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Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Thu, 10 Sep 2009 14:50:00 -0500

Well I'm sure we have all seen this type of statement on a brochure or on a listing before. Over the years I have learned that 75% of the time this is CODE for "Buyer beware" and it just makes me look a little harder to see what I can find that was covered up.

Today's inspection was on a 125 year old home in historic East Nashville, TN. I have looked at many homes in this area and for the most they are all in the 100 year old range and those that have been updated are really fine homes. But, I have also found many that the owners or agents claim that they have been updated when I'm sure they meant to say that they have been freshly painted!

The next few pictures are what I found in the basement of this updated home:

Sump pump not working

This is a 6x6 post newly installed!

New High Efficiency HVAC split system sitting in mud from being flooded because the sump pump was not working. Unit was distroyed and will need to be replaced.

Is your home a target?

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Thu, 09 Jul 2009 11:11:41 -0500

If your siding, car, fence or any other surfaces around your house have broken out with a rash of black or dark-brown specks that do not want to come off, you are probably at war with something called Artillery fungus.

I have seen this on many homes over the years, but I have noticed a drastic increase in the number of homes that have been "shot"! The following picture is from a home that I just inspected, even the PVC plastic privacy fence had been shot!

The artillery fungus, cannon fungus or shotgun fungus resembles a tiny cream or orange-brown cup with one black egg. The cup is approximately 1/10 of an inch in diameter. Areas of mulch with artillery fungi may appear matted and lighter in color than the surrounding mulch. The fruiting body of this fungus orients itself towards bright surfaces, such as light-colored houses or parked automobiles. The artillery fungus "shoots" its black, sticky spore mass which can be windblown as high as the second story of a house.

After doing some research I think that I have discovered why we are seeing more homes with artillery fungus problems. It looks like the appearance of Artillery fungi has been associated with wood mulch (versus bark mulch) and the increased use of wood products in potting media. Mostly the use of ground-up wood pallets and unused pulp wood and the use of fallen trees from storms that have been ground into mulch .

The best way to limit your exposure is the composting of these products prior to incorporation into media is encouraged to prompt the growth of beneficial antagonistic organisms. Better yet, use only the bagged or prepackaged mulch from a garden center. Bulk mulch (not in bags) tends to be more of a raw material that could contain spores.

Also, the use of gravel mulch, stone, pea gravel, and black plastic next to buildings instead of using wood products will help reduce the problem. If wood products are used, the addition of about 3 cm of fresh mulch to cover old mulch each year may lessen the problem. Use of bark products, rather than wood products, may also lessen the fungal spread.

One word of warning to homeowners wishing to replace house siding splattered by Artillery fungi --- insurance companies may not cover claims of damage due to "molds".

Cleaning air ducts in homes, not always a good idea!

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Tue, 09 Jun 2009 16:53:27 -0500

I know that just about everyone has heard about companies that clean the air ducts in homes. The typical way to clean the air ducts is to place a round bristle brush about the same inside diameter as the pipe. It is either pushed or pulled through the pipe. Many times it also has a vacuum suction as part of the brush. Then after they have cleaned the duct they come back and spray various anti-bacterial and anti-fungal chemicals to aid in the cleaning of the ducts.

Is it a good idea or is it a bad idea to clean your air ducts?

It depends on what the air ducts are made of! If you have the strong sheet metal air ducts, then it might be a good idea to have a qualified company clean them. The key is a quality company that knows what they are doing!

But, if you have those flexible plastic air ducts that are in the majority of the homes that have been built in the past eight or so years then you might want to rethink having them cleaned. The flex-duct type plastic air ducting is like a sandwich. it is comprised of an inner layer of plastic like sheeting then a layer of fiberglass insulation and then an exterior layer of plastic. Most of the time the inner layer has a wire that is built into it so that the duct will have additional strength and flexibility to help keep the duct from crushing and closing up. This wire also gives the air duct a fan or accordion shape, that traps dirt and dust. The plastic flex- duct can not effectively be cleaned. Most of the time if cleaning is attempted the flex-duct will be damaged

This is a picture of a damaged duct as see from a floor register on a new construction home that I inspected. This is the result of an air duct cleaning company cleaning the construction debris out of the air supply ducts. The pink is the fiberglass insulation part of the flex-duct:

We also have fiberglass fiberboard air ducts. This type of air duct can not be cleaned either. The fiberboard has a protective covering that is easily damaged.

We really do not want fiberglass particles floating around in the air we are breathing every day!

So, if you have metal air ducts you can clean them. If you have flexible type of fiberboard air ducts you should not clean them. This type of air duct needs to be replaced and not cleaned.

How to tell if you have Chinese Drywall in a home

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Wed, 13 May 2009 12:50:20 -0500

After seeing in person several homes with Chinese drywall and seeing the Red Flags in those homes of what to look for I have compiled a simple list that will give you a good start in the search to see if your home has this problematic drywall in it:

Use you sense of smell. If you detect a sulfur like odor, you might have it.
Look at the soft reactive metals in your home. Copper and Silver seem to be the first to show signs of reacting to the corrosive off gassing of the drywall.
Copper wiring that is turning dark is a tell tail sign. It turns almost black when it is exposed to the drywall off gassing.
Most of us have pennies sitting in a jar, bowl or whatever. Take a look at that pocket change that has been sitting on the desk for a while. If the pennies on top are turning dark and the ones further down in the jar are not, then you might have it.
Silver plated picture frames are another good test. If they are turning dark, you might have a problem.
Silver jewelry is another good prospect to see if you might be at risk.
Looking for the Made in China or Knauf/Tianjin marks on the back of the drywall in black ink. This is a guarantee that you have it! This can be done form the attic or even an air return chase.

Note: If you find Made in China or Kanuf on the back of the drywall in Blue ink, this drywall seems to be OK.

Any of the above situations or items along with the smell of sulfur in the home is about the best way to tell if your home is at risk of having Chinese drywall or drywall that has been mixed with fly ash. After talking with individuals who's homes have had this drywall, they all said that it started after they had been in the home for more than a few months and some took as long as four years. A common thread was that they all started to notice their silver jewelry was turning or tarnishing more than it ever did as soon as they moved into their new home.

At this time we have no sure method of testing an entire home to see if it has Chinese drywall in it. The only way to test via a lab is to take a sample (1" round core) every 4 feet in every wall and on every ceiling that has drywall. Why every 4'? The drywall sheets are in 4'x8' sheets so you must test every sheet! It is cost prohibited and very destructive to do this type of testing. Visual is the best method we have at this time for identifying a home with Chinese drywall. Be careful of the testing scams that have popped up over the past few months.

This information is provided by Scott Patterson as a service. It may be reproduced with permission as long as credit is given to the author and it is not changed.

5 Simple steps to keep that A/C in working order

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Tue, 12 May 2009 15:58:17 -0500

Five Simple Steps for a Happy and Cool Summer!

Summer is upon us! Today in Nashville TN, my A/C was on and it was not the first time this year! Just a few weeks ago we were in the mid 80's. The following easy steps we help homeowners in preventing a few problems from occurring with their A/C system this summer.

•· Inspect the filters - The first step in maintaining a well-functioning air conditioning system is to inspect the air filters. These should be changed or cleaned at least twice a year. Monthly maintenance is recommended if the system is in constant use or if the air is dusty and dirty. Replace that filter every month. The best time is when you pay your electric bill!

•· Make sure the machine is properly lubricated - Over time, friction can increase within the machine. Oil the motor and bearings twice a year. Be sure to turn off all electricity to the unit when servicing. NOTE: I would not recommend this for the typical homeowner! This job is best left for the professional HVAC contractor.

•· Inspect the fan belts - Check fan belts and pulleys for wear and proper tension. This is located in the "blower" compartment. Most newer systems do not have belts but rather a direct drive motor that is virtually maintenance free. If you do have belts that need replacing, have a professional replace worn parts.

•· Clean the outdoor condensing unit - Foreign objects and dirt can affect the performance of the machine. Brush away or hose off any insects, dirt or other items on the outdoor condensing unit.

•· Clean the drain line -Inspect the drain line to make sure there are not any problems with the termination. If algae is present, wash the affected area with chlorine. This will keep to keep the condensation water from overflowing and causing damage to your home.

If you have a window air conditioning unit, check the window and sill for decay, inspect the unit for rusting and spot paint if any rust is present.

I strongly recommend using a local company for yearly tune ups on your cooling and heating system. Once in the late summer/early fall for the heating system and then in the spring time for the A/C.

Don't become a Mortgage Scam Victim!

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Tue, 12 May 2009 15:10:04 -0500

When the Obama Administration recently announced the Making Home Affordable Program it also opened the door to more mortgage scams! This was or is not the intent of this program. It is designed to assist up to nine million American families refinance or modify their loans to a monthly mortgage payment that is more affordable.

Due to the over¬whelming interest in the plan, homeowners are increasingly becoming the target of scammers trying to take advantage of families with false promises and steep fees to provide foreclosure assistance. With President Obama's plan, a homeowner NEVER has to pay to participate in the program. If you wish to obtain counseling assistance, HUD urges you to contact a local HUD-approved housing counseling agency to en¬sure they are receiving legitimate information.

Need some help?? Try the following listings, I bet that you might just find what you are looking for!

Making Home Affordable
www.makinghomeaffordable.gov

HUD Approved Counselor
www.hud.gov/offices/hsg/sfh/hcc/

HUD
www.hud.gov

HUD Housing Counseling
800-569-4287

Hope Now
888-995-4673

According to the HUD website the FTC is the lead agency in the fight against this type of fraud:

The U.S. Federal Trade Commission works for the consumer to pre¬vent fraudulent, deceptive and unfair business practices in the marketplace and to provide information to help consumers spot, stop and avoid them.

If you feel you have been a victim of a foreclosure scam, to file a complaint or to get free information on consumer issues, contact: www. ftc.gov or 877-FTC-HELP (1-877-382- 4357); TTY: 1-866-653-4261

Is Home Inspector the right name?

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Mon, 11 May 2009 15:50:49 -0500

I have been performing various types of property inspections since 1994 and I have always wondered if the name Home Inspector really was the correct name for my profession? Home inspections comprise about 50% of my business, the rest are various type of related inspections from bank to commercial types of inspections.

I have contemplated with changing what I call myself, some of the following are some names I have been contemplating:

Property Consultant; well it sounds good but what does it say that I do?

Construction Consultant; same issue, but it does define the type of work I'm doing. But, I do more than the name implies.

Property Evaluator: sounds more like an appraiser, but it could also work for inspections.

Real Estate Inspector; actually I like this one, but it is kind of awkward and limited in use.

It might not be possible to have just one title to identify a profession or what a person does. We have all had to diversify in order to survive, but when the day is over I'm still a home inspector. Whether I adopt another title or not will not really change what I do to make a living.

Looks like Georgia Pacific has entered the Drywall Problem fiasco.

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Tue, 05 May 2009 11:19:58 -0500

It appears that the Chinese drywall problem might now be a domestic problem as well. The following link is to a new article with claims about Synthetic Gypsum Drywall market by Georgia Pacific as GP Tough Rock. This product is made in the United States and Canada.

It was sold through 84 Lumber and produced by Georgia Pacific in the case that was filed in Florida. The action was filed Friday, April 24, in U.S. District Court for the Middle District of Florida, Ocala Division. The lead attorney for the plaintiff is Brian Warwick of the law firm of Varnell & Warwick in The Villages, Fla. Janet Varnell of that firm is a board member of the National Association of Consumer Advocates.

This is a brief summary of the complaint as found in the article written by Craig Webb is Editor of ProSales.

According to the suit, Michael Swidler--a builder who has worked 15 years for Lennar Homes, Eagle Homes, and Deluca Homes--ordered 289 sheets of GP ToughRock drywall from 84's Tavares, Fla., store in May 2006 to be used in building a house for his family. The Michael and Jill Swidler and their two children moved into the home in October 2006.

In early 2007, "the plumbing fixtures and several silver picture frames in the plaintiffs' home started to corrode," the suit maintains. In January 2008, coils in the house's HVAC unit developed a leak. The coils were replaced, but in July 2008 they sprung another leak. The family's microwave quit working in April 2008 because a keypad stopped working properly, in August 2008 the Swidlers' year-old TV set died, and in February 2009 the dishwasher failed because copper wiring in the unit had deteriorated.

"The smoke detectors in the plaintiffs' home randomly go off without cause, and the home has a strong sulfur odor throughout," the suit reads. "All the copper ground wires attached to every light-switch and outlet in the home have turned black and are rapidly oxidizing." And pieces of Jill Swidler's jewelry has turned black, it says. By mid-April 2009, the Swidlers moved out of the house.

I will try to findout more on this new entry into the toxic drywall fiasco. It still appears that "Fly Ash" better known as Coal Ash is the main culprit. Stay tuned for more information as it is discovered. For right now I would just be careful when selling or inspecting a home that has been built in the past 7 or so years. If you have any question or concern go with that "gut" feeling and bring in another set of eyes to help.

Direct TV dish

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Fri, 03 Apr 2009 16:24:21 -0500

I know that just about everyone has seen those roof mounted satellite dishes for Direct TV. Have you ever wondered why they put them on the roof? Would you belive that is the easyest way to mount one! It is also 100% incorrect. Every single roofing manufacturer states that their products are not to be punctured in anyway, shape or form. They go on to say that if the shingle is punctured that it needs to be replaced.

Why do the manufacturers not want holes in their shingles? Could it be that holes tend to leak!

The satellite dish installers could care less about your roof, their job is to install the dish as quick as they can and then move to the next victim.

So the next time you see this type of roof mounted dish you will know that it is wrong!

The owner of this home kept trying to tell me that it must be OK, because all of the other homes in the area have been done like this. I could not make him understand that Direct TV does not control what is right when it comes to roofing materials.

I have also noted that many home inspectors are not reporting them either. I just finished reviewing three reports from home inspectors who did not note the roof mounted dishes. All three homes have had problems. Two of the homes have roof and wall damage from water leaks and the other had a section of the roof (along with the dish) torn off in a thunderstorm. The dish acted like a sail and as it was only screwed into the OSB decking, that section of the roof took off like a sailboard.

New Tennessee House Bill 1576 (Home Inspector limit of liability)

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Mon, 30 Mar 2009 11:06:54 -0500

If you have not heard we have a very important legislative bill in the works. HB 1576/SB1509, which would establish a one-year statute of limitations of liability for actions to recover damaged based on a home inspection!

A hearing is scheduled for Tuesday March 31, 2009 at House Hearing Room #31 at 12:00 pm, in the Tennessee State Capitol.

Right now home inspectors do not have a limitation of liability, other than a general business statue of 7 years that covers contracts. We need to get this passed! A companion bill (SB1509) has been presented in the Senate as well. Little to No opposition has been seen. It looks good, but you need to contact your representative and let them know how important it is to get this passed.

Link to HB 1576

History of the GFCI in a home

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Thu, 26 Mar 2009 17:51:32 -0500

This is the history of the GFCI in homes. It does not mean that GFCI protected outlets are not needed if a home was built before the effective date. You can not grandfather safety!

1971 Receptacles within 15 feet of pool walls
1971 All equipment used with storable swimming pools
1973 All outdoor receptacles
1974 Construction Sites
1975 Bathrooms, 120-volt pool lights, and fountain equipment
1978 Garages, spas, and hydromassage tubs
1978 Outdoor receptacles above 6ft.6in. grade access exempted
1984 Replacement of non-grounding receptacles with no grounding conductor
1984 Pool cover motors
1984 Distance of GFCI protection extended to 20 feet from pool walls
1987 Unfinished basements
1987 Kitchen countertop receptacles within 6 feet of sink
1987 Boathouses
1990 Crawlspaces (with exception for sump pumps or other dedicated equip.)
1993 Wet bar countertops within 6 feet of sink
1993 Any receptacle replaced in an area presently requiring GFCI
1996 All kitchen counters - not just those within 6 feet of sink
1996 All exterior receptacles except dedicated de-icing tape receptacle
1996 Unfinished accessory buildings at or below grade
1999 Exemption for dedicated equipment in crawlspace removed

This is a diagram of the GFCI requirements in a laundry room (from Mike Holt)

A home inspection tour {Through the eyes of a home inspector}

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Thu, 26 Mar 2009 17:10:25 -0500

A Home Inspection Tour {Through the eyes of a Home Inspector}

This is a little on the long side but well worth the read!

The sight of an inspector going around a home inspires different feelings and emotions in different people. Sellers experience a sense of nervousness, perhaps, about what the inspector may discover. Real estate agents may be apprehensive about the possibility that the home inspector will find one too many flaws. Home buyers usually have hopeful anxiety that no major problems will turn up. Despite their differences, however, the one feeling all of these individuals have in common is curiosity.

Exactly what is the home inspector doing? What is he or she actually looking for with that probing flashlight? Why is he or she taking a picture of that?

To answer this question, let me take you on a typical home inspection. I would like to share with you some of the observations and thought processes that take place during a home inspection conducted according to the American Society of Home Inspectors (ASHI) Standards of Practice. With a heightened awareness of what home inspectors look for, you will better understand the home inspection process. Some of my descriptions may deal with conditions, systems and construction methods that may not be found in all parts of the country, none the less they help in providing a better understanding of the home inspection industry and what we as inspectors are presented every time we turn on our flashlight.

A home inspection is not rocket science, but it does take training, knowledge and experience for a person to be a competent home inspector. Do you think Albert could be an inspector? Most likely not, he was very absent minded!

The Exterior Like most inspectors, I begin by taking a long, careful look at the property and the outside of a home in order to get an impression of the age and condition of the structure. I like to start on the right side of the home and proceed around to the rear, left side and back across the front of the home. I will make about three trips around the home to make sure that I cover all areas. Some of the conditions I find may be clues as to what to look for along the way. When all the pieces of the puzzle are in place, I can develop an idea of the seriousness of a condition.

When an inspector walks around the exterior of a home, it may seem he or she is merely wandering from one place to another. However, while walking, an inspector notices many clues about the condition and safety of the property including:

• Sidewalks that have heaved or buckled from expanding tree roots or poor soil bearing, causing tripping hazards;

• Frayed electric service cables that may allow water to enter the meter socket and main panel and may create a fire hazard;

• Undersized or too few wires to the home, which might mean inadequate service to the home and/or overloaded circuits;

• Soil, leaves or debris collecting against a side or corner of the home, which could lead to a seepage problem on the inside;

• Improper installation of the exterior cladding or visible defects;

• Windows, particularly with southern exposure, that may have paint or glazing problems; windows facing north showing rot or mildew;

• Earth touching siding (EIFS) or wood, a condition conducive to moisture damage, pest infestation or hidden rot.

A common problem with crawl spaces and basements is water. This can be apparent even before the inspector sets foot inside the home. Exterior signs of a wet crawlspace or basement include:

• Surrounding ground or a patio that slopes toward the home, possibly directing water there;

• Missing or broken gutters;

• Disconnected downspouts;

• Poorly arranged or maintained window wells.

The surest way to identify roof leaks, another common problem, is by examining the underside of the eaves and the roof sheathing during the attic inspection. While outside, however, there are several things I look for to anticipate this:

• Missing roof shingles and improper flashing;

• Loss of granules in the joints between roof shingle tabs;

• Cupped, cracked, or bowed composition shingles, indicating advanced age or an overheated attic; and

• Tree branches touching the roof.

The Interior Home inspectors typically conduct their interior inspections methodically; from the bottom up or vice versa, checking each level as they go. I like to start in the attic and pick up clues from the living area as I work my way down to the lower floors. My examination of the attic allows me to confirm or refute suspicions I may have developed about the integrity of the roof while outdoors. It also provides clues about the adequacy of the home’s insulation, ventilation, and exhaust venting. With my flashlight and sometimes a moisture meter, I scan the attic looking for:

• Water stains around the chimney, vent pipes, or other roof penetrations;

• Rust on roofing nails and dark stains on adjacent wood; • Stains on the attic floor or eroded patches of insulation;

• Excessive discoloration and delamination of decking;

• Sufficient attic openings (screened windows, louvers, or vents) to prevent summer heat build-up and winter condensation;

• Exposed wiring connections;

• Improperly vented plumbing or fan ductwork. The presence of any of these conditions does not automatically indicate a current problem. They often are signs of previous problems that have since been corrected. A well qualified home inspector knows how to tell the difference.

As might be expected, the problems that appear in bathrooms are related almost entirely to water finding its way to where it does not belong. Aside from noticing the obvious—water stains or a bucket sitting unceremoniously under a sink—I always check for:

• Evidence of supply pipe leaks, such as greenish pinholes on copper or rust (oxidation) on steel pipes;

• Toilets that “give” when rocked, indicating poor connections and possible water seepage beneath or behind floors and walls;

• A “spongy” feeling in the walls around shower faucets and bathtub enclosures, which can indicate a failure of the wall material behind the tile;

• Rust stains on porcelain tubs and sinks, created when water carries with it the debris of deteriorating pipes;

• Insufficient water flow and pressure, judged by running a number of tub and sink faucets simultaneously.

Although it is impossible to check every square inch of each room and hallway, the inspection of the general living space can produce some very specific indicators about the function of the home’s basic heating/cooling and electrical systems. For example:

• Insufficient air flow or dark stains on the wall at the duct registers will prompt me to check for dirty furnace filters and improperly sized or disconnected ductwork when I get to the basement.

• The presence of temporary baseboard or space heaters often is a sign of an inefficient furnace or boiler or distribution system.

• An abundance of extension cords leads me to suspect an inadequate number of electrical outlets and a possible circuit overload, a serious safety hazard.

• Condensation on the interior of windows can be caused by inadequate ventilation and/or a lack of exhaust venting from bathrooms, kitchens, and laundry rooms.

Once I have completed my inspection of the living space, I am ready to look around in the basement or crawl space to confirm the impressions I may have gotten upstairs or outside, and to look for evidence of other problems. While inspecting the basement or crawlspace, I pay particular attention to

• Signs of water or moisture, as well as structural weakness. Some of the conditions I might encounter here include:

• Efflorescence, a whitish mineral deposit, left by receding water or leached through foundation walls;

• Triangular stains in corners, which often indicate water seepage caused by a downspout discharging outside, against the wall;

• Mold/fungi stains or active growth;

• Unusual crack patterns or severe bowing or shifting of the foundation;

• Rust stains at the base of support columns; & debris collecting at or around the floor drains, which might interfere with their proper function; and

• Sagging floor joists. Looking more closely at the mechanical equipment located in the basement, I watch for:

• Excessive rust, soot, or cracks at the top, bottom or lower walls of the heating unit cabinet, which often indicate a failed, and dangerous, heat exchanger;

• Puddles of water near a water heater, perhaps indicating a flawed relief valve and/or excessive pressure;

• A supply of extra fuses beside the fuse box may support my suspicion of an inadequate electrical service and overloaded circuits;

• Burnt paint or rust on the water heater, which may signal a problem in the burner compartment; a look in the tank flue with a small mirror and flashlight may reveal a distorted baffle.

Sometimes the defects we find on an inspection, rather than indicating a serious problem, simply demonstrate a consistent pattern of deferred maintenance or amateur workmanship. Although they may not necessarily require major repairs, they often indicate the need to generally improve regular maintenance. Samples of these include:

• Open electrical junction boxes or unsecured wiring;

• Dirty furnace filters;

• Extension cords being used in place of “Hard Wiring”;

• “Do-it-yourself” store labels on plumbing or electrical components; and

• Plumbing or exhaust vents that empty into the attic rather than through the roof to the open air.

When all the evidence is gathered, the next phase of the inspector’s job begins: writing the report. The report should provide the client with information about the condition of the property, calling attention to those systems or components that do not function or that need major repair. Photographs provide indisputable evidence of the problems that are discovered and should be included in every report. In some cases, the cause and remedy of a problem will be identified and specified. In others, the inspector may recommend further evaluation by an expert in the appropriate specialty. Either way, the relocation professional and, ultimately, the home buyer will be better prepared for the transaction, and more satisfied with the purchase.

I know that this is kind of long, but I hope that it will give my readers a better idea of what a home inspection is and is not.

Invasion of the Lady Bugs!

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Fri, 13 Mar 2009 16:11:55 -0500

I had an inspection today on a vacant home. Ya, I know that vacant homes are the norm in many areas of the country. But this was just not a normal home.

What was so strange about this home was that the floors were covered in dead Lady Bugs! The Realtor told me that he was in the home last week and he did not see any bugs when he was showing the home. This is most likely true, as at the first of the week we had temperatures around 80f and for the past couple of days it has been in the 20's and 30's.

I contacted a pest control contractor and he said the the Lady Bugs lay their eggs and then die. T told him what I found and he was quick to tell me that the next time the temps rise to around 80f again, that the egs will hatch and more bugs will appear. Apparently the L Bugs search out warm areas when it starts to get cool after a warm up makes them become active. Once the find a warmer area they lay their eggs and die.

This is what I found!

16 Red flags to an insurance company or mortgage lender

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Wed, 11 Mar 2009 15:37:09 -0500

I have been asked a couple of time what are the "Red Flags" that trigger an insurance company to look at a home with the intent of dropping or not ever covering a home, or a mortgage not being issued. This can be a serious problem when a person is trying to buy a home, or they have already bought it and then they are dropped. Many insurers and lenders will not even entertain covering a home that is over 30-40 years of age without an inspection of the major systems. They call them 4-Point inspections.

Over the years I have seen the following electrical items cause problems with obtaining insurance or a mortgage:

Knob and Tube wiring
Fuse panels (old screw in type fuses)
Federal Pacific Electric panels (FPE)
Zinsco electrical panels (also known as Sylvania/Zinsco)
60 Amp service

I have also seen the following items causing problems with coverage:

EIFS clad homes
Homes with a previous history of water damage
Homes located in a flood zone
Lead water pipes
Hail damage to the roof and other items around a home
Foundation problems
Severe termite damage
High levels of radon gas without a mitigation system
Poor drainage around the home
Septic tank problems
Missing or no permits when the home was built

I'm sure others could add on to my list, but this is just what I have been involved with over the years. Needles to say, agents need to be advising all of their clients that they need a home inspection. Regardless of the age or condition of the property.

Can a renter help with selling a home?

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Fri, 27 Feb 2009 14:51:47 -0600

I saw a report today on Fox news about homes being sold because they have renters in them.. You heard right! Renters are helping homes to sell. Now let me clarify this a little before we go on.

I have been inspecting homes for about 15 years and I can not recall the last time I saw a home with renters in it that I would want to buy!

The renters that are helping to sell homes are not your typical renters. They are more of a home manager and the homes we are talking about are million dollar plus homes. The news article went on to say, that they pay the utilities and about 30% of what the home would normally rent for; this is usually the house payment plus a little more. So for a $2 Million dollar home it might rent for around $1,500. The homes are also professionally staged, even with pots and pans. The renters basically have nothing in the home that is theirs, except for their clothing and a few other personal items.

Another caveat is that the home must be in "show ready" condition during normal business hours and on weekends. This is really a sweet deal for a couple or single person that does not mind moving on a couple weeks notice, possibly several times a year. Or should I say hopefully several times a year!

This got me to thinking, and I bet that the homes are not inspected before or after the renter/home managers move in or out. Maybe a small checklist but that might be about it. If I had a home like this that was in this type of program I would want to know the exact condition before and after. Very similar to an apartment or renters inspection.

Anyway, I'm curious to what everyone thinks about this type of program to help sell a home? It has to work better than a completely empty home.

Getting a divorce? You really need a home inspection!

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Tue, 24 Feb 2009 15:05:01 -0600

Sounds kind of funny, but getting a divorce is one of the largest reasons to have an impartial home inspection done on the home.

I have worked with many couples over the past ten+ years who are getting divorced and I must admit that I feel that the home inspection of the property has helped in the overall process. Everyone knows upfront what the pitfalls are going to be with the home. Most of the time it is the "mom" with the two children that gets the home and then discovers a few months after the divorce that the roof needs replacing and that the crawlspace has a few inches of water in it! At this time it is to late! She owns the home and the leaky roof and wet crawlspace! Now with limited funds she has to make the repairs all on her own.

If the home is inspected then the unexpected surprises will be minimized. It is just not fair for one party to get stuck with a money pit of a home.

A Nashville attorney has developed a training program for real estate agents to train and certify them to work with individuals who find themselves in a divorce situation.

I urge all Realtors to look into this program. It is my understanding that it is gaining speed across the country.

Have you checked your home inspector’s license lately?

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Mon, 23 Feb 2009 16:13:47 -0600

Have you checked your home inspector’s license lately? Now why would you want to check the license of an inspector that you have used for years?

Well, with the downturn in home sales many inspectors are no longer active and have changed professions or just stopped doing home inspections. Yesterday, I counted 207 home inspector licenses that have not been renewed in Tennessee. Most of them were from the first round of folks that entered the profession back in 2006, when the state started licensing. I’m betting that we will see another 100+ dropping out over the next 6 months. On a whim, I also checked on Mississippi inspectors and found about 90 that had not renewed for the year.

I was surprised to see a few of the names that had not renewed their home inspection license, I saw one of them the other day in their truck with ladders and their company signs on it! Hey, maybe they are installing cable TV with their home inspection signs still on the truck.....

If you are in need of an inspector be sure that you verify that they are still licensed in the State of TN, or whatever state you are in. It is for your wellbeing and it will not impede the sale of the home. Besides it being against the law, an unlicensed home inspector can actually delay the close of a home, as it is not considered to be a valid home inspection. Most states make it very easy to check on the status of a license. Just do a Google search for --- your state----- Home Inspector License board and should find it.

PARR/FEMA Inspector Class in Nashville on March 21, 2009 {8 State CE hours}

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Tue, 10 Feb 2009 12:01:20 -0600

The Middle Tennessee ASHI Chapter is the sponsor for this class by PARR Inspections. PARR is the main FEMA disaster inspection provider for the United States. You must attend this class in order to be placed on the PARR disaster inspector roster. More information can be found at the PARR site, you will also find their online application that you will need to fill-out before the class. Note: this is a "Closed or Private" class and it is not advertised on the PARR site. At this time PARR does not have any public classes scheduled for 2009. Last year thousands of inspectors were deployed to disasters around the country.

This class is approved by the State of Tennessee for 8 hours of CE for home inspectors!

Date: Saturday March 21, 2009 Time: 8:30am to 5:30pm

Location: Kaplan Professional School, 30 Rachel Drive, Nashville TN. This is near the Nashville International Airport. Plenty of hotels are also near the school. (Note: This is not the Kaplan building that you can see from I-40 next to Hotel Preston. Do not go to this one!)

Cost: Free for Middle TN ASHI Chapter Members. $25 for non- Mid TN ASHI Chapter members.

Lunch and afternoon break snacks will be provided!

You must register in advance and by March 12th. Space is limited to 40.

For more information or to register contact midtnashi@gmail.com

As with all of our educational events, they are free to our chapter members. All of our meetings and events are open to all home inspectors or anyone that might be looking at entering the profession. We charge non chapter members a very modest fee to help offset our cost associated with educational events like this.

Is Toxic Chinese Drywall in your home?

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Mon, 09 Feb 2009 08:43:00 -0600

Over the past few months, owners of newer homes nationwide have been complaining of drywall that smells like rotten eggs. In several cases, they have had to leave their home because the smell was so bad. In addition to the putrid smell, many homeowners have reported problems with air conditioning and other systems that are likely related to the defective Chinese drywall. This is being called the next EIFS like disaster in the real estate market!

Many have spent hundreds and even thousands of dollars - to have air conditioning, pipes and wiring repaired. Usually, drywall is manufactured in the United States, but a shortage between 2001 and 2007 prompted many builders to buy drywall from China.

Most of the reported problems stem from drywall imported from China during the construction boom years of 2002-2006. Florida and the Gulf Coast states have been the first to report and have issue with this drywall showing up but it also showing up in non-coastal areas.

Knauf Plasterboard Tianjin Co. Ltd. of China, a subsidiary of German-based manufacturer Knauf, is the company at the focus of these drywall problems. If your newer home smells like sulfur or rotten eggs, you may have defective Chinese drywall. The problem is coming from coal ash that was mixed into the gypsum drywall compound. One source of tainted materials appears that China was attempting to get rid of their coal ash problems by mixing it with the drywall compound. When the drywall is exposed to moisture, such as high humidity a chemical reaction starts. The result of this reaction is the production of Hydrogen Sulfide and Sulfuric acid gas. This is the rotten egg smell that is present with the drywall.

The difficulty for inspectors is that walls may have been built with drywall from as many as four sources — so simply pulling one clean sample is no guarantee of safety. Many times the supplies can be tracked where they were used by licensed builders. At this time it is possible although not likely that the builders insurance may pay for the damages.

This drywall is responsible for the destruction of the copper coils in HVAC units in the homes that it has been installed in. The corrosive off gassing is also responsible for damaging many other components in the homes from the copper electrical to the nails and screws that are holding everything together in the home.

The U.S. Consumer Product Safety Commission said it was investigating complaints about the Chinese-made drywall. All houses affected have shown a common symptom — blackened, scorched wiring behind switch plates, damaged A/C coils and damaged wall plugs — along with homeowner health symptoms, that's allowed research to proceed,

If you think that you might have Chinese Drywall, you should contact a reputable home inspector who is familiar with this problem. As this problem is just starting to rear its ugly head, many are not aware of this problem. If you want to learn more, just do a Google search on Chinese Drywall and you will find pages of information on it. Information can also be found on my website

Fox TV 17 News story on Chinese drywall

Other home inspector sites

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Sun, 08 Feb 2009 12:44:59 -0600

I have noticed that many of the folks who I see posting on AR I never seen on the other two major home inspection discussion boards. AR is a great site, but it is not a home inspector site. It is more of a marketing and networking site that allows home inspectors to participate.

The following sites are designed by and for home inspectors and should be your first source of information when you have a question or just want see what other inspectors are doing around the country. They are open to everyone and best of all the are free.

The Inspectors Journal is a great site for anyone with a question. Many long time and well known inspectors participate on this discussion board.

The next site would be Inspection News Inspection News is a little more rowdy at times and has a mix of new and old inspectors from all of the country.

Both sites are great for new and experianced inspectors. I participate on both of them and a day does not go by that I do not learn somthing from one of them.

Home Inspection legislation for Montana !

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Fri, 06 Feb 2009 09:29:49 -0600

A legislative bill has been introduced that would license home inspectors in Montana. HB417 has been placed into the Business and Labor Committee. It looks like the committee will hold hearings on February 18th in Helena, MT. This is an overview of the bill:

This bill would ....

• require the annual registration of all persons selling real estate inspections on residential properties of 4 units or less

• require an inspector to successfully complete The National Home Inspector Examination / NHIE or its equivalent.

• require an inspector to complete 20 hours of continuing education annually

• require adherence to a Code of Ethics

• require adherence to a Standard of Practice. This bill would not ....

• require E and O insurance

• provide any form of grand father clause.

This bill is so detailed, with such clear definition, that adjudication of complaints against errant inspectors would be handled by The Department of Labor and Industry legal staff at no additional cost to the state. This registration program will be supported wholly by registration fees paid by inspectors.

According to my sources, this has a buy-in from all of the various organizations, everyone has had a say so in the bill or they are onboard with it. Best part of this bill is that it has no grandfathering.

How's that continuing education (CE) going?

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Thu, 29 Jan 2009 09:13:02 -0600

For a moment I thought I heard crickets chirping!

As with all professions, home inspectors must keep up with all of the changes and refresh themselves on the basics. Did you know that not all home inspectors have CE requirements? Most of the licensed states (34 states license home inspectors right now,) do have annual/biannual CE requirements for inspectors who hold a license.

The major home inspector professional associations place annual CE requirements on their members. CE hours are not all that difficult to obtain if the person wants to learn. The hard part is obtaining what I would call quality CE. It has become easy to obtain CE from several online sources, but many of those sessions are designed just to meet the hour requirement with little effort given to the quality of the material that is being presented. I have found that if you get your CE hours throughout the year a little at a time that you will end up many times with twice of what you really need.

Lately we have seen a major influx of online CE sessions by a home inspector association. Some are good and some are bad and some have little to do with home inspections! Yet, they are being approved by several states (including Tennessee, my home state) for the required CE hours. Today I discovered that the majority of the online CE sessions are not even viewed by the folks at the state after they approve the first one. They just rubber stamp the rest of the submitted courses after the first one is approved. Now, if the state gets a complaint on an online session, then they will investigate that course and pull it if needed. Who is going to complain when they are being given free CE hours! Pretty sad way of approving CE is you ask me. I wonder how common of a practice this is in other states.

Don't get me wrong, I'm not against online education. I would just like to see the online courses go through a little more rigours approval process.

A good reason not to start the inspection early!

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Tue, 11 Nov 2008 18:38:10 -0600

Well I had a first today!

As usual I arrived about 20 minutes before my client or their agent. As the house was vacant I was alone, so I started to get some of the "Grunt" work done. This house was right at 125 years old with a stone foundation and a basement. I found an access door, similar to a crawlspace hatch on the side of the house. What I did not realize at first was that this was an old coal shoot that went down to the basement.

What I did not realize was how steep and slick it was. I slid about six feet down to the dirt basement floor, it took only one attempt to realize that my petite 6'1" 260lb body was not going to make it back up! I was stuck in the basement! The stairs went up to the house but the door was locked from the inside of the home.

So I proceeded to get my cell phone out of my pocket, and low and behold I had left it in my truck! OK, it is getting past funny now...... About 15 minutes later I heard a car drive up, it was my client! He heard me calling out the coal shoot and came to the entrance. After he stopped laughing, he called his agent. She said that she was just leaving Panera from eating lunch and she would be a little late!!! TYPICAL I was thinking! Anyway about thirty minutes later she pulls up and I'm out of the basement in short order.

The only good thing to come out of this episode was a one of the best basement inspections I have ever done!

Washington State home inspector exam

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Thu, 16 Oct 2008 19:21:05 -0500

I'm a long way from Washington state but I have had a great deal of experience in home inspector legislation and license laws across the country. My many home inspector friends in Washington have provided a great deal of information to me.

As many of you already know, Washington passed legislation for a home inspector law. The law is being formulated as we speak. The state has sent an RFP out to the major testing providers just this week. In the RFP the state would like to have the exam available starting January, 1 2009.

Everything sounds good so far, right!

The issue arises in that there is a perception or thought by some on the committee that is overseeing the project that if the NHIE is selected for the exam (and the chances are very good) that even if a person has already taken the exam they will need to take it again. This is absurd and does nothing. The NHIE is a basic knowledge exam and as we all know basic knowledge does not change all that much. Now this also begs another question? Every year the NHIE changes with a new set of exams! So with the logic that is being employed by the folks on the committee folks should have the take the exam every year!

Anyway, I thought I would bring this to light for our brethren in Washington. Many do not know about it. You might want to let the committee know that they need to come back down to earth. Sometimes when one is appointed to serve on a regulatory committee they tend to let it go to their heads. I know this firsthandand I can speak about it, as I served on the Mississippi Home Inspector Board for five years. It happened to me and I had to be brought down to earth my first year.

I keep dropping!

Scott Patterson - Middle TN Home Inspector (Trace Home Inspections) — Wed, 03 Sep 2008 08:03:38 -0500

Yes, I keep dropping! No, unfortunately not my weight! My AR rankings keep dropping! I don;t know how some folks keep posting and posting and posting. It makes one wonder if anyone is working! I do know a couple of folks who have an assistant and their main job is to keep post appearing on their blog.

What is the secret to keeping those AR numbers high?

I have been trying to figure that our ever since I joined AR a couple of years ago. I have noticed that during the slower times, folks do tend to post more and more. I guess the real secret is that if a person has the time to post on AR, they can pump their AR numbers up and up and up. As with anyting it just takes time.

Anyway, I had a little free time this morning to post and raise my numbers up!