Jim's Blog

Why do we need to be protected?

Jim Ellis (Ellis Home Inspection Services) — Sat, 03 May 2008 07:21:33 -0500

During this home inspection the other day, I walked into the master bathroom to find a hair dryer, plugged in and sitting inside the sink. This is just one reason why we have safety devices. People not using their heads. I checked the Ground Fault Circuit Interrupter (GFCI's) circuits and found it working in the outlet and in the dryer itself. Still....

Gypsum board and stucco

Jim Ellis (Ellis Home Inspection Services) — Fri, 25 Apr 2008 17:35:12 -0500

A home inspection today revealed bad news for the home. I'm sure most people are familiar with different types of stucco. For a short time in this area some builders used gypsum board (a form of sheetrock) as the exterior sheathing and installed a stucco finish coat over the outside. Typically this gypsum was used in combination with plywood or OSB board as the structural panels. As you can imagine, when it gets wet, problems arise quickly. This 8 year old property has no evidence of damage today, but I'm afraid it's a matter of time.

The view of this panel is from the attic.

Remember to always get a home and stucco inspection. Beauty is sometimes more than skin deep!

more flashing

Jim Ellis (Ellis Home Inspection Services) — Mon, 31 Mar 2008 07:58:17 -0500

Some things don't seem to change, that is the quality of some work I've been seeing. I am wondering if perhaps it has something to do with hurricane Ivan. It's been over 3 years and some of those homes repaired are likely up for sale again. This is another picture of a poorly installed kick out flashing and a homemade extension.

I want to thank Jim Summers from the Pensacola, FL area for requesting to his client that we perform this home and stucco inspection and allowing me to put the photo on here at Activerain

Health concerns

Jim Ellis (Ellis Home Inspection Services) — Wed, 19 Mar 2008 17:11:11 -0500

While entering a crawlspace during a home inspection here in Pensacola, FL I couldn't help but notice a rank odor. The odor was strong enough to pierce my breathing apparatus. It didn't take long to see someone had done some plumbing work under the home and didn't bother cleaning up. By the looks of things it has been some time since work was done.

The picture is not very clear, what it shows is old wet fiberglass insulation laying on top of some broken drain cast pipes. Once I realized what was gong on, I exited and requested they call me to make an appointment to finish the crawlspace portion of the inspection after it was no longer a health concern.

Stucco flashing, again

Jim Ellis (Ellis Home Inspection Services) — Fri, 14 Mar 2008 06:37:17 -0500

At an inspection yesterday all flashing and window sealants looked terrible. I expected to find lots of damage. Though I did get some elevated moisture readings, I probed to find no damage under windows or kick out flashings.Here is a picture of how someone added a kick out flashing.

Stucco flashing, again

Jim Ellis (Ellis Home Inspection Services) — Fri, 14 Mar 2008 06:21:19 -0500

At an inspection yesterday all flashing and window sealants looked terrible. I expected to find lots of damage. Though I did get some elevated moisture readings, I probed to find no damage under windows or kick out flashings. Here is a picture of how someone added a kick out flashing. It's a great example of how it shouldn't be done!

chemicals

Jim Ellis (Ellis Home Inspection Services) — Fri, 07 Mar 2008 07:30:24 -0600

At an inspection yesterday out in the country, I found some nearly empty barrels of some unknown fluids stored in the pump house. While going into the crawlspace the first thing I noticed was a familiar site, black beams and joists. I assume it's creosote but recommend they make sure it's disposed of properly before closing.

I know that creosote is not good for us or our environment, however, I don't recall seeing termite problems in any of these creosote covered crawlspaces.

HVAC duct leaks

Jim Ellis (Ellis Home Inspection Services) — Tue, 26 Feb 2008 13:52:44 -0600

The home inspection this morning in Pensacola, Fl reminds me why the Humane Society likes older houses. The ducts in the attic are so open and damaged it is keeping the bugs and critters warm all winter and will likely cool them off this summer. Some of the holes in the ducting are large enough to fit my hand into.

Kick out flashing

Jim Ellis (Ellis Home Inspection Services) — Sat, 23 Feb 2008 12:15:00 -0600

While doing a stucco moisture inspection in Gulf Shores, AL the other day they had some interesting kick out flashings. (at least they had them) They are a home made brand that will hold any and all debris and water from completely draining. These flashings will need to be cleaned out more than the gutters will. I can see debris and salt water / air shouldn't take long to rust through these.

plumbers helpers

Jim Ellis (Ellis Home Inspection Services) — Thu, 21 Feb 2008 16:53:20 -0600

This home I inspected the other day had some normal "plumbers helpers" items. I can picture this clearly, the plumber is setting the toilet in this brand new home. He realizes the floor joists are in the way. What would you do, of course, cut the floor joists. Call for your helper and tell him to get the saw.

They are not structural engineers and therefore don't realize they need to put a support underneath or the new owners might be taking a "dump into the crawlspace" (a little play on words)

Stucco

Jim Ellis (Ellis Home Inspection Services) — Sun, 17 Feb 2008 07:22:50 -0600

There have been some good posts about moisture and stucco. Spring time we always do more stucco inspections than the rest of the year. I'm not sure why, I guess it's the beautiful Pensacola and Gulf Coast weather and people are getting outside. I would like to show you what I put in every report.

"The equipment used is to help locate potential problem areas. It should be understood that the test equipment is not an exact science but rather good tools used as indicators of potential problem areas. Because of hidden construction within the wall cavity, the meters sometimes get false readings. Some meters pick up on flashing, metals, wiring or unique wall finishes. Positive readings do not always mean there is a problem, nor do negative readings always mean there is no problem. We use the equipment only to obtain relative readings between suspected and non suspected problem areas. We then use the information to help determine potential problem areas which may warrant more investigation. "

From left to right, the equipment picture shows a probe with a moisture meter attached which is used for EIFS invasive inspections. The green machine scans the exterior of EIFS for potential moisture and the Tramex on the right is used for interior moisture scanning.

It adds up to having the ability to understand building construction and that water runs downhill (not straight though) and some common sense.

Redneck handyman

Jim Ellis (Ellis Home Inspection Services) — Wed, 06 Feb 2008 14:30:26 -0600

My inspection this morning had some handy man work done. Just as an example someone ran the cables from 2 Dish satellites through the top of a plumbing drain waste vent, made a hole in the pipe into the attic and had it exit to the bedrooms for TV! Certainly no short term problems here, but, possible water leaks, slow plumbing drain and odors in the attic could occur

GFCI's

Jim Ellis (Ellis Home Inspection Services) — Sun, 27 Jan 2008 11:26:14 -0600

Here is a question I'm frequently asked. "Do I need Ground Fault Circuit Interrupter devices (GFCI) even though my home isn't new."

Answer:
Absolutely! Today GFCI electrical outlets are required in all wet areas around the home, i.e., kitchens, and baths, garages, basements and on the exterior of the home. Whenever we perform a home inspection on an older home (pre-1990's) and they are not installed, we do recommend an upgrade. They are an inexpensive way to protect your family from electrocution when using electrical devices around water.

There are several different types and styles available which is a topic for another day.

Slow down

Jim Ellis (Ellis Home Inspection Services) — Sat, 12 Jan 2008 07:09:35 -0600

Since we have slowed down in the home inspection business, I am reminded of how the mind can drift. What seems like a lifetime ago I was in the automotive business. During some of those slow times my mind would wander and that's when I would make mistakes. I know it is important for me to keep myself busy and concentrate on the work I'm doing. I am curious how some of the slower home inspectors handle it. Do they make more mistakes now?

Water, water and more water

Jim Ellis (Ellis Home Inspection Services) — Thu, 03 Jan 2008 17:19:25 -0600

I recently saw a TV commercial from a large drinking water company advertising how much we Americans fill the dumps with plastic bottles. Now they want to help save the planet by suppling us water in their filtered containers. They still offer the other non re-usable bottles. It seems like a double sales standard to me.

I have also recently read, that we have been brain washed into thinking we need to drink gallons of water per day. I'm not sure how much of any of these stories are true.

Personally we have bottled water delivered to us by a local water company because our well water has a high bacteria count. As a family we do consume lots of water daily, we have old semi-water wasting toilets, live in the hot south, exercise every day, spend time in 140 degree attics during home inspections and so on.

No matter where your water source comes from, it might be a good time to have it checked and it is also a good time to evaluate your water usage. Water quality is probably the most common concern and the one most often tested for. Typically, a basic water quality test will check pH, water hardness, the presence of fluoride, sodium, iron and manganese, plus bacteria such as E-coli. Additionally, water may be tested for the presence of lead or arsenic.

Home inspection hazards and adult responsibilities

Jim Ellis (Ellis Home Inspection Services) — Sun, 30 Dec 2007 10:39:17 -0600

While posting this on our web site www.ellishomeinspections.com and thinking about which of these items I report on during our home inspections, I couldn’t help but notice a common thread…
Parents not watching our children like we should. Now we need the government to tell us about some rather evident safety hazards. I know accidents happen but, if you have children, take care of them and yourselves the way responsible adults should.

CPSC Releases the "Top Five Hidden Home Hazards"
Each year, 33.1 million people are injured by consumer products in the home. Some hazards are from products the Agency has warned about for years; others come from new products and technologies. To keep Americans informed of dangers, the CPSC has identified the Top Five Hidden Home Hazards – associated with products that people may be using everyday, but are unaware of the dangers that they can cause. These home hazards are often unseen or unnoticed by consumers.
To learn more about these and other home hazards, and to sign up for recall information, visit our Web site at http://www.cpsc.gov.
#1
Magnets
Since 2005:
1 Death, 86 Injuries;
8 million magnetic toys recalled.
#2
Recalled Products
Each year there about 400 recalls.
#3
Tip-overs
Average of 22 deaths per year;
31 in 2006 and an estimated 3,000 injuries.
#4
Windows & Coverings
Average of 12 deaths annually from window cords;
Average of 9 deaths and an estimated 3,700 injuries to children annually from window falls.
#5
Pool & Spa Drains
15 injuries, 2 fatalities from 2002-2004.

For more details on these items listed, to get on their mailing list and other interesting information visit www.cpsc.gov.

Inspection contract

Jim Ellis (Ellis Home Inspection Services) — Mon, 17 Dec 2007 14:44:04 -0600

Below is most of our contract for our standard home inspections. It helps to keep us on our toes and do the best work possible for our clients. Does any one else guarantee their work like this? I think it's just one more reason why we are booked most of the time and our competition is not.

$2.500.00 Guarantee

Our Home Inspectors Guarantee Their Work

Home buyers put their faith in home inspectors to give them complete knowledge of the property they plan to purchase. If the inspector makes a mistake, the home buyer will be left with the repair cost. This is not acceptable for our clients. To ensure your confidence, we have increased our liability to $2,500.00. Most of our competition limits their liability to the fee paid for the inspection (this clause is in most contracts). This will save you the attorney’s fees and increase your confidence that our inspectors will be your best protection from surprises.

rotten egg odor in the water

Jim Ellis (Ellis Home Inspection Services) — Fri, 07 Dec 2007 08:16:24 -0600

I recently performed a home inspection on a home that has been vacant for some time now. Shortly after turning on the hot water faucets the odor became offensive. Rotten eggs and other descriptions would fit this well. This particular home is supplied with municipal water. This smells like a fairly common problem and is called hydrogen sulfide. If the smell is only from the hot water faucet the problem is likely to be in the water heater.
How is this hydrogen sulfide gas produced in a water heater?
A water heater can provide an ideal breeding ground for the conversion of sulfate to hydrogen sulfide gas. The water heater can produce hydrogen sulfide gas in two ways - creating a warm environment where sulfur bacteria can live, and sustaining a reaction between sulfate in the water and the water heater anode. A water heater usually contains a metal rod (sometimes plastic) called an "anode," which is installed to reduce corrosion of the water heater tank. The anode is usually made of magnesium metal, which can supply electrons that aid in the conversion of sulfate to hydrogen sulfide gas. The anode is 1/2 to 3/4 inches in diameter and 30 to 40 inches long depending on the heater design.
Is there a cure?
1) Disinfect and flush the water heater with a chlorine bleach solution and sometimes hydrogen peroxide. This can kill sulfur bacteria, if done properly. If all bacteria are not destroyed the problem may return within a few weeks.
2) Increase the water heater temperature to 160 degrees for several hours. This will destroy the sulfur bacteria. Flushing to remove the dead bacteria after treatment might control the odor problem.
CAUTION: Increasing the water heater temperature can be dangerous.
Before proceeding, consult with the manufacturer or dealer regarding an
operable pressure relief valve, and for other recommendations.
3) Replace or remove the magnesium anode. Many water heaters have a magnesium anode tube, which is attached to a plug located on top of the water heater. It can be removed. Removal of the anode, however, may significantly decrease the life of the water heater. You should consult with a water heater dealer to determine if a replacement anode made of a different material, such as aluminum or zinc, can be installed.

condo's and more condo's

Jim Ellis (Ellis Home Inspection Services) — Thu, 06 Dec 2007 17:26:34 -0600

After a fairly long dry spell, condo sales must be on the upswing. We have recently been a condo inspection blitz from Perdido Key, FL, Orange Beach and Gulf Shores, AL. Most of the condo (home) inspections are the newer units. When I started home inspections 10 years ago most of the condo's were a thousand square feet. Not now, we are inspecting some that are 3,4 and nearly 5 thousand square feet. There are lots of fancy interiors, the one thing that seldom changes is the beautiful view of the beaches.

old homes

Jim Ellis (Ellis Home Inspection Services) — Sun, 25 Nov 2007 11:45:02 -0600

I recently did an inspection of a home built in the early 1950's which is old for this area. The home was settling so much you needed mountain climbing shoes to trek the steep sloped floors inside (exaggerating some) and there was a fire at some time in the attic, next to the chimney. The buyer was with me and I felt understood what was going on pretty well. She called a few days later after speaking to the Realtor to ask a few questions.

Regarding the uneven floors a Realtor told her "that's how they used to build the homes so when they washed the floors the water would run outside"

As for the burned wood in the attic "they used to burn the wood to treat it for termites"

You never know what you will run across do you!

Pre-listing inspections

Jim Ellis (Ellis Home Inspection Services) — Tue, 20 Nov 2007 06:46:58 -0600

Here Are A Few Of The Important Benefits Of Having The Home Inspected BEFORE It Gets Put On The Market:

1. Helps buyers feel immediately more comfortable with the property.

2. Increases the home buyer's perceived value of the property.

3. Gives the sellers the opportunity to eliminate certain defects before the buyer's arrive.

4. Allows the sellers the proper time to make any needed repairs in order to more effectively market the home in the most positive light.

5. Reduces the likelihood that buyers will hire their own inspector.

6. Reduces the likelihood of costly surprises being found by a buyer's inspector after the sellers thought they had a firm offer.

7. Virtually eliminates emotionally and financially draining renegotiations.

8. Increases the likelihood that serious offers will turn into closings.

9. Reduces the buyer's negotiating leverage regarding the existing property conditions.

Having the home inspected before the first buyer shows up will allow the home to be sold for more money, reduce the cost of the needed repairs, and minimize the frustration with the entire sales process. So where's the down side to getting a Pre-Listing Inspection?

Condo, town home, apartment

Jim Ellis (Ellis Home Inspection Services) — Thu, 15 Nov 2007 17:21:54 -0600

We often get calls for inspections of condo’s that should have the exterior inspected. Some of today’s condo’s are really old retired town homes or apartments. We are told that the exterior belongs to the association and is not the responsibility of the owner. Hogwash, who supports and pays the condo fees, the owner (s) of course. I inspected a property today that looks like it needs a lot of work on the exterior, it may or may not have structural defects at this point. There are obvious signs of moisture intrusion, mold and water damage in a few of the rooms. The buyer was not overly concerned as she believes the condo association will flip the bill. I am not a lawyer or a Realtor by any means, I could not get her to understand she is the association. I guess when the next assessment comes up for special repairs needed, she will understand then. I did my part to worn her and suggest an exterior review of the property before closing

Let's talk Radon

Jim Ellis (Ellis Home Inspection Services) — Fri, 02 Nov 2007 08:46:54 -0500

I know when the phone rings and someone on the other end of the line starts out asking home inspection questions and inquiring about radon they are not likely from this immediate area. Occasionally a home relocation company will ask us to perform a radon test in Alabama, and very rarely in Florida. As our earlier findings resulted in little to know elevated Radon levels locally and according to the EPA we live in a non high threat area. How widespread is the problem? Radon has been found in homes in all 50 states. Certain areas are more susceptible than others, check out this EPA sight for a map of their findings www.epa.gov/radon/zonemap ,

Radon gas is produced from a breakdown of uranium in the soil. Radon gas is odorless, colorless and tasteless. The Surgeon General of the United States has warned that radon is the second leading cause of lung cancer in the United States today. Approximately 24,000 people die each year from exposure to Radon.
The only way to know if you have elevated Radon levels in your home is to have a Radon test. Please see our website at www.EllisHomeInspections.com and www.epa.gov/radon for complete details on Radon, Radon Testing and Radon Mitigation.

This home has been vacant for a long time, should I be concerned?

Jim Ellis (Ellis Home Inspection Services) — Mon, 29 Oct 2007 08:03:42 -0500

I hear this question frequently now. What I'm finding is that the home still ages even though it's vacant. Mold also becomes an issue here in the south if the utilities have been off, even for a short time. It's not uncommon during a home inspection to find more plumbing leaks, mold, faulty GFCI's and wood rot. I recently had the importunity to inspect a 17 year old home that had never been lived in. What a mess! While at the inspection, there were 17 years worth of problems to jump out at me, door gaskets dried up, freezer / water lines leaking, jet tub motor seized, roof leaks and the list goes on for hours and hours.

So, make sure your get a home inspection, new, used or a combination of both.

What a day

Jim Ellis (Ellis Home Inspection Services) — Thu, 18 Oct 2007 14:39:07 -0500

I have looked at this and several other sites for some time now. I finally decided to land here..

On my way to an inspection today I got side tracked by a tornado in downtown Pensacola. Lots of debris and rescue vehicles. I couldn't get to my destination so we rescheduled for the first of next week. Now that I'm home I have seen on the news what happened.

Welcome to the south and ActiveRain