Reflections of the defect                    Wenatchee and Leavenworth Home Inspection Services.

I was pondering this during a recent home inspection. What constitutes a defect?

Here is how the dictionary defines this;

-       an imperfection that impairs worth or utility : shortcoming

-       a lack of something necessary for completeness, adequacy, or perfection

So how does one define defects during a home inspection and should all defects/improper installations be reported?

I think that generally most see a defect as when something is broken or not performing as it should. These are the easy ones.

Now for the not so easy ones.

What if you have something that is not installed in accordance to standards, be it code or manufacturers specifications? Would you call this a defect? This is the quandary that all home inspectors must deal with and I think should be a topic of discussion.

Let’s start with a very common example, the use of Romex (NM) wire on exterior of homes or other damp/wet locations, i.e. underground conduit.

Codes are pretty clear that NM wire (Romex) is not to be used in what is defined as damp/wet locations. Yet in many cases this wire will function just fine and do what is intended to provide power from point A to point B. So is this a defect and should be reported as such?

The real issue is that moisture could wick into the cable assembly and create an electrical problem. This does not happen very often but it could and so the cable is not to be installed in these types of locations.

(Here is a great document from NEMA (National Electrical Manufacturers Association) for examining electrical systems that has been subjected to water/flooding. Evaluating Water-Damaged Electrical Equipment )

Here is another example, Installation of cultured stone veneers on the front of homes without proper flashings, drip screeds, clearances to grade and transition caulking with backer rod. Again the materials are not installed to industry standards.

In the climate I am in (low humidity and rainfall) it is most likely it will not be a problem. I cannot guarantee it will not be an issue, is this a defect? Here is the concern, if the installation is having a problem it may be hidden for some time and costly to repair.

Installation guide for adhered concrete masonry veneer – MVMA Guide

These are just a couple of examples I see quite often. Both of these examples could be problematic in the right conditions.

If you were a homeowner or looking to purchase a home would you like this information? Should you at least be made aware?

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Ooops I did it again. Breaking bad… the 300K mark. Wenatchee Home Inspection Services

Pretty sad to have Britney Spears come into my head at the moment in time. Yikes maybe I should had it examined

Well I logged in this morning and saw my point total and see that I broke the 300K mark. Wow I remember when just getting to 100K looked almost impossible.

Thanks to the AR community for putting up with me.

This keeps me optimistic that I can now go for 400K and beyond.

“Optimism is the faith that leads to achievement. Nothing can be done without hope and confidence.”

Helen Keller

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

So you want a HERO- Fire Extinguisher and Carbon Tetrachloride

Wenatchee and Leavenworth Home Inspection Services

As a former emergency/hazmat responder the number one rule of the response was not to become a victim.  You cannot help anyone if you are the one that needs helps.

So on a recent home inspection I found another piece of old time Americana… the “HERO” fire extinguisher. This was like many of these devices that were used up till the 1950’s.

These were small fire extinguishing devices that came in several forms. In this particular version you have a tin can that you pull the tab and aim at the fire.

Here is an advertisement for this device, got to love advertisers. Hey only a buck 29!

Here is another version of the same type of device call known as a fire grenade. This specific one has a thermal link that also will engage the device.

The chemical in the grenade and can would be vaporized and extinguished the flames by inhibiting the chemical chain reaction of the combustion process via oxygen removal.

The chemical in these devices is carbon tetrachloride, this chemical was appropriate for liquid, solid and electrical fires. It was a common chemical used in extinguishers from the early 20th century to about the 1950’s.  CTC was also used as a dry cleaning agent, propellant, a solvent, a fumigant and as a refrigerant. Consumer and fumigant uses have been discontinued but may still be found in industrial uses.

There was one small issue though. The chemical carbon tetrachloride is toxic and acute exposures cause damage to the nervous system and internal organs. Though carbon tetrachloride is non-flammable when it is heated it creates phosgene gas (as well as other toxic gases). Phosgene gas is well known as ”Nerve Gas”.

So even though you think you will are going to be a HERO in this case you may just be another victim. The fire may be out but there is a good chance that you may be out also.

"If you think it's expensive to hire a professional to do the job, wait until you hire an amateur..."

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                          509-670-9572

You better know your S!*+ (stuff), Owners with on-site sewage systems (OSS)

Chelan and Douglas County Home Inspection Services

Awe the on-site sewage systems (OSS) or better known as a septic system.

I get this question many times as a home inspector… Do you do septic system inspections?  The answer is no, I do not have a license to perform that (or a truck to pump out the goodies). Septic systems have to be inspected by OM1 certified or OM2 Certified septic specialist.

Often (like almost always)  when you go to sell your home you will most likely be asked to have your septic system pumped, inspected and have a certificate of the inspection. Many jurisdictions in Washington State require this. Even if not required it really is a very important item to have performed.

Most homeowners do not know that it is required by law in Washington state that you maintain your system (Chapter 246-272A WAC).

How often you need to check your septic system (on-site sewage systems or OSS) depends on what type of system you have installed.

Basic septic systems- These are systems with a tank and a gravity-fed drainfield and must be inspected at least once every three years.  These systems are also called conventional gravity septic systems.

Septic systems other than your basic system- These must be inspected at least yearly or every other year depending on type of system and local health department requirement.  These systems may include; Pressurized septic systems, sand filters, and mounds systems.  Any septic systems that have pumps or other mechanical or electrical parts will need to be inspected more often than gravity systems.

Here is a video from the Washington State Dept. of Health.

Inspecting and maintaining your septic system is the homeowner's responsibility.  Most will hire a professional Septic System Maintenance Provider or Septic System Designer to inspect the system. You can do it yourself but you will have to have proper training and you must meet any local requirements.

A properly maintained septic system will save you money and some smelly headaches so it is best to know and understand what you need to do.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Getting Horizontal- Better in bed than your electrical panel

Chelan and Leavenworth Home Inspection Services

So I had a recent home inspection and found an interesting installation of the main electrical panel. It was in the horizontal position. This is an odd installation for sure. No offense to our neighbors up north (they allow horizontal installations) but this is weird installation for the us down south. It even had an electrical inspection sticker on it but this indicates some messing around happened after the inspection.

Here is the catch for us in US, electrical panels can be installed horizontally if is impractical to install the panel in the vertical position as long as the circuit breakers clearly indicate whether they are “on” when in the “up” position.

Here is how the code presents this-

NEC 240.33 Vertical Position.  

Enclosures for overcurrent devices shall be mounted in a vertical position unless that is shown to be impracticable. Circuit breaker enclosures shall be permitted to be installed horizontally where the circuit breaker is installed in accordance with 240.81. Listed busway plug-in units shall be permitted to be mounted in orientations corresponding to the busway mounting position.  

NEC 240.81 Indicating.  

Circuit breakers shall clearly indicate whether they are in the open “off” or closed “on” position.  

Where circuit breaker handles are operated vertically rather than rotationally or horizontally, the “up” position of the handle shall be the “on” position.

So to put it in general we are required to install enclosures for overcurrent devices in a vertical position unless it physically impossible or very impractical to do so.

It is also thought for us down here in the US that a wall-mounted vertical position for electrical panels (panelboards) is desirable to have easier access, more natural hand operation, normal swinging or closing of doors or covers (which I found), and legibility of the manufacturer's markings.

In addition, this also means electrical panels (panelboards or fuse enclosures) are not to be installed in a horizontal position where the back of the enclosure is mounted on the ceiling or the floor.  So do not even think about doing that.

Compliance with the up position will limit the number of pole spaces available on a panelboard if the cabinet is mounted in a horizontal position on a wall so you really could be limiting the available circuits.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

“The myth of the Clear Pest” Complete WDO Inspections performed in Washington State-

Chelan and Douglas County Home and Structural Pest Inspections

As home inspectors/SPI’s (Structural Pest Inspectors) I see and hear some improper interpretations on some of the rules when it involves a sale or refinance of homes in regards to performing a Complete WDO (Wood Destroying Organism) Inspection that are not accurate.

In my area I hear the term “Clear Pest” used all the time. But from the Washington State Law there is no such thing. What we as SPI’s or PCO’s are required to perform is a "Complete wood destroying organism inspection". The problem is that many of the Realtors and even some Home Inspectors who are SPI’s (Structural Pest Inspector) and PCO’s (Pest Control Operators) are using this term, which we should not.

This term “Clear Pest” has some legacy to past practices and now has come to mean a home clear of Wood Destroying Insects such as Termites, Carpenter Ants and Anobiid beetles. Some of this this comes from a National Pest Management Assoc. (NPMA) HUD form NPMA33 (Form link) but the lines have become very blurred and some cases the intent of the law of Washington State is being clearly circumvented.

I feel it puts those of us who are trying to play by the rules and perform our jobs in the best interest of public, the rules and intent of the law on difficult footing. There are those who are bending the rules in a way to make it easier for the transaction or misinterpreting the law and are not performing our duty in accordance of the law and licensure.

From the WAC (Wash. Admin. Code) I have highlighted provision “2“ of WAC 16-228-2060 that clearly states that we as SPI (Structural Pest Inspectors) or PCO (Pest Control Operators) cannot use a Specific Wood Destroying Organism as a way around the rules for a “Complete WDO Inspection”. The State requires that a person must perform a complete WDO inspection, meeting the requirements of such, if the inspection is conducted “pursuant to the sale, exchange, or refinancing” of real property.

These rules are in place to ensure that critical information is provided in the evaluation of a property.

WAC 16-228-2060 (Link to Code)

Specific wood destroying organism inspection reports.

(1) A specific WDO inspection report must be completed in conjunction with any proposal or estimate for prevention or control of WDOs. Pest management activities performed under an existing warranty will not require the preparation of a specific WDO inspection report.

(2) A specific WDO inspection report must not be construed as a complete WDO inspection report or, in any case, be used in lieu of a complete WDO inspection report for the sale, exchange, or refinancing of real property. A statement explaining the restriction against use in real estate transactions must stand out by having larger print than the main body of the report, be highlighted, underlined, or be in bold print on all specific WDO inspection reports.

Under the Revised Code of Washington (RCW) states this ( I pulled the two most relevant definitions)-

RCW 15.58.030 Definitions.  (Link to Code)

(4)"Complete wood destroying organism inspection" means inspection for the purpose of determining evidence of infestation, damage, or conducive conditions as part of the transfer, exchange, or refinancing of any structure in Washington State. Complete wood destroying organism inspections include any wood destroying organism inspection that is conducted as the result of telephone solicitation by an inspection, pest control, or other business, even if the inspection would fall within the definition of a specific wood destroying organism inspection.

(39) "Specific wood destroying organism inspection" means an inspection of a structure for purposes of identifying or verifying evidence of an infestation of wood destroying organisms prior to pest management activities.

Here is some additional information regarding Complete Wood Destroying Organism Inspection performed in Washington State.

FAQ for SPI License-Link

WSDA Guidance on Complete WDO Inspections -Link

Real Estate Licensees – WSDA note to Realtors-Link

So to sum it up if you are performing a Structural Pest Inspection that is linked to Real Estate Transaction a Complete WDO inspection has to be performed.

If as a consumer you feel that you have an improper home inspection performed you can file a complaint.

 (Link to complaint  form)

If a pest inspector overlooks damaged or infested areas, is uninsured, and refuses to help, you may be stuck with the bill, or be forced to take them to court.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Being connected or being grounded, just do not lose touch!

Remodeling and electrical systems Wenatchee Home Inspection

With all of the social media in the world we sometimes can be overwhelmed just keeping up. But it is a essential in a way of helping all of us being aware, informed and entertained.

On a recent home inspection in Chelan County I came upon an issue with the house not being properly grounded, better said the ground wire was not connected.

During a remodel the building electrical ground was severed. While working on the plumbing system the ground was removed from the water pipe and no new grounding electrode was installed.  It is very common in older homes to use the water pipe as the grounding electrode. This is a potentially dangerous situation.

Your electrical system needs to have a proper ground to limit the voltage induced by lightning (this could be your home or to the grid), line surges, or unintentional contact by higher-voltage lines.

The ground should provide a path to the earth to dissipate the energy of the surge and provide a proper reference to ground for the high voltage.

We want that grounding electrode connected to earth and to the electrical equipment in such a way that will establish a zero difference of potential between earth and the electrical equipment.  This is one of the main reasons we are moving to concrete encased electrodes (UFER Ground). Creating the zero difference of potential helps stabilize voltage for the electrical system.

So now with the home not properly grounded you are at an increased risk for for an electrical accident. Let say an electrical fault has occurred if there was no proper ground path available, you touch something and you now could become the ground path. This can result in potentially dangerous shock or burn from the electrical system. That would not feel very good.

I am all for people working on their homes (this is how we learn) but what you do not know can hurt you and potentially cause accident that could have been avoided. When doing these project you should enlist a seasoned professional to help out, or if you are in over your head you should just hire a licensed contractor.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Concrete and the Ages of Mythology Wenatchee and Chelan Home Inspection Services

We have two known universal truths when it comes to concrete. It gets hard and it will crack.

But this is a material that we all take for granted in our daily lives and is a key component in modern construction. Like any building material is not just how good the product is but also how well it is installed. All too often during a home inspection I see concrete poorly installed and failing much quicker than it should.

But there is now another truth; the ancients had done it better.

Out of the “Ages of Mythology” and with a bit of scientific sleuthing we may have a new concrete mixture coming that is not only more environmentally friendly but also much more durable.

The European and the United States have been studying concrete from ancient Roman and found that the Roman concrete has unique properties that alter its chemical composition in such a way that it is more durable and can be manufactured at much lower temperatures, hence less energy needed to create. The manufacturing of modern “Portland Cement” is estimated to produce 7% of the carbon dioxide that industry emits into the air.

Modern concrete needs to be cooked at 2,642 degrees Fahrenheit to mix the limestone and clays whereas “Roman Concrete” which used much less lime is only needed to be heated to 1,652˚ F. Quite a difference.

Modern concrete is made with “Portland Cement” is a mixture of calcium, silicates, and hydrates, (C-S-H) whereas the Roman used a mixture of calcium-aluminum-silicate-hydrate (C-A-S-H). Their mix reduced the silicon used and added the metal aluminum. This slight difference resulted in a much more stable binding agent. Ah chemistry just a slight variation has such a grand effect.

The Roman secret was to mix lime with volcanic rock/ash. With Mt. Vesuvius around they had plenty of that. Emperor Augustus’s engineer Vitruvius and Pliny the Elder documented that volcanic ash from the area around the Gulf of Naples made the best maritime concrete. Then with this mix they used seawater to cause the chemical reaction which formed a more stable crystalline structure in the concrete known as aluminum tobermorite (Al-tobermorite).

With this new knowledge we may see the world of modern concrete change to a more eco-friendly and a better product.

Here is the press release link -To improve today’s concrete, do as the Romans did.

“The process of scientific discovery is, in effect, a continual flight from wonder.”

Albert Einstein

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Doing what is required, knowing the SOP’s. Wenatchee and Chelan Home Inspection Services.

Like anything knowledge is power. I think it is very important that Realtors as well as home buyers actually read whatever Standards of Practice (SOP) your Home Inspector is using. This will help you choose a home inspector that is actually performing his/her job as they should and properly reporting it.

It is unfortunate that many people in the home inspection and construction industry do their job because that is the way they always do it. They do this without really thinking about what they really should be doing, which means studying the appropriate codes, standards, recommendations or rules.

This is sort of human nature, you develop a habit and then do not think much about it. I am very fortunate to have several home inspectors that I talk to almost daily. We talk about information pertaining to our industry and our standards. This helps me learn and also challenges my preconceived ideas.

I was performing a home inspection for a client that was not happy with the inspection they received from the previous home inspector. I had a chance to review the other home inspector’s report which brought me to the conclusion that this home inspector either has developed some poor habits or just does not know what is in our State Home Inspectors SOP.

This is just one item that caught my eye. The inspection report did not mention AFCI/GFCI requirements in the home inspection report per our state SOP.

Per WAC (Washington Admin. Code)- 308-408C-110 for Electrical systems. (Link toCode)

The home inspector will-

(f) Report the location of any inoperative or missing GFCI and/or AFCI devices when they are recommended by industry standards.

(g) Advise clients that homes without ground fault protection should have GFCI devices installed where recommended by industry standards.

This means we are to inform our clients of where GFCI (Ground Fault Circuit Interrupter)/AFCI (Arc Fault Circuit Interrupter) are recommended by industry standards.

Now you may have noticed something here in our standards. We are not required to “Advise” the client on homes without AFCI’s that should have them installed. We are to report they are not there but why not advise the installation?

Well like anything else SOP’s have some politics/opinions involved and the writers of the SOP were not all in the camp about the need of AFCI or effectiveness of them versus cost, so they did not include the language that home inspectors should advise their clients have them installed. (I always recommend their instillation. SOP’s are minimums.)

Now the Electrical Code is very specific on AFCI requirements and if you know the reason for their development you would better understand why they are a good thing and we should advise our client to have them installed.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

All together now- Wireless Smoke Alarms The Wenatchee Home Inspector

As a home inspector and former emergency responder safety is very dear to me. It is very common in older homes, about 20 years old and more, you will not have interconnected smoke alarms.

Interconnected smoke alarms are a very important part of fire safety in the home.

In the event of fire smoke alarms that are interconnected will activate the alarm on all of the smoke alarms in a home. This will greatly improve the chance of hearing an alarm if a fire starts in another area of the home from where you are.

So if you home is older and the smoke alarms are not hard wired and interconnected you can now purchase wireless interconnected smoke alarms.

There are various versions of these, both battery and AC powered. But you should make sure the wireless interconnected smoke alarms are of the same make and model. You have to make sure that they communicate with each other.

Remember that a smoke alarm installed within 20 feet of a kitchen /cooking area should have a “silence” or “hush” button so nuisance alarms can be easily dismissed.

You should purchase enough smoke alarms so you can install at least one on every floor of the home, including the basement, one in each bedroom, and one in the hallway outside of each sleeping area.

I also highly recommend you install photoelectric smoke alarms they are less prone to nuisance alarms and react better to smoldering fires.

Smoke alarms have a 10-year life span and then will need to be replaced. The batteries need to be replaced on an annual basis. You should vacuum the dust off smoke alarms every six months.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Watch out for the Mod’s- Manufactured Homes Repairs what you should know!

Manufactured homes are a bit of a different beast than your conventional site built home. I do quite a few home inspections of manufactured homes as well as manufactured home foundation certification inspections which may be required by the lending institution based on the loan type.

A manufactured home is constructed entirely in a controlled factory environment, built to the federal “Manufactured Home Construction and Safety Standards” (better known as theHUD Code).

Starting in 1976, the HUD Code established a more stringent series of construction and safety standards that ensure that modern manufactured homes are superior to older "mobile homes" (the term used for factory-built homes produced prior to the introduction of the HUD Code).

So with a manufactured home having to be transported to the site many areas of the home will be built with lighter materials that are specifically engineered for this type of construction.

What many homeowners or contractors do not know, and really need to, is that any modification as well as some replacement items will need to have a permit from Washington State Department of Labor & Industries (L&I). L&I will oversee any modifications and permitting as it pertains to a manufactured home.

So if you plan to do work on the home is a very good idea to contact L&I and see if you will need a permit. Here are some common things that actually need a permit that you may not think of; reroofing, adding sheetrock to walls or ceilings, new or replacement of Heat Pump/AC or furnace, replacement of siding, repair or replace floor decking/joists, and replacement of water heater (this list is not all inclusive).

The lack of proper permits, inspections, and approval could affect the safety of your home, your ability to obtain home financing, and your ability to obtain insurance or collect on insurance claims. Even if thetitle has been eliminated on your manufactured/mobile home, alterations still require a permit, inspection, and approval by the Department of Labor & Industries (L&I).

(A manufactured home title is usually requested to be eliminated by a financial institution for lending purposes. Once the title is eliminated, it is viewed the same as a stick built house. This removes the personal property status for titling and tax collection purposes.)

Links-

http://www.lni.wa.gov/ipub/622-049-000.pdf

http://apps.leg.wa.gov/wac/default.aspx?cite=296-150M-0410

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Got you covered, Rebar coverage in foundation walls.                   Chelan Home Inspection Services

So what is to look at in foundation that has just been poured? Well a lot, this is the foundation and everything will be built upon it, so doing this right will go a long ways in how the job will go.

But I wanted to talk about one specific item that came from a recent home inspection. When I was looking at the foundation during a phase inspection I see that there was exposed rebar in the foundation. This is not proper. All rebar in the foundation needs to be covered in concrete.

When I wrote this up the contractor’s response to my client was “It will be covered by backfill”. Umm that is the point the rebar is not to be in contact the earth.(The form wood was another issue, but that was not contested)

So my response to my client was this from the IRC (International Residential Code)

R404.1.2.3.7.4 Support and cover.  (bold and underline is mine)

Reinforcement shall be secured in the proper location in the forms with tie wire or other bar support system to prevent displacement during the concrete placement operation. Steel reinforcement in concrete cast against the earth shall have a minimum cover of 3 inches (75 mm). Minimum cover for reinforcement in concrete cast in removable forms that will be exposed to the earth or weather shall be 1-1/2 inches (38 mm) for No. 5 bars and smaller, and 2 inches (50 mm) for No. 6 bars and larger. For concrete cast in removable forms that will not be exposed to the earth or weather, and for concrete cast in stay-in-place forms, minimum cover shall be 3/4 inch (19 mm). The minus tolerance for cover shall not exceed the smaller of one-third the required cover or 3/8 inch (10 mm).

Having poor coverage of rebar can have several consequences but the point is the contractor should know this.

Hey I am just a lonely home inspector, but it seems that some contractors need a big dose of code training before they are allowed to build you a home.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                                  509-670-9572

Bubbly is good for drinking but not for wiring.  The dangers of loose electrical connections.

With all electrical systems heat is the enemy. When evaluating the system with in mind you may think what can cause heat. One of the main contributors to heat is resistance.

 In electrical systems you can think of pressure being applied on the charge (amps) as Voltage. How difficult or how much friction it is to push that charge along as being resistance.

So using the old water analogy we have more friction/resistance pushing water through a long narrow pipe (long runs of light gauge wire) versus wide short pipe (short run of heavy gauge wire).

Now couple that with a high resistance connection then we lead to a condition that can cause failure and fire. As you can see in this photo we have reached that condition.

                                                       (another reason for no double lugs also)

Each connection point, be it at a receptacles, switches, splices or connection in the panel, needs to be properly tightened (torque). Failure to do so creates resistance, which creates heat, which creates a higher potential for failure and fire. This will worsen over time as that connection goes through heat cycles.

Most panel manufactures have specifications on what the torque values are in the panel.

Example-

So by this panel manufacturer, Square-D the screws (on the neutral/ground bar) need anywhere from 10 in/lb to 35 in/lb of torque depending on screw sets.

When performing home inspection we are required by our Standards of Practice  to evaluate all readily accessible panels and subpanels to inspect the wiring and overcurrent devices (breakers and Fuses).  It is very important to look for signs of overheating because over time this will lead to failure.

The NFPA states that the largest portion of fires caused by electrical distribution systems (48%) were caused by faulty fixed wiring, receptacles and switches. So having these connections evaluated could prevent possible future problems. Time is not forgiving on anything (me included).

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

When insurances will just not do, Improper outbuilding wiring.

Wenatchee and Chelan Home Inspection Services.

Okay I am going to start a series of posts on something dear to me, the treatment of the elderly homeowners. Now this really could be anyone but when things happen to the elderly it really chaps my hide.

I did a recent home inspection for a retired woman that just wanted to get a feel for whether she should put money into her home or start new. It was a manufactured home. So she hired me to go through the house to give a feel where the home stands in regards to condition and potential costs.

So as I am doing my electrical inspection I go to the main breaker that is on a pedestal outside of the home (standard for manufactured homes). I see a conduit running out the main panel and I want to make sure all is good.

Well, all is not good. Whoever did this work obviously did not know what they were doing. I asked my client if they pulled a permit. She said she was assured that all was done correctly and properly, um not quite and obviously no permit.

So here is what we have… We have a 120v circuit that is directly bolted to the hot bus. There is no over-current protection (circuit breaker/fuse) for the circuit. That means this circuit is hot it whole length out to the detached garage. If for some reason you hit this wiring you would get all the voltage it will give till something blows and there is the potential chance for shock, electrocution and fire (Bonus points for anyone who also sees another issue not related to this wiring).

Next they used NM wire (Romex) that is not designed or rated for such an installation since it was a direct burial installation, wrong again.

Then to cap it off they have a disconnect in the garage has fuses that are too large for the wires being protected (30 amp fuse on 12 ga wire). Bingo we now have the trifecta. This kind of installation could result in property damage, get someone injured and if all went wrong killed.

I cannot stress enough the need to hire the proper contractors and tradespeople to perform the job. Still anyone who is doing this is performing illegal work.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

It is not the gospel- Beware of classes and continuing education

Like many professions you may have requirements for continuing education.  As a home inspector in Washington State I am required to have 24hrs per every 2 year period, pretty minimal in my book. But that is what is required.

So I was attending a continuing education class recently presented by one of the main National Home Inspector Associations.

During my class I notice that some of the information presented in the class was not correct and/or was not quite correct without more information being provided (this is not the first class I have noticed this). What… Not Correct! But… it was in the class! So even instructors make mistakes and/or have improper information in the class, go figure.

So I had a thought or two, what is the vetting process and two, you as an attendant of these classes you better not take the information as gospel.

This is a tough spot for home inspectors. We have to know so much information on so many subjects you cannot know it all. Yet people trust us to know a vast amount of details for their protection and information.

Then we go out into our everyday world armed with all this new knowledge, but it may not be correct.

I personally do not like some of those courses where they say “you do not need to know this detail, it is wrong” and just make the call. If I cannot understand why something is wrong then how does that help me learn, or am I parrot.

We as home inspectors have to be careful about the information we receive because our observations and then our reports will reflect that information. (I do not know about you but I do not need any help in messing up information.)

So when attending any of these classes it is important that you do your own research and make sure the information you learn is factual, you understand it and then use that what you learned.

Being a home inspector takes much more than a few accredited courses to gather the information needed to do the job correctly. Some of the best information comes from places that have no accreditation.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

New Gas Furnace Efficiency Requirements Coming in 2013

Wenatchee Home Inspections
 
Department of Energy has set a new standard coming for heating and cooling equipment installation based on regions. If you live in Northern states (like Washington d Oregon), you will be required to install high efficiency furnaces after May 1, 2013.

                                      

On or after May 1, 2013, it may be illegal to install an 80% residential gas furnace or mobile home furnace in the following states: Alaska, Colorado, Connecticut, Idaho, Illinois, Indiana, Iowa, Kansas, Maine, Massachusetts, Michigan, Minnesota, Missouri, Montana, Nebraska, New Hampshire, New Jersey, New York, North Dakota, Ohio, Oregon, Pennsylvania, Rhode Island, South Dakota, Utah, Vermont, Washington, West Virginia, Wisconsin, and Wyoming.

The regulation on which the new DOE rule is based came from recommendations from industry and advocacy groups collaborating to create energy savings and improve the environment.  Some of the groups include the Air-Conditioning, Heating, and Refrigeration Institute (AHRI), The Natural Resources Defense Council (NRDC), The American Council for an Energy-Efficient Economy (ACEEE), The National Consumer Law Center (NCLC), The Alliance to Save Energy (ASE) among others.      Fact Sheet Federal Register

The details of any exemptions and enforcement of the new rules should be finalized by January 2013.

Ancora Imparo

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com         509-670-9572

Out of sight out of mind, HVAC inspections.           Wenatchee Home Inspection Services

This is part two of my articles on taking advantage of the elderly. Like I stated inpart 1, it is bothersome to me that some contractors would do the work they do and leave the client unknowing.

So I was brought in by a lovely 90+ year old young woman to do a home inspection. This started off with her hiring me to look at her roof because she thought there was some wrong (long story there). After having me there for the roof inspection she want a full inspection from me to look for any other issues that she may want to take care of.

Being the home was older they had the furnace located in the crawlspace.  Not my favorite place for a furnace to be installed, but it is what it is.

The unit is barely a year old and when the contractor installed it being that it was below the exterior level of the home it would require a condensate pump to properly discharge the condensate from the evaporator coil to the exterior of the home.

Only one problem, there was no receptacle to plug the condensate pump into. So now we have a condensate pump with no power. The condensate is backing up in the housing and starting to rust the unit, a brand new unit. You have to be kidding me!

So there are a few rules that are in play when a furnace (HVAC  equipment) are installed in such locations.

One- Lighting is needed

IRC (International residential Code) E3903.4 - Storage or equipment spaces. (Bold/Underline is mine)

In attics, under-floor spaces, utility rooms and basements, at least one lighting outlet shall be installed where these spaces are used for storage or contain equipment requiring servicing. Such lighting outlet shall be controlled by a wall switch or shall have an integral switch. At least one point of control shall be at the usual point of entry to these spaces. The lighting outlet shall be provided at or near the equipment requiring servicing.

Two- Beside the obvious need for a receptacle there is not secondary wires installed for the condensate pump. These wires are there turn off the air handler should there be an issue with the condensate pump. (Yeah I know why install those if you have no power for the pump).

If this is not corrected eventually the housing could rust out and could cause damage to circuitry in the unit.

There is no excuse for this type of work and it is not compliant with the codes.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

The seat belt analogy… Why you should care about your electrical system.

I use the “Seatbelt” analogy when it comes to how look at the home's nervous system… your electrical system.

The analogy goes- “We all wear seatbelts but how often do we really need them? Less than 95-99% of the time, but we want them there when things goes wrong.”

I know this for a fact when I got t-boned by a pickup truck, was hit sideways, hit the curb and proceeded to pull a TV stunt ride on two wheels across the road and smacked a parked car and landed upside down roof to roof on a ‘72 Chevy Nova. As I was dangling in my seat protected by my seatbelt I was fully aware of its need and how it just saved me from being horribly injured.

I apply this to the electrical system, there are many aspects of the rules in how the electrical system is designed, and they are just seatbelts. They are there for when things go wrong. Mostly they will not be needed. There are several items in the home that can be deadly and the electrical system maybe the biggest one. We take this system for granted and are so used to it that we really do not give it much thought.

This is why when I am performing a home inspection and I evaluate the electrical system I am pretty critical of it. In general water is the enemy of the home. It can cause a lot of damage and can have some health effects, but the electrical system on a given event can be spontaneously deadly.

All too often the homeowner (or even some electricians) because of their lack of knowledge and understanding will play with the electrical system and in effect will compromise the “seat belt”.  I am always looking for the compromise. Now some of it is pretty minor but you can have an accumulative effect.

The fact that we do not have electrical fires and electrocutions all the time is a testament to the built in safety. We all know the car will run just fine without the seatbelts but when things go wrong you really want it there.

As home inspectors this is a major component that takes a lot of time to understand the rules and why we have them. I spend more time studying these rules than any other component in the home because I feel this is the single greatest safety issue I see in homes.

Fixing the seat belts can help ensure when thing go wrong that you are safe.

“The learning and knowledge that we have, is, at the most, but little compared with that of which we are ignorant.”

Plato

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Party Head Bangers- Beams, girders and ducts height oh my.

Imagine you have a bunch of friends over you having a good time and then bang… you have a friend with a head banger who just has been dropped from pulling a header on a low flying beam. Hope you have a lot of party ice for this one. I have a friend that is a bit taller than the norm, as he would describe himself... "I come in at 5’-19” ". So these items do come to my mind.

So I was on a recent home inspection and I was very aware of a beam that was very low. So out the tape measure comes and I get a measurement of 70-1/2 inches (5’-10-1/2”). Well that is a bit low for most.

2009 Residential code has some defined requirements for ceiling heights.

R305.1 Minimum height.

Habitable space, hallways, bathrooms, toilet rooms, laundry rooms and portions of basements containing these spaces shall have a ceiling height of not less than 7 feet (2134 mm).

Exceptions:

1.        For rooms with sloped ceilings, at least 50 percent of the required floor area of the room must have a ceiling height of at least 7 feet (2134 mm) and no portion of the required floor area may have a ceiling height of less than 5 feet (1524 mm).

2.        Bathrooms shall have a minimum ceiling height of 6 feet 8 inches (2032 mm) at the center of the front clearance area for fixtures as shown in Figure R307.1. The ceiling height above fixtures shall be such that the fixture is capable of being used for its intended purpose. A shower or tub equipped with a showerhead shall have a minimum ceiling height of 6 feet 8 inches (2032 mm) above a minimum area 30 inches (762 mm) by 30 inches (762 mm) at the showerhead.

R305.1.1 Basements.

Portions of basements that do not contain habitable space, hallways, bathrooms, toilet rooms and laundry rooms shall have a ceiling height of not less than 6 feet 8 inches (2032 mm).

Exception: Beams, girders, ducts or other obstructions may project to within 6 feet 4 inches (1931 mm) of the finished floor.

This begs the question if this has been permitted and if a variance was issued. I highly doubt it.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Pre-punched - Phase inspection of window Installations

I do several phase inspection a year. I will look at installations of the various components of the home and perform in essence quality control.

During a recent phase inspection of a new construction I saw the contractor installed the windows without using the manufacturer’s pre-punched slots for the fasteners. Depending on the environment of the home this may have an effect on the performance of the window and shows that the windows were not installed per manufacturer’s recommendations.

Now this will vary a bit from manufacturer whether it will void a warranty. I spoke with a technical representative from one of the prominent window manufacturers here in Washington State and their position is they do not warrant the installation, just the windows.

Vinyl will move in relation to wide temperature fluctuations.  If this is not accounted for it will put stress on the frame and possibly on the sealant used around the glass.  Over time this can lead deformation during certain times of the year and in extreme cases cause damage to the flange or welds. Vinyl windows have pre-punched slots to account for this movement. Fastening in any other portion may damage the windows and limit rights under the warranty by some manufacturers.

In addition you do not want to overdrive the fasteners. This may fracture or unduly deform the mounting flange.

For this manufacturer here is their installation guide.

http://www.cascadewindows.com/sites/default/files/installation-instructions.pdf

From the guide-

Apply one fastener through a pre-punched hole in the nailing fin at the side of the frame, approximately 3-4” below an upper corner of the unit – to “lock” the unit in place. Use fasteners that will penetrate into the stud at least 1”.

Ensure unit is SQUARE, PLUMB, AND LEVEL, with FULL support under sill.

Apply another fastener through the nailing fin at the opposite diagonal (lower) corner of the unit.

Verify the unit is still SQUARE, PLUMB AND LEVEL, that unit operates smoothly, and that operable sash are sitting square in their openings.

Continue fastening window, using every other pre-punched hole in the nailing fin.

As you can see this installation did not meet the recommendation and should be corrected.

“The learning and knowledge that we have, is, at the most, but little compared with that of which we are ignorant.”

Plato

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572