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Don't Bury The Dishwasher Until After It's Dead

By
Home Inspector with Jay Markanich Real Estate Inspections, LLC 3380-000723

This is my favorite recent short sale again.  The one where if there are things done incorrectly outside, there are likely to be things done incorrectly inside!  Well, the day does follow the night...

Whenever I enter a house and see ceramic tile that has been installed unprofessionally*, one place I am sure to look is under the dishwasher.

Why?  Because that is a make or break issue.

Why?  For the reason you see here.

This ceramic tile was put up to the edge of, but not all the way under, the dishwasher. 

Often the top of the dishwasher is not far from the counter top above.  Builders often screw the feet upward so the top reaches the counter's bottom and makes for a stronger installation.  And if the flooring is a vinyl sheet good it is run all the way to the back of the dishwasher.

Here's the problem - if you tile to the front edge, as you see here, but not all the way to the back, of the dishwasher, how can it be removed?

Such was the case with this little beauty.  It was only about 1/8" from the bottom of the counter top. 

It could not be removed!

And this seller had tried.  You can see how the screw has been removed.  It was removed on both sides and the appliance rocked side to side.

The dishwasher apparently broke, and when they tried to remove it discovered that it was buried!  To get it out would involve breaking at least four floor tiles, maybe six.

So they gave up and now use the dishwasher for storage.  Very useful.

Actually the range was the same way!  They set the tile just under the front but not to the rear of it either.  And, unbelievably, they have been using it even though it sits at quite an angle!  That must make cooking pancakes a snap!

My recommendation:  When you see ceramic tile, look for two things - how many of the tiles are cracked and whether they removed the appliances and laid the tiles underneath.  After all, the dishwasher shouldn't be buried until AFTER it is dead!  And I don't mean buried by tile!

* How can I walk in and know the tile was unprofessionally installed?  Because the joints weren't straight, the installer had not thought in advance where to begin and end so there was a very thin tile when I entered the kitchen, and over a dozen were cracked.  That cracking says there was no additional sub-floor under the tile, to give it more integrity and prevent deflection.  A professional installer screws, doesn't nail, a thin sub-floor and begins with a whole tile where you enter the room.  Any partial tiles are at the rear of the room.  And usually, usually, the tile joints are straight!

 

 

Posted by

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia.

Office (703) 330-6388   Cell (703) 585-7560

www.jaymarinspect.com


Comments (72)

Joetta Fort
The DiGiorgio Group - Arvada, CO
Independent Broker, Homes Denver to Boulder

I suppose none of the dozen broken tiles were right in front of the dishwasher, right?  LOL 

Aug 04, 2010 03:41 AM
Joe Nernberg
AmeriSpec Inspection Services - Simi Valley, CA

Hi Jay,

I probably don't make that comment often enough - I should. This week's gripe is homeowners that install an over-the-rim tub "beneath" the tile. When a client or Realtor states the home has been updated by the seller/homeowner, I add 15% to my inspection fee. Usually the drains are Buick radiator hoses, there are no jbox covers at the attic and the roof has been repaired with 4 gallons of Henrys #208.

Aug 04, 2010 04:05 AM
Catherine Marrone
Integrity Residential Brokerage LLC - West Newbury, MA
West Newbury MA real estate, Essex County

Thanks for the great information.  I would've never thought of it but you're right - that appliance is going no where until the floor is broken up.

Aug 04, 2010 04:11 AM
Tom Waite
Thomas Waite Real Estate Broker - Cypress, CA
So Cal-Apartment Bldg Investments

Great ideas and tips.

I guess the folks needed to move anyway...they were running out of storage in the dishwasher and oven.

Aug 04, 2010 04:11 AM
John Zappia
Maine Custom Realty - Portland, ME
Maine Custom Realty

As a building contractor I'm pretty hip to these things and I make the tile guy run his courses thru to the wall...same with oak or any wood flooring...it's the retrofit work (usually the weekend warrior) that will kill you cos nobody wants to move any appliances before they install it...tacky...

Aug 04, 2010 04:15 AM
Gene Riemenschneider
Home Point Real Estate - Brentwood, CA
Turning Houses into Homes

Good advise and something I had never thought of.  I had to check your profile to see if you were a home inspector.

Aug 04, 2010 05:13 AM
Kathy Opatka
RE/MAX CROSSROADS - Ocean City, MD
Serving Ocean City, MD, & The Delaware Beaches

This is new information for me!  I'll now be on my hands and knees inspecting floor tiles!

Aug 04, 2010 05:32 AM
Regran Leedy
Stouffer Realty - Akron, OH
Real Estate Agent In Bath, Ohio

Thanks for a lesson on tile work. That is why I encourage using a home inspector to my clients. They are worth every penny.

Aug 04, 2010 06:02 AM
Cynthia Larsen
Cotati, CA
Independent Broker In Sonoma County, CA

Now why would anyone think to tile an area that nobody will ever see :)

Aug 04, 2010 06:57 AM
Lyn Sims
Schaumburg, IL
Real Estate Broker Retired

Oh, I don't know I think your being pretty picky. What do you mean the lines have to be straight? I had a friend that used herdishwasher for storage of large Tupperware like items.  Wonder if she had the same problem?  Good post.

Aug 04, 2010 07:46 AM
Roger Johnson
Hickory, NC

I've actually seen this sort of thing in new construction as well.  It's not only the DIYer's that short-change the tile!

Aug 04, 2010 07:54 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Jim - shoulda been!

It is Dennis.  I call it 7-11 construction.

They weren't Joetta.  But they were in the traffic areas.

Joe - HA!  I have seen all of that too, but just TODAY I saw a radiator hose!  No kidding!

Catherine - there is no other way to fix it.  Bummer too.  That is a lot of work.

Aug 04, 2010 10:59 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Tom - the storage was at a premium!

John - this guy did wood flooring in the LR too and the floor molding was about 1" high.  Beautiful!

Gene - you've commented before on my posts!  You are just now finding out I am an inspector?  Well, I am!

Kathy - good job!  Send a picture. 

Regran - cheap at twice the price!

Aug 04, 2010 11:03 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Cynthia - some wouldn't!  Obviously!  But doing so is very important...

Lyn - thanks!  Actually this dishwasher was full of tupperware too!

Roger - maybe not a DIYer, but certainly from the same school.

Aug 04, 2010 11:04 AM
Equity Assets Real Estate Inc. - Jason Nenadov
Equity Assets Real Estate, Inc. - Jason Nenadov, REALTOR® - Fresno, CA
expert advice and services to buyers and sellers

Jay, your name makes you sound like you have Yugoslavian heritage?  Am I right?

Aug 04, 2010 01:05 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Jason - the original spelling of my name is Markanics.  My grandparents came from what was then Hungary.  But I have been told that my name is Hungarian, Polish, Czech, Slav, Serbian and Croate!  So I don't know!

Aug 04, 2010 01:13 PM
Lane Bailey
Century 21 Results Realty - Suwanee, GA
Realtor & Car Guy

Using proper materials should be a given... but I would guess it isn't.  I know that when I am working on my Jeep I can do a better job than most shops... it just takes longer... and isn't always cheaper.  ;^ )

Aug 04, 2010 04:15 PM
Kimo Jarrett
Cyber Properties - Huntington Beach, CA
Pro Lifestyle Solutions

Thanks for the tile lessons. Did you attend the classes at Home Depot to secure your teacher's credential?

Aug 04, 2010 06:10 PM
Marte Cliff
Marte Cliff Copywriting - Priest River, ID
Your real estate writer

Only some homeowners have the aptitude for home improvements - but many who don't think they can do it anyway. I'll never forget the folks who bragged about the work they did in their kitchen.They couldn't wait to show me. I hardly knew what to say when I could see the netted tape through the mud on the sheetrock seams.

Aug 04, 2010 06:35 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Lane - I do stuff around the house but I never work on my car!  But, I am cheaper and better with what I do.

Kimo - Having been a contractor for over 30 years I could give the classes at Home Depot.  Are those people giving classes there contractors?  My young daughter loves the classes there because you get a free apron!

Marte - I have had that same experience!  You never know quite what to say...

Aug 04, 2010 11:14 PM