This is a question I ask myself at least once a year while looking into training and equipment for mold testing. Is testing for mold a good service to offer? So far the answer I've come up with each time is "probably not" but I always, at least partially, contribute my answer to lack of education on the subject so I read more. Each time I find myself searching for some information that will convince me otherwise but so far I've come to the same conclusion. This blog only covers a small area and I will not attempt to go over all testing types, mold types or health/property risks.

A couple weeks ago I completed two basic courses on air quality testing/mold inspections as well as researched equipment needed to perform this service. After completing the courses I contacted a local laboratory that offers face to face training over over the course of several days and decided if I were to pursue testing I would take that training. But shortly after gathering all the information I thought I needed to move forward I found myself questioning the value of mold testing and once again I am unconvinced. I know I could add this service and do it, I'm asked about it all the time, but I can't justify performing a service that I don't really believe in just because I can make money off of it. My stand on mold has always been to eliminate the source, water intrusion, and clean/remove materials to prevent possible damage to the structure. The issue of health related mold problems is there I know but I am not convinced that these are as common as some are lead to believe. I do believe the general public has a fear of mold because they are taught to fear it. On the other hand I've read articles discussing serious illnesses cause by exposure.

Some say technically you should not say the substance is mold without having it tested first but really if you can see/smell it why not just correct the conditions, what's the point of testing it? On the other hand air samples can tell you if the indoor air quality is consistent with the exterior air quality. If the indoor sample shows higher levels of mold you would technically have a mold problem in need of correction. One of the problems I have with that method is the fact that most people do not want to pay for the number of air samples that would, in my opinion, provide a good answer. Contractors will often take one to two outdoor samples and perhaps only one indoor sample. The cost of a "proper" mold test, as far as I can tell, would be extensively more than most buyer's are willing to spend.

As I said before I am no expert but I am looking for opinions on mold testing. I've spoken to several inspectors about this and of course I get two responses. Those who test for it of course stand behind it and those who don't take a similar approach to mine. What is your opinion?

 People come up with all kinds of ways to make a small house bigger or appear bigger  by knocking out walls, building additions, using different paint colors, turning the attic into a living space or cathedral ceilings.

When taking on a task such as extending a home out or up you have to consider a few things. Whether or not you need to make changes to the plumbing, electric and/or HVAC should be part of the planning stages and not something you "realize" or consider when the project is already underway. This is referred to as the 6 P's: Proper Prior Planning Prevents Poor Performance.

Recently I performed an inspection and saw a modification to the roof system to extend the ceiling height. It wasn't the cleanest looking drywall job but I have to say it was nice to see in this little house and likely a selling point. Of course as a home inspector I have to look past aesthetics and focus on functionality and proper building practices. As soon as I walked into the home I could see a downdraft furnace, not uncommon with slab construction was installed in the hallway.

Working my way into a bedroom I saw heat vents were missing where they are typically installed, under or over windows. The carpeting was new so I figured they just forgot to cut the opening out but nope, there were no heat registers in any of the rooms. The only two vents I saw were actually right outside of the furnace room and were cut outs to the drywall with vents installed, not even connected to the furnace. To top it off, the return was also installed on the same wall just above the vents. So not only do the rooms lack a heat supply but the only two available vents are being recirculated right back up into the furnace.

My guess is when the ceiling was raised up they didn't consider the fact that those flexible insulated supply lines up in the attic are there for a reason. Taking them out means they need to run another way to each room. Unfortunately the floor is concrete making it a little harder than just running the ducts in the floor. the attic is limited to a few inches so I don't know how they will get the lines up there. This was of curse a concern to the buyer and something that will require the advice, and quote, from a HVAC contractor.

     Yesterday I decided to cut my grass in between rain showers. I know that's the not best time to mow your lawn but we have had so much rain here lately my yard was starting to look like a vacant lot. Not wanting to be "that" house on the block I jumped on it as soon as the sun started to peek in between the clouds. I usually mow my lawn with the bag attachment so I can collect the clipping of grass, and weeds, and have them picked up at the street. Finishing up I decided to store the bags in my garage so they didn't get wet from the rain and deteriorate. Seemed like the wise things to do.

    Pulling into my driveway today after an inspection I opened the garage door and as soon as I exited my truck I could smell that familiar wet decaying grass smell. It was so bad I decided the garage wasn't the best place to keep the bags so I started to move them out to the side of the house. As soon as I touched a bag I pulled my hand back after feeling the heat then I saw steam coming off the side of the bag. Opening one bag I was greeted by the stench of decaying grass AND smoke! The temperature reading was 115F plus on the exterior. Right away I realized storing wet grass clipping in my garage was not wise at all.

    Given the right conditions vegetation will start to compost fairly quickly. Decomposition of organic matter during composting is largely the result of aerobic microbiological activity. Microorganisms break down organic matter and produce carbon dioxide, water, heat and humus, the relatively stable and valuable organic end product.  The grass clippings in the bags were saturated and sealed off in paper providing the perfect conditions for composting.

    Who knows what would have happened if I stored the bags in the garage and went out of town for a few days. Compost fires are not common but there's a chance given the right conditions and this certainly was the right condition. Moving forward I will not cut the grass when it's wet and store the clipping in yard waste bags.

For information on composting safety visit - HERE

This entry falls under the Common Inspection Issues category from a previous blog. It's also one of those issues that, if taken care of early on, costs less than a large coffee at your favorite coffee shop. If left alone however it could cost you as much as a truckload of wax rings.

Part of my bathroom inspection is checking the toilet to ensure it flushes, doesn't run continually and is tightly secured to the floor. While flushing it I place my knee against the side and push gently to see if it moves at all. If it does, I always recommend replacement of the wax ring prior to securing it to the floor at the bolts followed by a bead of caulk around the base.

When a toilet is able to move around the wax ring is easily crushed or damaged. The intention of the wax ring is to form a water seal around the horn and mounting bracket to eliminate leaking. I've had to replace wax rings in my own home and it's a messy job that is made easier with two people, one lining up the toilet with the bolts and the other holding the bolts so they don't move around, a task that's hard to accomplish with only two hands.

A few days ago I inspected a home in Bloomfield Hills that had a loose toilet on the main floor. The tile was dry and there wasn't any visible evidence of leaking or damage in the bathroom. Pressing against the side of the tank with my knee it rocked to the side slightly, in fact it moved so little I thought perhaps just applying a bead of caulk might be a good fix. The problem with that is I don't know how long it's been moving and there's no way of inspecting the wax ring without pulling the toilet up.

Continuing my inspection at the basement I noticed a stain in the ceiling of a bathroom directly under the toilet on the first floor.Checking this stain with my moisture meter I found the reading to be at 32% which is as high as my Wagner MMC moisture meter will read indicating saturation. In this case the $5 wax ring repair has turned into the need for drywall replacement and possible replacement of rotted wood in the floor. The small "insignificant" repairs can result in larger and expensive repairs if left alone. Checking for loose toilets is something any homeowner can and should do.

For a good "how to" on replacing wax rings visit HERE.

A while back I posted a blog on Environmental Concerns and gave a brief history on the use of asbestos in various products over the years. In the examples given, asbestos was purposely used to improve product performance. We all know the consequences of prolonged asbestos exposure. If you are unaware of the health concerns please visit Asbestos Exposure and Cancer. 

During a recent inspection I saw what I believe to be Vermiculite insulation in an attic. I've inspected a few homes with this type of insulation before so I wasn't surprised to find it but I do know it's something that is a concern to the buyer. Anytime you say there's a potential for asbestos in a home people get nervous. I never make light of the possible consequences of exposure to potentially contaminated products but I also believe it's important to educate the buyer so they know what to expect.

Vermiculite is actually a naturally occurring mineral similar to mica that was largely mined in Montana. When exposed to heat vermiculite expands, think popcorn, into a light-weight and fire-resistant material to be used in various products including attic insulation. Vermiculite has an R value of about 2.1 per square inch. Current standards in my area call for about an R48 so you would need a substantial amount of vermiculite to meet that recommendation. In the photo above you can see the vermiculite is mostly covered by an R19 fiberglass insulation. 

The concern with having vermiculite insulation in the attic is the potential for contamination with asbestos fibers. Between 1919 and 1990 approximately 70% of vermiculite was mined in Libby, Montana which also happened to contain a deposit of asbestos. This insulation was often sold under the brand name Zonolite. Zonolite was manufactured and installed in U.S. homes from 1963 until around1984. The Census Bureau estimates approximately 35 million homes were built from 1963 through 1984. Estimates of the number of houses with Zonolite insulation range from 12 million to 35 million. When I find vermiculite insulation my recommendation is as follows:

The attic contains what appears to be vermiculite insulation. Not all vermiculite insulation contains asbestos but prior to its close in 1990, much of the world’s supply of vermiculite came from a mine near Libby, Montana. This mine had a natural deposit of asbestos which resulted in the vermiculite being contaminated with asbestos. Attic insulation produced using vermiculite ore, particularly ore that originated from the Libby mine, may contain asbestos fibers. Recommend that homeowners make every effort not to disturb vermiculite insulation in their attics. If you occasionally have to go into your attic, current best practices state you should:

1. Make every effort to stay on the floored part of your attic and to not disturb the insulation.

2. If you must perform activities that may disturb the attic insulation such as moving boxes (or other materials), do so as gently as possible to minimize the disturbance.

3. Leave the attic immediately after the disturbance.

4. If you need work done in your attic such as the installation of cable or utility lines, hire trained and certified professionals who can safely do the work.

5. It is possible that vermiculite attic insulation can sift through cracks in the ceiling, around light fixtures, or around ceiling fans. You can prevent this by sealing the cracks and holes that insulation could pass through.

6. Common dust masks are not effective against asbestos fibers. For more information regarding the risks of asbestos check out the download to the right (Vermiculite Insulation), or the EPA’s website at http://www.epa.gov/asbestos. The EPA also has a free printable brochure on vermiculite insulation that can be downloaded here.

Having been a home inspector for a while I've seen and heard just about everything relating to this business. I don't claim to have all the answers or know the best way to do everything but there are some things I am certain on. Performing a fair and honest inspection with my clients best interest in mind has always been my intention. There have been times when I've gotten dirty looks, been called a deal killer ( I hate that term) and even asked to "take it easy on this one." On the other hand I receive a significant number of referrals from Realtors who see value in my services. No matter what, I refuse to stray off the path I've set for my business. It's right isn't it?  

My question is to fellow inspectors. When a home inspector is inspecting a home should they consider whether or not their inspection may prevent a buyer from buying a home? Should a home inspector focus on and report on the positive attributes of a home too? I know it's my job to inspect and report on whether or not items are functioning as intended but is it stepping out of bounds if I also report on the good attributes?

In my opinion the only real reason an inspector would focus on the positive attibutes is to help sell a house. At the same time if an inspector reports that the home is located on a beautiful court with mature pine trees and great view, that may not be lying but does it belong in a report?

Another question I have for my fellow inspectors is whether or not you report on things that are not major issues? This is the one thing I've heard more than anything else, "Just focus on the major things like foundation and structure." I do agree these are the major components but does that mean the "smaller issues like ineffective downspout extensions and damaged caulk at the exterior should not be reported?

As I said these are real questions. I'm not interested in helping to sell a house but I wonder what your thoughts are on this?

Great part one blog here on solar power. These panels are not common in my area however I do see them from time to time. Information in the blog deals with difficulty in properly disposing of these panels due to environmental concerns.

 This entry has little to do with performing a home inspection. Reading the blog today of a local Realtor I am reminded of how important it is to focus energy on what is really important. I tend to focus a great amount of time and energy on my business because I am passionate about it. I like to think I am good at prioritizing but it's easy to become consumed by things that in the end are not as important as family and friends.

Careers change and accumulation of wealth or things will likely be of little significance one day. Take time today to tell your family you love them. Do something nice for your significant other and make it a habit.

 After my first year in business I started providing electronic reporting with photographs. Prior to that I used MATRIX forms (check box style reporting) which actually took longer to complete and even longer to mail out. People seem to like the idea of having a photograph of the areas of interest along with a description and receiving the report via email is convenient for both of us. While reviewing the report they can actually look at the issue rather than trying to figure out what a particular component is. 

Recently a photograph I took of an issue not only allowed my client to see the problem but likely prevented me from having to pay for repairs on an item I was falsely accused of breaking. While inspecting a condensing unit I noticed the cabinet was open and a capacitor was hanging out on the ground. The unit was still working but obviously someone performed a repair or replacement without finishing the job. I took a photograph to include in the report and moved on.

The next day I received a call explaining the system stopped responding and had to be repaired. Because I was there the day before it was assumed I took the cabinet apart for inspection and left a part hanging out. Putting myself in the sellers shoes I would probably make the same assumption. Any inspector will tell you taking the cabinet off the condensing unit is way outside the scope of the home inspection. I've never done it and don't plan to.

Giving the seller the benefit of the doubt I think perhaps they may not have known about the condition of the unit prior to the inspection. After sending an email with the attached imaged I never heard back.

 While this has no place in an inspection report I have become somewhat obsessed with terrible wallpaper, paint and tile. It amazes me that not only would someone manufacture these prints but that there would actually be a homeowner that thinks, "Now that would look good." Each to his own I suppose.

This has become a source of amusement for me and I'm always looking for the next odd/outdated decoration. This week I have not been disappointed. Of course I would never let on to the buyer as these areas can be changed, that's if they share my opinion.

My activity here has been limited due to a hectic schedule. Business is great. That combined with having a wife and four young children takes up most of my time.