A good "opportunist" will even take the supply lines under bathroom and kitchen sinks in-stead of just the big stuff visible in the basement.

Fortunately there is an inexpensive replacement for copper called PEX. Cross-linked polyethylene plumbing is a great alternative and is easy to work with. If installed properly it will outlast most other components and provide occupants with clean potable water.

Unfortunately when an installer doesn't not know how various components work together in a home they might take out "extra" items or forget to reassemble them properly. Reminds me of myself when I try to work on a broken (anythingelectric) and I end up with extra screws and little plastic thingies.

Ground wires are often connected to the whole house plumbing using clamps near the main service panel with a jumper at the water main. This grounding option is used on all homes in my area where there is metal plumbing throughout.

In this application the installer didn't know, or didn't care, what the copper wire was for. Of course you can't just connect it to the PEX plumbing as a line would have to be run from the panel to the water main where it exits the floor.

This wasn't a tough catch but it does show an item that might be easliy overlooked if you don't know what to look for.

Bad dog

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Thu, 30 Jul 2009 11:38:51 -0500

Condensing units require some homeowner maintenance such as keeping vegetation off sides, cleaning fins periodically, and ensuring the unit is placed on a solid level pad. Sometimes though you need to take extra steps to protect the unit from pets.

This photo shows a unit with excessive damage probably the result of a dog using it as a urinal. Another possibility is spray fertilizer. I've seen chicken wire placed around these units to keep pets away which is alright with me.

Typically a well maintained unit will last between 10-15 years but I've seen them much older in good working condition. My unit was manufactured in 1985 and still works like a champ.

Here are a few tips for homeower type maintenance.

* Keep a 2' clearance around the sides. Vegetation and structures close to the sides can reduce the efficiency.

* Clean the fins periodically. I prefer to use a soft horsehair brush attachment on my vacuum. That way I don't damage the fins and it does a great job of getting debris off. Commercial coil cleaners are available.

* Maintain a clearance at the bottom. The unit should be seated on a pad that is visible. Mulch and soul shouldn't be in contact with the lower fins or cabinet.

* If you have trees on your property place a cover on the top to keep leaves and twigs out during the fall/winter months. I'm not a big fan of full covers.

What's missing?

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Wed, 29 Jul 2009 07:20:40 -0500

When selling a home the kitchen is likely the selling point followed closely by the bathroom/s.

But when updating that bathroom it's important to pay attention to details.

There's something missing here.

Blast from the Past

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Wed, 22 Jul 2009 08:35:03 -0500

Most of us know someone who can't seem to remove themselves from a particular era. Sometimes they are stuck and retain that hairstyle from the year they graduated High School, listen to the same music, or wear those same clothes that looked good at one time. Sometimes this can be a good thing. I think back to my cherry red 1969 Camaro and how much I loved that car. By the time it got to me it was 20 years old but what a beauty it was. Unfortunately I wasn't mature enough to have such a powerful car and soon after racked up 12 points on the driving record. I had to sell after owning it for just over one year.

Thinking back to my grandparents home I remember the bright red shag carpet, floral print wallpaper, orange dome light fixtures, and velvet red lamp shades. Those items were in place from my childhood all the way up to the time the house was sold. Going to grandmas was a great event I always looked forward to. As the years went on I enjoyed the fact that everything remained the same. It was like a time capsule where nothing changed and grandmas house was consistent and safe. For the most part people like things that are consistent. Change can be uncomfortable. When I sat on grandmas couch looking over photos from my childhood I was sitting on the same couch. Everything in the photo was the same except me. Even my grandparents looked EXACTLY the same. I swear they were born grandparents.

A couple weeks ago I had the privilege to inspect a condo that was, up until very recently, occupied by the original owner. Obviously the occupants had not done any updating to the decor in some time but it reminded me of grandmas house. While this may have been appealing to me, the buyer's were talking about how the first thing on their list was to completely redecorate. I wanted to ask them to save some of the wallpaper and carpet so I could build a little room in my basement but I understand that would be really strange and slightly unhealthy. Who can blame them for wanting to update really? While the wallpaper and carpet brought back memories for me I don't think anyone would run out for silver foil wallpaper and bright orange shag carpet to decorate their groovy pad.

HOT HOT HOT!!

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Wed, 17 Jun 2009 15:20:34 -0500

It's that time of year again here in Michigan when attic temperatures can be dangerously hot. Often times I enter attics at temperatures of 120° F or more which for those of you down south is probably on the cool side. Staying in an environment like that with an extra layer of clothing and respirator is just torture. One of my early investments was in a cool vest which I put on under my attic clothes. It lowers my core temperature allowing me to work in an attic longer and will less danger of heat exhaustion.

Another important purchase was in a cheap 32 oz. water bottle. I take it on every inspection and often times down a good portion of it after a hot attic inspection.

Inspectors face plenty of risks by just doing our job but there is one risk we don't need to take and that's the risk of becoming dehydrated.

Q. What is the risk of being dehydrated?

A. Dehydration can make a person feel fatigued or dizzy, may bring on a headache and may put a strain on the kidneys. Certain populations are more at risk for dehydration, such as young children, the elderly and people with chronic illness.

Q. How can you tell if you’re dehydrated?

A. One obvious indicator is the color of your urine: if it’s deep yellow, then you’re most likely dehydrated. Other indicators include dry mouth, dizziness, headaches, fatigue and decrease in urine frequency and output.

Q. What’s the best way to stay hydrated?

A. Typically water is fine. Be sure to drink plenty of water before you perform exercise or work in an extremely hot environment.

Q. What’s better, water or sports drinks?

A. High-level athletes need sports drinks to replenish their electrolytes, but most of us doing moderate day-to-day exercise don’t. I just take a large bottle of water with me to inspections so I can chug right after I'm done, or during if necessary.

Q. So how much water do we really need to drink each day?

A. The best thing to do is to carry a water bottle with you and sip throughout the day. The “eight 8oz glasses of water” guideline is a good baseline for most people, but it will differ depending on things like your weight, activity, etc. And you may need to drink more if you’re going to be active in a hot setting or climate.

steel drum?

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Mon, 15 Jun 2009 15:53:26 -0500

Yesterday I noticed a bulge in the carpet of a basement floor. The carpet section appeared to have been installed in that area for reasons other than comfort. When I lifted the carpet I saw a musical instrument, or a metal bucket depending on how you look at it.

I'm still not sure what the purpose of this burried bucket is. Any ideas?

How Radon Enters Your Home

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Sun, 14 Jun 2009 15:57:46 -0500

Great blog by Randy King

Randy King, Progressive Home Services. Serving Greater Mankato, Owatonna, and South Central Minnesota Communities

Via Randy King - Mankato Home Inspector (Progressive Home Services):

How does radon enter your home?

Radon, because it is a gas, is able to move though spaces in the soil or fill material around a home's foundation. Minnesota homes tend to operate under a negative pressure - this is especially true in the lowest portions of the home and during the heating season. This negative pressure acts as a vacuum (suction) that pulls soil gases, including radon, into the lower level of the structure. Some causes of home vacuum are:

Heated air rising inside the home (stack effect).

Wind blowing past a home (downwind draft effect).

Air used by fireplaces, wood stoves, and furnaces (vacuum effect).

Air vented to the outside by clothes dryers and exhaust fans in bathrooms, kitchens, or attics (vacuum effect).

Radon can enter a home through the floor and walls -- anywhere there is an opening between the home and the soil. Examples of such openings include dirt floor crawl spaces, unsealed sumps, cracks in slab-on-grade floors, utility penetrations, and the tiny pore spaces in concrete block walls. A basement, of course, provides a large surface area that contacts soil material.

Major Radon Entry Points

Cracks in concrete slabs.

Spaces behind brick veneer walls that rest on uncapped hollow-block foundations.

Pores and cracks in concrete blocks.

Floor-wall joints.

Exposed soil, as in a sump or crawl space.

Weeping (drain) tile, if drained to an open sump.

Mortar joints.

Loose fitting pipe penetrations.

Open tops of block walls.

Building materials, such as brick, concrete, rock.

Well water (not commonly a major source in Minnesota homes). (Information prov. by Minnesota Dept. of Health)

What happens after radon gets into the home?

Once radon enters a home it moves freely throughout the indoor air and people can breath it into their lungs where it can cause cell damage that may lead to lung cancer. Understanding how it distributes through the home environment can help explain why timing and location are important factors to consider when conducting a radon test.

The level of radon is often highest in the lower part of the building. Radon moves through a house by diffusion and natural air movements and it can be distributed by mechanical equipment such as a forced-air ventilation system. As radon moves away from the home's foundation or other entry points, it mixes (and is diluted) into a greater volume of air. In addition, more dilution often occurs in the upper levels of the home because there is more fresh air ventilation there.

Greater dilution and less house vacuum may also occur when the house is more open to the outdoors during the non-heating season. This generally results in lower indoor radon levels in the summer compared to the winter.

Randy King, Progressive Home Services. Serving Greater Mankato, Owatonna, and South Central Minnesota Communities.

Get your home tested for radon today! Don't wait any longer! Give us a call now at 507-382-7007, or log on to our website at www.progressivehomeinspection.com to schedule your home inspection service today!

Use the back door.

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Sun, 14 Jun 2009 15:52:49 -0500

The only time I get a little nervous at a home inspection is while up on the roof. Being afraid of heights I don't particularly care for that part of the job. Outside of that I guess you could say I'm a fearless home inspector.

Yesterday however I was afraid to even walk in the front door. Supporting this bridge was a pile of eroding soil at one end and temporary supports in the middle. Walking on it reminded me of being in the middle of a jungle inching across a suspension bridge wondering if the next step will be your last.

Looking over the blueprint it appeared as though the soil underneath this "walkway" was to be level with the exterior. Building up the grading that high would result in windows and veneer being under ground. My guess is the blueprint was not followed and they were left with the task of finding some way to enter the home.

Fire trucks and home inspections

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Sun, 14 Jun 2009 15:21:51 -0500

As a general rule I check smoke detectors even though it's not required. Today without even thinking about it I used the butt end of my ultra stinger to mash the test button expecting a quick succession of beeps. Well I got that and then some. The alarm at the front door started blowing with a loud goose like screech and wouldn't shut up. I raced over to the alarm panel and pushed the bypass button.

The noise stopped for about five seconds and came back only this time in rapid succession. Pushing the bypass button again I noticed the digital readout prompting me for a code. Another general rule is the sellers leave for the home inspection as was the case today. By the time we called the seller and turned off the alarm a firetruck was pulling up outside. Going outside I was shaking my head with my arms flailing about so they knew right away it was a false alarm.

I was quite embarrassed at having caused a scene, ALL the surrounding neighbors were watching, and making these guys come out for nothing. Waisting the fire departments time on a Sunday afternoon was not in my plans today. I can only imagine what they were saying on the way back to the station.

You can stuff just about anything but....

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Tue, 09 Jun 2009 16:37:50 -0500

Suffing can be added to just about any fowl and I'm partial to the Thanksgiving variety. Stuffing various home components however is not recommended.

Home Inspectors see just about every imaginable homeowner fix. This B type vent shows an interesting configuration with a "handyman" remedy as to what to do with that open end and extra insulation.

Wavy Siding

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Sat, 06 Jun 2009 09:37:18 -0500

Grilling too close to the vinyl siding might result in the cladding being melted but I've never seen this on a second story. Perhaps someone was lighting off fireworks or had a small half keg grill on the addition roof? Directly on the opposite side of this wall is a receptacle but there was no damage to the drywall.

Looking out the bedroom window I noticed the neighbor had similar waves but instead of being limited to a small area their siding was wavy on the entire lower wall.

There was no evidence of past fire or damage other than broken plumbing. This doesn't look like waves created by siding being too tight. Perhaps the window to the right is reflecting sunlight directly onto this area causing the warping? Any ideas as to what may have caused this?

I've never cut one short.

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Fri, 05 Jun 2009 17:21:58 -0500

Actually there was one time, working for an out of state investor, I pulled up to a vacant Detroit property that wasn't really vacant and by the looks of the "residents" I was not welcome. That one was over before it started.

Today, for the first time, I really wanted to walk away and tell my client to do the same but I've always believed in providing a thorough inspection and letting them decide. The first thing that caught my eye was the scribbled note on the front door. Asking the Realtor about it we both figured it was probably a disgruntled evicted previous owner. That's until I got in and walked into the kitchen. Water stains throughout, peeling floors, ceilings, walls, loose carpet, and peeling counter tops were a sure sign of moisture issues.

If you've read my blog Do You Turn On The Water you know why I never turn on water without a pressure test having been performed. Well the water was turned on, not by me, and the resulting waterfall was proof once again that you can't just turn on the water.

By this time my client was shaking his head and asking out loud "why even bother with the inspection?" Of course right then I knew things would not move forward but honestly I was a little relieved. Sure I was a little upset having booked an inspection only to have it stopped and NOT get paid. I supposed I could have asked for payment but I do have a report from my morning inspection to complete so....I guess I'll do that then go relax on the deck, pour a cold one, and enjoy the rest of the day.

A little fresh paint outta do it!

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Tue, 02 Jun 2009 14:36:10 -0500

Often times I come across poorly maintained exteriors particularly where there are wood applications. Something I learned early on is to tap each log end with the handle of a screwdriver. If you hear a hollow thud there is probably water damage. When damage is found a little probing is in order.

3.1 The inspector shall

A. Inspect

1. the structural components including the foundation and framing.

2. by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is NOT required when probing would damage any finished surface or where no deterioration is visible or presumed to exist.

Fortunately the damage was limited to the first six inches of this log. The concern in this photo isn't structural but the fact that soft wood is lunch for termites.

Despite this issue the cabin was in excellent condition and reminded me how much I want to build a log home on Lake Michigan.

Where are you?

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Mon, 18 May 2009 08:04:09 -0500

On the way to an inspection last week I received a call from my clients who informed me they would be late and that I should just start on the exterior. It's common practice for me to arrive a little early to start on the roof so their late arrival was not a problem. Pulling up to the home I noticed the sellers were gone so I just dropped my inspection bag off at the door and got started on the exterior starting on the roof.

After inspecting the roof I walked around the property starting from the front door and checking various components while taking photos and notes. Approximately 30 minutes later my client calls me and asks me where I am. Of course I figured they were calling from out front in the driveway so I told them I was around back. Circling the house I realized my van was the only vehicle around so right then I know I had done something wrong. Looking across the street I could see what I figured to be my client so I told them to look across the street and wave. Sure enough he looked across the street and waved me over.

We had a good laugh about it but I thought about what might have happened if the sellers were home sleeping and heard someone on their roof walking around? I've pulled up to the wrong house a couple times but never have I completed an exterior inspection on the wrong house.

Vince Santos -

Owner Operator

StepByStep Home Services

Decorative Plumbing Fixture

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Fri, 24 Apr 2009 10:59:04 -0500

Yesterday I came across something interesting. During the exterior portion of this recently rehabbed property I noticed the bibs were sticking out a little further than they should. I always start with the exterior so I had yet to enter the crawlspace. When I grabbed the bib it was loose and felt like it might be cut. Sure enough when I pulled it just came completely out and was cut.

I found it somewhat amusing that one other bib looked like the gate valve has been recently replaced and it appeared to be in great shape but one again it was cut in the crawlspace. Typically I don't pull on these but this time it just didn't look right.

Entering the crawlspace I found the copper plumbing to be completely missing and replaced using ZURN W/QPEX fittings, but that's another blog all together.

Galvanized

Vince Santos Southeast Michigan Home Inspector (StepbyStep Home Services LC) — Wed, 01 Apr 2009 15:12:30 -0500

Performing a pressure test this week I was immediately aware of breaks and/or separations. As soon as I released the pressure tank valve I went from 47PSI down to 4PSI before I could even stand up. Unfortunately for my client that was the beginning of a timely and costly repair. Approximately six hours after my pressure test the plumber called me with the rundown of what took place. There were three breaks and one separation all hidden behind walls. Fortunately most of the plumbing was copper but some galvanized remained in the utility room. Interestingly the breaks were not at the galvanized steel lines but rather the improperly winterized copper supply lines.

GALVANIZED STEEL

Where water pressure is poor in the distribution system, the most common cause is corroded galvanized steel. Galvanized plumbing can close down so that the inner diameter is reduced to 1/8” or less. The only solution is to replace the plumbing lines, typically with copper.

The diameter of the new pipe should never be smaller than the original piping. It is often wise to replace galvanized steel with larger diameter pipe on the main feeds to improve pressure further. A ¾” pipe is recommended from the entry point to the water heater, at least. On large or multi-family homes, this should be larger.

When galvanized pipe is present, and pressure is inadequate, a common practice is to replace the readily accessible plumbing across the basement ceiling or to replace only the hot supply and not the cold. While decreased diameter may exist in the risers, the horizontal pipes tend to deteriorate more quickly. The accessibility of the horizontal plumbing makes it less expensive to replace. Changing the easily accessible plumbing will help in the short term, but eventually replacement of all plumbing will have to take place.

Typically the most expensive cost with replacing plumbing is the labor. When changing concealed pipes, a large part of the labor cost is opening walls and ceiling to get to the pipes, and repairing the damaged surfaces when repairs are completed.