What I'm Seeing Now

"Must See the Newly Renovated Basement!"

Dèjà veux!

This might seem similar to my previous post.  And it is.

When the heat pump in that previous post did not come on, the first thing I checked was the panel box to see if the breaker for the heat pump was turned off.

I was able to peek into the box, literally, and see that it was on.  So I knew the heat pump had electrical power.

Entering the basement I was able to see a fine new paint job. 

And this clever, nearly square, nearly level, neatly-cut hole around the panel box.

Can you see what is wrong with this hole?

No, it is not that wire.  That is the cable for the security system which is connected to the window just to the right of this photo.  It goes from the window, into that hole and then somewhere else. 

You can hardly see it.

But that isn't what I meant about what is wrong with the panel box.  Can you see it now?

It's OK, I'll wait.

Hint:  That's the original panel box, with the original stickers placed there in 1977.  So that isn't it.

I'm still waiting...

THAT'S RIGHT!  Ding, ding, ding!  The clever, nearly square, nearly level, neatly-cut hole around the panel box is a bit small.  No can openo the dooro.  (Para tradujir eso - no se puede abrir la puertita, lo más sea...)  The security cable is just an extra decorator's touch.

My recommendation:  If you see or hear that a house you will be showing your clients is newly remodeled, ask a couple of questions. A good question to start would be: "Gee, was it done professionally?" and/or "Was there a permit pulled to do the work?" If not, caveat emptor!

"Must See the Newly Renovated Basement!"

So said the marketing info on the kitchen counter in the house I arrived to inspect.

I could hardly wait!  OK, when I see things like that, lately anyway, I kind of cringe.

When I enter houses for inspections, I begin by turning things on.  The dishwasher, washer, dryer, AC or furnace, and so forth.  Obviously I test 'em!

The house was kind of cold.  Not unusual, sometimes the listing agents leave the heat low, especially after the house has a contract on it.  So I found the thermostat and turned on the heat.

No reaction.

No sound.

No click, grind, buzz.  Or heat.

No nothing.

Maybe it's turned off at the panel box?  I checked.  Nope, the breaker was on.  So what could it be?

I found the heat pump.

And this is what I saw.

The label states that this heat pump was manufactured a mere three years ago.  Already it doesn't work.

Can you tell me why?  It's OK, I'll wait.

Hint:  the old heat pump was of a different era and configuration.  They took the white AC condensate line off that old one and used it on this one.  I guess to save time and money.

I'm still waiting...

THAT'S RIGHT!  Ding, ding, ding!!  The condensate line blocks the filter's ability to come out for washing or replacement.  This filter is a washable, high efficiency filter.  It captures everything.  And it really should be washed every month!  If not, it will clog quickly.

This one was so clogged it had the density of a brick.  I think that broke the unit.  So much for saving time and money...

My recommendation:  If you see or hear that a house you will be showing your clients is newly remodeled, ask a couple of questions.  A good question to start would be:  "Gee, was it done professionally?" and/or "Was there a permit pulled to do the work?"  If not, caveat emptor!

I was called to do a One Year Inspection prior to the expiration of the builder's warranty.  I do a lot of them.

Looking at this deck and door from the rear yard everything seemed normal enough.

Until I got closer.

You might not notice it from this photo.

I'm talking about what you see in the photo below.

That's it, right there.  Water.

Now, it had not rained in the past month.  There is a bedroom window above this door, but it could not have been opened during a recent rain storm.  There is no plumbing in the wall, service or drain.  There is a typical soffit overhang with a gutter, but all that was dry.

Coming inside, the floor around the door was dry according to my moisture meter.  I had my IR camera with me and looked at the wall above and around the door inside and out.   Nothing visible.  Similarly, inside, nothing thermal was visible in the floor or ceiling above.

Neither upstairs bathroom is anywhere nearby.  The closest, the Jack and Jill bath, is 20 feet above and to the left of this photo.  I had not tested the bathroom yet, it was dry, and this water is fresh, the puddle even growing slightly during the inspection.  The plumbing penetration to vent the kitchen and that bathroom is 30 feet or so to the left of this photo. He had not used the hose or watered the lawn that day.

I have to admit, I was stumped.

I NEVER DID FIGURE IT OUT!

My client had never noticed this puddle before.  I advised him to call me if it continued or grew.  He never did.

Sometimes things remain a mystery.  Any ideas as to this water's source?

My recommendation:  when you notice something out of the ordinary, and you cannot figure out a reason, watch it to see if it changes.  Maybe then you will find a change that leads you to the cause.  And then maybe you won't...

About a month ago, while in the hospital with my wife, someone from the Washington Post called and interviewed me about a problem she was researching. She said my remarks would appear in a Washington Post article in the next few weeks.

She found my website and blog posts by putting key words into her search engine.  I popped up many times, and she reviewed me website.  She was impressed, which prompted her to call me.

I got a Google alert this morning - apparently the article appeared!

http://www.washingtonpost.com/wp-dyn/content/article/2009/10/27/AR2009102703475.html

That isn't the only thing I said. I actually offered four reasons for the problem, off the top of my head.  But this is the one that impressed her the most.

Interestingly, scroll down and see my name at the bottom and click on it.   Some of my blogs appear, INCLUDING other people on Active Rain. Very cool. We are all interconnected.

I might add:  dehumidification does not solve the problem, just soaks it up, but who am I? You have to discover and eliminate the source of the moisture.

That's where I come in... If the person with the problem calls me, I will let you know. That would be a cool post too.

I have the tendency to notice things about a house I am to inspect when I am driving up to it.  When pulling up to this seven year old house I noticed even before I got into the driveway that the front porch roof seems to incline toward the house.  Looking closer I determined that it did!

That isn't good.  One thing leads to another.

Then I noticed the staining on the brick.  You can see it running from the inside corner of the porch roof all the way to ground beside the garage door.

Beside the front door there was staining and rot in the molding.

Inside the house there was staining on the drywall over the transom window.

In the living room there was staining on the floor molding and some damage to the hardwood flooring under and to the left of the window nearest the front door.  And staining and cracking in the drywall.

In the garage, there was staining on the ceiling under that window and in the drywall on the upper left corner of the garage door.  And more cracking in the drywall there.

That isn't good.  One thing leads to another.

It had not rained in some time.  There was little moisture to detect, either with an IR camera or a moisture meter.  But there looked like there was stress over the garage door.  Was the front of the house resting on a steel beam for support or a built-up micro-laminate (wood) beam?  The brick would have its own angle-iron or steel beam support.  But sometimes the house itself is supported another way. 

The cracks in the drywall, in the living room above and in the garage below, indicated movement.  And that movement was right where moisture had been getting in from that front porch roof.  Not being invasive during a home inspection, I had little choice but to suggest that it be evaluated by a structural engineer.  My clients took my advice.

After all, by then I had convinced them that one thing leads to another.

An engineer came to the house.  They opened up the wood trim covering the support behind the brick work.

This is what that revealed.  The entire front of the house was resting on a triple micro-laminate beam.  While very strong when dry, this beam system had gotten so wet it had begun not only to rot but attract termites!

The engineer said that the house was essentially resting on the one remaining interior beam.  That is testimony in itself as to how strong those things are!  A later termite inspection revealed that the vertical support under those beams was similarly infested with termites!  Yikes!!

The engineer said it was only a short period of time before the house may have collapsed!  Maybe even before settlement.  What a DISASTER that would have been...

And why?  Because one thing leads to another!

Even the sellers were grateful for the home inspection.

Wouldn't you be?

My recommendation:  recognize that houses are intricate systems.  Things are interconnected.  One thing does lead to another.  If you pay attention to the little things, the big things will often take care of themselves.

And get a home inspection!

That's what the voice in the phone call said.  It was an elderly lady who has puddles show up on the floor in her breakfast room after rains.

Four years ago she had a bay window put in.  Beautiful job.  It overlooks the golf course and was a very nice addition.  But it began leaking recently.  She knew she had a problem, but didn't know what it was.

She called many contractors.  She paid them to come out.  Nobody could find the problem, or the source of the leak.  The leaking is too new to manifest staining, surprisingly.  There is no damage anywhere.  They told her that it must be coming from when she waters the plants, or from an open window, or leaving the door open, etc.  They were not too helpful!

She knew she had not done those things - after all, we all open windows and doors during rain storms, right?  What to do?

A friend suggested that she Google thermal imaging inspectors in the area.  She found me.  She called me.  Good for her!  I asked her if the other contractors had used thermal cameras.  "No, they never mentioned one."

I asked, "If they are roof, siding and leak contractors, why wouldn't they have one?"  "That's why I called you!"

I was her lucky day.

It took me about 1 minute to discover where the water was getting in.  Literally.

Thermal imaging cameras measure temperature differences.  They do not see "inside" walls.  They do not "see" leaks.  They do not "see" anything.  Well, except hot flashes.

But with one you can "see" a lot!  It is a bit of an art, and a bit of a science.  But I could "see" right where water was getting in.  I bet you can too.

The purple indicates cooler spots.  The darker the spot, the cooler the area.  You might be able to see the darker spots.  Moisture!

From there it was easy to see how the gutter and flashing installation outside created these problems.

I also could tell that there was very poor insulation around the two sky lights and in the ceiling generally.  "So, that's why this room is cold?!"

Yepper!

I charged her one half my normal fee, emailed her the report and referred her to a good roofing guy I know.

And I rode off into the sunset...

My recommendation:  When you call contractors to determine where a leak might be occurring, get ahold of your favorite, certified (NOT certifried) thermal image inspector.  That will save you time and money.  And that would be a big help.  It might be your lucky day too!

I am not a termite inspector.  There may be some, but personally I don't know any home inspectors in Virginia who are.  The home inspection and termite inspections are usually done at different times in Virginia, by two different companies.

If I see evidence of termites I mention it in the report.  But if I was to see a 300 pound termite, and said so, it would be poo-pooed as "well, he is just the home inspector."

Outside a house recently I noticed this on the front porch, directly under a window.  It is rotting wood siding and sawdust coming from under and through that siding.  This can be a termite indicator.

We had not been indoors yet.  I said we would check the floor of the room just inside this photo.

There were other things outdoors that would encourage termites to this house - gutters that didn't discharge properly, improper flashing admitting water down walls, rotting this and that.

This house was a termite invitation card.

When we got inside we were surprised to see this in the living room:

That is the window under which we saw the above sawdust. 

That is too cute for words.

You should know, when home inspectors see furniture in spots it is not typically found, they wonder.

I wondered about this one.

I said, "Uh, oh, are we trying to hide something?" 

The Realtor giggled. 

I asked, "What's so funny?"

"Well, the seller has put into the contract that they will only be responsible for $200 of any termite damage found."

Well, that's interesting...

So I moved the mattress.  And heah 'tis:

This was hidden under the mattress.

And it's not money.

In front of the client and Realtor, I very gingerly stepped on the flooring.  I could have gone through to the cellar!  All along that wall!

You can even see a previous repair to the left.  This is both a previous and ongoing problem!

And it was "hidden" under a mattress.

Going into the cellar we saw the what was below, with substantial damage to floor joists, the sill plate over the foundation wall, and the underside of the flooring in general.

This is quite a problem!

Looking further, into the dining room to the right of these photos, there were extensive repairs to the flooring, under pinning, support joists and sill plate, and extra columns.  Extensive repairs!  And years ago.

THAT is why they would only take responsibility for $200 of any termite issue found.  That would not even pay for an engineer to come by and smell the house from the outside!

My recommendation:  when you see furniture out of place, or things where they usually are not, send your antenna up and question it!  And don't think people won't try to hide things!  I see that all the time...

If you ever go into the attic space of an old farm house,

get to the top of the creaky stair case,

and look around to decide where to go,

but see a spot in front of you,

between the floor joists,

that appears to have been stepped into before,

and you feel glad that it wasn't you,

but wonder what that dimple,

with the light coming through,

might look like from the other side,

well,

this is what it might look like!

My recommendation:  when you go into the attic space and need to walk around, walk only on the rafter joists!

There are ways to do things that are less noticeable.

For example, Monticello has air conditioning.  It was not put in by Mr. Jefferson, obviously, but some time later.  It is composed of very small duct work, and small holes, about 3" in diameter, in the corners of ceilings which are hardly there.  It is a very good job!

Then, there are the other kinds of installations which leave much to be desired.

The other day I did an inspection on a 100 year old farmhouse.  In its day, it was a lovely place.  Years of deferred maintenance have created many problems.

Over the years they have made improvements. 

One such improvement was air conditioning.  A good idea and a necessary one.  With a metal roof, and poor attic insulation, it gets real hot in there!

To the right is the corner of the master bedroom.

A new AC unit was put in the attic and duct work run throughout the house. 

It is not exactly invisible.

Nor is this one.  This is in the corner of the closet in that same bedroom.  Not the prettiest installation.  The other problem is that it takes up about 1/3 of the closet. 

Closets in 100 year old houses are not that large to begin with!

Taking up a third of it with invisible duct work might not be the best way to handle the improvement.

The second bedroom has just as fun, and aesthetically pleasing, an installation.  Hidden unobtrusively, you can hardly tell it is there! 

The floor was attractively cut out, as well as the ceiling, and it is deftly held in place by well-placed braces.

OK, this has all been tongue in cheek, but it might be part of the reason that this house has been on the market for over a year. 

When improvements are made, they really should not be slip shod, spur of the moment or done unprofessionally.  Everything that goes into a house makes up its appeal when it goes on the market one day.

My recommendation:  think things through before improvements are made to your house.  And be sure your improvement is done in such a way that another would want to buy it!

There are two interesting developments in the ongoing Chinese Drywall problem, and make no mistake, this is a BIG and growing problem.

The first is a new complaint center that has been started.  The Chinese Drywall Complaint Center wants to hear from homeowners who have had multiple air conditioning coil failures in homes in Florida, Louisiana, Mississippi and Alabama, in homes with confirmed toxic Chinese drywall. At the same time, the group is saying," we want to talk with ethical, and honest air conditioning industry insiders, or repair technicians, so we can prove the air conditioning industry, and home builders knew about the affects of toxic Chinese drywall as far back as 2005, or even 2004. For these homeowners this is critical information related to their health and the health of their families." Homeowners, or air conditioning industry insiders/AC repair technicians should call the Chinese Drywall Complaint Center anytime at 866-714-6466, or contact the group via its web site at

Http://ChineseDrywallComplaintCenter.Com

This news item has been coming across one of the news links on my website for a couple of weeks now.

The second development regards the insurance companies.  They are taking it on the chin, of course.  But, are they responsible?  They think not.  Homeowners disagree!

From the news article:  "Thousands of homeowners nationwide who bought new houses constructed from the defective building materials are finding their hopes dashed, their lives in limbo. And experts warn that cases like the Ivorys', in which insurers drop policies or send notices of non-renewal based on the presence of Chinese drywall, will become rampant as insurance companies process the hundreds of claims currently in the pipeline. At least three insurers have already canceled or refused to renew policies after homeowners sought their help replacing the bad wallboard. Because mortgage companies require homeowners to insure their properties, they are then at risk of foreclosure, yet no law prevents the cancellations."

One insurance executive said, "If someone were to have bought a new car and there was a defective part, would that person go to their auto insurance to get that fixed or would they go back to the manufacturer?  We provide insurance, not warranty service." 

There is a certain logic to that.

You can read the entire article here, via USA Today: 

http://www.usatoday.com/money/economy/housing/2009-10-15-chinese-drywall-insurers_N.htm?csp=usat.me

I know there are labs who are offering testing services, but I don't know about their proficiency yet.  And I know there are cases of Chinese Drywall in Virginia.  I know what to look for - manufacturer stamps on the back side, for instance - but since I am not "certified" and cannot guarantee anything, Chinese Drywall is already a disclaimer on my signed agreement. 

Until there is more definitive information, to my mind, it is best to warn people but not get involved.

My recommendation:  This is a growing problem, reaching more and more states.  If you are selling a home built in 2004 or later, it is best to warn your clients about this problem.  It could be they are savvy enough to already be informed!