Special offer

Gentlemen, Replace Your Divots - Fixing What You Repair

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

When repairs are made to anything, you have to complete the job! 

When you see spots on the floor you usually only have to look up to see why they are there.

These clients asked me what was causing these spots.  I said, "Look up."

The cause of the dripping, which caused those spots, was easily seen.

Air conditioning low pressure lines carry the very cold coolant back to the indoor AC coils to cool the house.

As this line gets so cold it has to be insulated.

Typically that insulation is a thick, black, foamy rubber insulation.  It is wrapped around that line and sealed here and there with nylon straps.

Apparently this line needed to be repaired.  No problem, just cut off that insulation and fix it!  But remember, as a professional you know that line gets real cold.  It needs new insulation when you're done!  Be sure to replace the insulation!

Why?  Because if you don't it will get cold, sweat and drip!

That isn't dripping because it's leaking anywhere.  The professional already fixed that leak!

My recommendation:  when repairs are made, look to make sure they actually finish the job.  Like a professional!

 

 

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 (43)

Jeremy Wrenn
Winslow Homes - Youngsville, NC
VP of Finance, Winslow Homes

Jay, that's another item we constantly do at closing punchlists!  AC condesate line insulation.

It comes in a handy self sealing foam wrap, and works great.  Except when you don't install it, like here.

Jul 31, 2011 09:49 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Randy - it would help just to finish the job.  Repairs are good, but finish it!

Mike - like I say, repairs are good!  But this guy apparently didn't know how to end it all!

Chris - it is a sloppy sweat job, but I would doubt the homeowner did this.  Maybe the union requires a different guy to do the insulation!

That's should be the procedure Richie!  Good for him!  The inspection process should be very educational and the buyer is the process.

Jul 31, 2011 10:47 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

You're welcome Cari.  Finding this was easy.  The fix should be easy too.

Harry - and judging from the stains on the floor, this "fix" was done a long time ago.

Sue - tell the boys that 80% of success is showing up.  Another 10% is hanging around til the end and 10% is giving it your best shot while there.  This guy didn't give his best shot.

L&R - um, yes!  Which is the key word, true or professional?

 

Jul 31, 2011 10:52 AM
Barbara Altieri
Better Homes and Gardens RE Shore and Country Properties - Shelton, CT
REALTOR-Fairfield County CT Homes/Condos For Sale

Jay -- This is so timely. Just visited a house with a buyer and we saw a bit of water on the floor.  We BOTH almost immediately looked up.  I don't know what was causing it, but there was definitely something going on there.,

Jul 31, 2011 11:01 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

That never occured to me Charlie!  As usual, you are thinking!  It should probably drain to the sump pump.  I will have to tell them.

Great Lizette!  Come on over!  You are welcome at my house anytime and I will have a list.

Possibly Robert.  But finish it!  Finish it!

Missing insulation is one thing Robert E.  But when you take some off to do a repair, replace it!

Jul 31, 2011 11:02 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

John - it could be that the insulation job is done by another union.  And they weren't around that day.

Daniel - well said.  But, on the other hand, there's not much better than yellow cake batter!  Much better than half baked...

Don - and "We will make additional time later to do the job right!"

Jeremy - everything done right works great!  And the stuff you talk about is good stuff.

Barbara - sometimes the trace is easy and sometimes not!  Don't give up...

Jul 31, 2011 11:04 AM
Eric Michael
Remerica Integrity, Realtors®, Northville, MI - Livonia, MI
Metro Detroit Real Estate Professional 734.564.1519

Jay, I see those little sweat drops all the time on plumbing. When I tell clients this sort of thing is no big deal, a lot of times they look at me like I don't know what I'm talking about, until I explain it to them. Then they get it.

Jul 31, 2011 12:36 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Sure Eric.  I do too.  But this is a line that will gt cold every time the AC runs.  Replacing the insulation would have been simple.

Jul 31, 2011 12:58 PM
Jeremy Wrenn
Winslow Homes - Youngsville, NC
VP of Finance, Winslow Homes

Jay, it is good stuff!  Glad to know you think so as well.

Jul 31, 2011 01:08 PM
Reuben Saltzman
Structure Tech Home Inspections - Minneapolis, MN
Delivering the Unbiased Truth.

That's gonna cause a ridiculous mess, if it hasn't already.  If someone was qualified to braze that line... c'mon, finish the job!

Jul 31, 2011 01:21 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Why not use the good stuff, right Jeremy?

Reubs - it is getting there.  And I like the guys who braze after using a good marinade.  That, or a good BBQ sauce, really finishes the job.

Jul 31, 2011 01:24 PM
Jeremy Wrenn
Winslow Homes - Youngsville, NC
VP of Finance, Winslow Homes

Exactly!  I hate that open celled foam pipe insulation that some folks use.  Not the right stuff!

Jul 31, 2011 01:27 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

That's for plumbing pipes, to keep the hot in an so forth.  I see that stuff often outdoors!

Jul 31, 2011 01:41 PM
Justin Dibbs
Fairway Independent Mortgage - Ashburn, VA
Mortgage Advisor

I had the AC guy out at my house this week.  When he reapired the unit he informed me the last guy there didn't do the previous repair professionally, which is why he had to be there.

Jul 31, 2011 01:52 PM
J. Philip Faranda
Howard Hanna Rand Realty - Yorktown Heights, NY
Associate Broker / Office Manager

Duct tape. 

Jul 31, 2011 02:43 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

There are some companies here Justin that, when I see their stickers, I tell the clients not to use them.  Believe it or not...

I don't know what they were thinking Joe.  Really, I don't.

Jul 31, 2011 11:22 PM
Rob Smith
Rob Smith Property Investigations - Jefferson City, MO

Hello Jay...another stellar post!!  Keep on Blogg'n!!

Aug 01, 2011 03:21 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

It's the little stuff, right Rob?  Which one day becomes bigger stuff, but we are selling the house, we don't care!

Aug 01, 2011 05:01 AM
Jack Gilleland
Home Inspection and Investor Services, Clayton - Clayton, OH

Not hard to figure that one out, and it is in a basement where it can find tons of moisture to condense.

 

Aug 02, 2011 07:12 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

A drip here and another there, Jack, and pretty soon you have the Grand Canyon!

Aug 02, 2011 07:21 AM