Troubled Houses - Interesting conditions

We see many interesting adverse conditions during our inspections, partly because of the unlimited number of ways people can mess up a house, but also because we do a thorough inspection to reveal these adverse conditions.  Click here to learn more about our services, which now include IR Thermography, radon testing, and carbon monoxide tests. All photos copyright Roger Hankey, Certified ASHI® Inspector.

Why we open the attic hatch

Inspection Photos for September 2010

We occasionally get some resistance from real estate agents and home owners about opening an attic hatch that has its original spray texture or drywall joint cement coating.  These hatches are installed to permit the attic to be insulated and for service work such as cable installations, etc., as well as inspections.  These hatches are not "sealed" and typically can be opened with simple upward hand pressure.  When carefully opened and reclosed, there is almost no sign that the hatch was even disturbed. 

If the hatch has never been opened, then no one has viewed the attic since the house was built.  There are a wide variety of adverse conditions that might be present in the attic, and can ONLY be discovered by an attic inspection. 

This six year old townhouse has a metal vent for the furnace and water heater which extends about 3 feet above the roof.  When viewed from the exterior, the vent looks completely normal.  The attic hatch had not been opened.

A view of the vent from the attic hatch shows the vent in the far corner of the attic, rising up and out near the top of the attic.  There is a slight indication of an abnormality at the 45º elbow near the roof penetration.  A closer look, obtained by crawling across the roof trusses and verified by inserting a folding rule into a gap in the vent, reveals the vent has separated at a joint in the elbow.

This broken elbow can permit the products of gas combustion, carbon dioxide and water vapor, to enter the attic.  Left undiscovered, winter operation of the furnace vent would discharge a large amount of water vapor into the cold attic where it would condense on the roof sheathing.  Conditions such as this have caused extensive water damage in other cases.  A prompt repair of the broken vent elbow, by a qualified HVAC firm, was recommended.  

Uncovering the unexpected

Home Inspection Photos for August 2010

We recently inspected a large suburban home with both a main electrical panel and an additional panel located in the laundry for several branch circuits including some large electrical loads such as water well pump, clothes dryer, and oven.   The seller's disclosure document indicated that the main panel had been repaired after a lightening strike, and the seller had a letter from an electrician describing a repair to the panel in the laundry.  The seller stated that this repair was done after a prior inspection found some damage in the laundry panel.  The electrician's letter indicated that the main feeder conductors in the laundry panel had been repaired by placing insulating sleeves on the conductors. 

The electrician's repair letter was less than one year old, so one might assume that there was no reason to open the laundry panel to inspect the wiring.

Our inspection practice is however, to examine all readily accessible electrical panels, even if they have State of Minnesota Electrical Inspection approval labels.  In this case, close examination of the panel in the laundry revealed that overheating damage had occurred AFTER the repair mentioned in the electrician's letter.

The feeder conductors labeled A & B are the wires that the electrician repaired by adding insulation sleeves.  The recent overheating has melted the insulation sleeve and portions of the aluminum wire at B1. Our report recommended ADDITIONAL corrections to this panel by a qualified electrician.  The key point here is that while repair documents are useful maintenance records, qualified home inspectors take the time to determine and report CURRENT conditions.  Repair records are not a substitute for ASHI® Standard inspections. 

Floor Drains - A potential sewer gas point of entry

Home Inspection Photos for July 2010

Older homes with basements often have cast iron floor drains near the laundry, furnace, boiler, or water heater.  This style of floor drain is also found in some basement shower stalls.  These drains usually had a threaded cleanout plug which is often not re-installed after the drain is cleaned.  If the plug is not screwed tightly back into place, the drain is open to the sewer, and the threads rust away.  Without the plug in place, the drain is no longer protected by the water seal trap and sewer gas can enter the house via the cleanout.

       Drain without cleanout plug                       Drain with plug, and a high water level

   Click here for more information on Real-Tite Plugs.

Crawl Space & Attic = Critical Inspection Areas

Home Inspection Photos for June 2010

A significant minority of Minnesota homes have underfloor crawl spaces.  Access to crawl spaces and attics is usually inconvenient, so maintenance of the building and equipment in these areas is often neglected.  Adverse conditions may develop in these areas and go unnoticed for a long time. These photos of one townhouse include a many adverse conditions that were unseen by the occupants.                                               

At first glance the bare soil may not seem to be a concern, but elsewhere in the crawl space the soil was wet and there was moldy debris including discarded cardboard boxes.  The importance of keeping soil moisture out of the house, by covering the soil with a plastic vapor barrier will be evident in other photos.  Other sources of moisture in the crawl space included a improperly sloped and previously leaking main waste pipe.

The dryer vent was loose and discharging moisture and lint into the crawl space.

The furnace was located in the crawl space and its combustion vent was rusted out and leaking fumes (carbon monoxide, carbon dioxide, and water vapor) into the crawl space.

The vent rusted out due to a very poor installation of the furnace.  The vent began at the right side of the furnace, made two 90 degree turns then was connected to an oversized vent that served the previous furnace.  This vent configuration permitted the combustion fumes to cool before they reached the vertical section of the vent.  The acidic moisture in the cooled fumes caused the vent to rust out.

The furnace installer also did not make a smooth transition in the return air duct when connecting to the existing ducts, and did not provide a filter cover.

This duct configuration and lack of filter cover helps pull damp air into the heating system.  The dampness also rises through the house via unsealed wall cavities containing the plumbing system.  The webs around the opening indicate the air flow.

The moist air reached the attic via this plumbing chase and other penetrations including this unsealed hole for wiring, found beneath the insulation.

The unfortunate result of excess moisture reaching this heavily insulated attic via these air leaks (also known as attic bypasses) was that the moisture condensed on the plywood roof sheathing and began to grown mold.

These photos help show how adverse conditions in one rarely viewed area of the house can lead to additional adverse conditions in another rarely viewed area.  The moisture from the crawl space moved up through the wall chases as vapor and entered the cold attic where it condensed back into water on the plywood in winter.   These images show that  it is essential that a home inspection include examining these areas as much as possible without risking injury to the inspector or damage to the property.  Our inspection report included various recommendations on the correcting these and other conditions, including the fact that the furnace was producing excessive levels of carbon monoxide.  Click here to learn more about our services.

MWW = More Water Woes

Home Inspection Photos for May 2010

At first glance this 18 year old house looks beautiful.  However, a closer look reveals some troubling details at the intersection of the vinyl siding and the brick veneer wainscoting.

The metal flashing is buckled between the windows and the siding and shutters are bowed.  There are potential water entry points where the flashing meets the windows.

A six inch long probe inserted into a gap in the window seal met no resistance, indicating another potential water entry point in the wall.  Based on the window and exterior conditions, an invasive investigation was recommended.  A few days later, a forensic investigator made a cut in the wall and revealed that the leaks at the flashing and windows had led to extensive decay of the wall sheathing behind the brick.

The estimate to repair the wall including removal of the brick and replacement of 4 windows was $20,000.  One week later, we found a similar condition beneath a bay window in a 16 year old house about 1 mile away.   

 Excessive Humidity Damages Attic

Home Inspection photos for April 2010

This case began as an ice dam investigation, but quickly changed to a general moisture damage consultation, since the damage was far more widespread than typical roof leakage from an ice dam.  Indeed the ice dam was caused in part by typical air leaks from the house into the attic in this remodeled house built in 1973.  In this case, the air leaks were primarily at recessed lights over the bathtub beneath this set of three windows.   Unfortunately, the air leaks, also know as attic bypasses, carried excessive moisture, as well as heat, into the attic.

A central humidifier, installed on the furnace, with its control nearby on the furnace return air plenum, was set to what the homeowner thought was "normal".  Unfortunately, this setting produced an indoor air relative humidity of 45%, which is much too high for Minnesota homes during cold winter conditions. The  outdoor air temperature at 9:30 AM on March 1, 2010 in a Minneapolis-St.Paul suburb was 34º F and the overnight temperature was considerably colder.  

The warm humid air passed through the ceiling via the two recessed lights shown here along with recessed lights in the adjoining shower and other recessed lights in the master bedroom.   Note the position of the lights in relation to the windows.  They align with the snow melt pattern in the first photo.

This photo shows the moldy saturated plywood roof sheathing in the attic above the master bath and bedroom.  Unfortunately, simply drying out this attic will not solve the problem.  Water was literally dripping off the wood frame trusses into the attic insulation as the March 1st sunshine rapidly warmed the roof and attic.  The insulation was getting wet.  Water had also migrated into the walls and dripped out the top of the bathroom and bedroom windows.  Extensive repairs including new roof sheathing, removal and replacement of the insulation, mold abatement, and sealing of the air leaks were recommended.  Finally, either careful control of the indoor air humidity, or discontinuing use of the humidifier was recommended.  

 Condo roof gables form 52 valleys - Ice dams in abundance

Home Inspection photos for March 2010

The owners of these 4 year old condos previously thought their problems with a wet basement garage  were a significant concern.  Now they also have suffered ice dams in dozens of locations, many of which hung over their balconies.

The aerial photo of their building shows one of the primary causes of the ice dams is uneven solar heating of their roof due to a roof design which includes 26 gables forming 52 valleys to concentrate the snow melt into massive icicles.

At this point, the condo owners association has incurred an expensive ice dam removal.  Further long term remedies have not yet been determined, but it seems unlikely that the issue will be easily resolved due to the unfortunate and needlessly complex roof design. For more information on ice dam prevention, click our webpage on ice dams.

Strict new EPA rules for lead paint abatement

Home Inspection photo for February 2010

Peeling deteriorated paint in homes built before 1978, often contains lead, as shown above in the south facing window of this 1969 built home in Edina, MN.  New EPA rules for lead abatement and repair contractors went into effect in April 2010 and while designed to reduce the potential for lead exposure, the rules are likely to significantly increase costs for home repairs and remodeling on homes with lead paint.  We recommend you ask any repair contractor for proof of certification under the new rules before any work involving painted surfaces in older homes.  ASHI^®  inspections do not include lead paint tests, however we can recommend test methods or test contractors to do whole house lead testing.

The Electric Shower

Home Inspection photo for January 2010

While this 20+ year old photo may seem preposterous to some, it illustrates an unfortunately frequent installation of a basement bathroom without consideration of the surroundings.  In this case, the white box on the rear wall next to the electric meter is the main fuse panel.  As you can see from the soap holder, the shower was used occasionally.  While the electric service, including the fuse box, is old it was not improperly installed.  The shower, however, should NEVER have been installed so as to place the electrical components in a wet location.  The lesson here is to obtain the services of a qualified plumber whenever a new fixture or bathroom is to be installed.

A Broken Drain and a Deck over a crawl space:  A bad mix  

Home Inspection photos for December 2009

Sometimes a small detail is the first observed condition in an inspection that reveals significant adverse conditions.  In this case, the first detail was an unusual location and pattern of moisture on a basement wall.

The damp area was centered below a 3" diameter pipe, sleeved with black foam insulation.  No other areas of the basement wall were damp.  An inspection of the flat roof help identify the pipe as one of the roof drains.  There was a wood deck placed over a crawl space between the main house and an out building serving as a pool equipment room, bath house, and guest quarters.  A wood hatch covered the access to the crawl space beneath the deck.  The hatch was decayed and inspection of the crawl space revealed extensive water damage, rot, and even mushrooms growing on the decaying wood beams that supported the deck.

Further inspection of the crawl space revealed that the roof drain pipe had become disconnected just outside the basement wall and had been discharging roof runoff water into the crawl space for a very long time.  The excess moisture led to decay in nearly all the wood components such that we recommended no use of the deck until a qualified contractor made all necessary structural corrections.

 Improper air ducts reduce the comfort of a heating - cooling system.

Home Inspection photos for November 2009  

A forced air heating & cooling systems include both supply and return air ducts.  A large blower in the furnace moves air into the furnace via "return" ducts which have negative air pressure (suction) and out of the furnace via "supply" ducts.  The return air ducts must be tight to establish good suction at the return air grills in the various rooms.  The photos above show two of several problems with the return air system on this 1992 built home.   The left photo is of a return air duct in the unfinished area near the furnace.  The part of the return air duct was created by installing a sheet metal "pan" on the bottom of the floor joists.  Unfortunately the installer forgot to install an end cap in this return, so this return is not conveying suction (negative or return air flow) to the return grill on the room above. 

The right photo shows that the combustion air duct (black tube) is directly connected to the furnace blower cabinet.  Each time the furnace blower runs, air is drawn in directly from outdoors, whether the house needs extra air or not.   Installations similar to this (combustion air direct connected to the return air duct, not the blower cabinet) were commonly used in the 1970's and 80's.  Good practice today is to simply bring the combustion air duct to the furnace room as a passive air supply (shown below). This prevents the blower from pulling unconditioned air (hot, cold, damp or dry) directly into the furnace  by this air duct, whether the house needs extra air or not.   The passive duct allows air to enter when the air pressure in the house is lower than air pressure outdoors.  This can occur when exhaust fans, dryers, or the furnace or water heater are in use. 

In this case, we recommended both the return ducts and outside air supply be corrected by a qualified heating contractor to improve air circulation in the house and improve the efficiency of the system.  We also suggested replacement of the 17 year old furnace with a sealed combustion direct vent furnace to take advantage of the 30% Federal tax credit for energy efficiency improvements.  

  Water heater vent connection - Wrong from the start

Home Inspection photo for October 2009

At first glance this 7 year old water heater vent seems normal.  It connects to the furnace vent with a saddle "Y" connector.  Even from a side view - shown at right - it looks reasonable.  Not until you look close at the top of the water heater does the trouble become evident.  When the heater's burner is ON, fumes spill out of the heater's draft hood.

Clearly there has been severe overheating at the top of the heater. The plastic rings around the water pipe connections are BURNT away and the white paint at the top is very scorched.  A close inspection reveals that the vent diameter is 4" while the opening at the top of the heater is 3".  Further, the vent connector consists of two elbows.  The furnace in this installation vented properly, and the vertical and horizontal vents were NOT obstructed.  Proper venting depends on proper sizing, smooth transitions, and connections which do not create turbulence in the vent.  A resized vent connector installed into a tee fitting ABOVE the existing furnace vent will probably work well. See example shown below.  The existing water heater vent is spilling its combustion fumes into the house and is an adverse condition.  We recommended immediate correction by a qualified plumber.

 Garage Door Springs - A readily controlled danger

Home Inspection photo for September 2009

The photo below shows a typical old style garage door extension spring (one of two per door) installed WITHOUT a containment cable.  The second photo is a detail of the spring. The holes in the ceiling are also a concern as they are penetrations in the fire separation between the garage and the living space above.

        Detail photo of the spring.

We recommend a qualified garage door technician install containment cables in extension springs to reduce the potential for injury when a spring breaks.

Size matters - or Deeper is not always better

Home Inspection photo for August 2009

The kitchen sink shown here was part of a kitchen remodeling in a 1950's rambler. The new sink is extra deep, for washing large pots. Unfortunately, the installation created a condition which increases the potential for clogged and leaking drains, especially since it will receive food waste from the disposer.  The extra depth of the sink created an extra deep trap (more than twice as deep as normal) with a water level above the joints in the trap.  Our report recommended this condition be corrected by a qualified plumber since the plumbing in the wall will likely need to be altered to accommodate the depth of this sink.

Inspectors must open some windows. 

 (In the HOUSE, as well as on their computer.)

Home Inspection photos for July 2009

The windows in this 16 year old house suffered from condensation damage and poor design which lead to extensive water damage.  Our first indication of the condition were by viewing the wood sash around the glass from the interior.  There were condensation stains at the bottom of the window.  Opening the window sash revealed more damage.

Once this condition was observed, a more intensive investigation of the windows was undertaken.  We learned that the window frame was clad with a thin layer of plastic that was loose at the outer edge and ends.  Stains on the window frame suggested water was moving under this layer of plastic.  Lifting the plastic revealed extensive decay in the window frames of many windows.  Sash replacements would not suffice. Full window replacements were advised. 

We were referred to this client by their real estate agent.  The client elected to hire an additional inspector in case we would not identify major concerns. The second inspector arrived as we were leaving. Unfortunately, the second inspector did not identify any major concerns, and said the windows were not a concern, even after prompting by the agent and client.

The lesson here is that a ASHI^® certified inspector must open windows for you to get a thorough inspection.  An inspector that doesn't open blinds and curtains will not even see the windows fully, let alone open them.

Warning? What Warning?

Home Inspection photos for June 2009

(all photos on this page are Copyright Roger Hankey)

This gas clothes dryer is vented with a flammable flexible plastic tube.  The bright yellow label on the back of the dryer (detail shown below) clearly states that the manufacturer does not recommend use of a flexible plastic duct.  Obviously the duct installer ignored the label warning.  Notice the heat scorch marks on the back of the dryer just above the vent connection.  The gas connection is also an unapproved flexible brass connector.

The Unintended Humidifier

Home Inspection photos for May 2009

Ma

This modern high efficiency furnace is classed Category IV (condensing type) which means its vent temperatures are so cool (about 200ºF) that considerable amounts of water must be drained from the secondary heat exchanger and vent.  Unfortunately this furnace has one or more condensate leaks in the hoses and fittings which are intended to convey the liquid condensate (slightly acidic water) to the nearby floor drain. 

This kinked hose is one of at least two places where the condensate is leaking out of the furnace and into the blower cabinet.  Note the extensive corrosion due to the acidic condensate spill.  This is a common problem with this type of furnace.  Annual service is recommended to catch these conditions before the furnace is damaged.

The furnace blower cabinet and its insulation are wet.  The metal is rusty and the insulation has a high potential for mold growth.   Another common adverse condition is the installer's failure to secure and seal the bottom panel of the furnace blower cabinet.  Presently the furnace draws some air through this loose panel whenever the blower runs, reducing the effectiveness of both heating and cooling.  Our inspection report identified these conditions and recommended correction by a qualified heating technician.

 Hot water with Carbon Monoxide

Home Inspection photos for April 2009

We test furnaces, water heaters, gas ovens, and indoor air for carbon monoxide (CO).  Water heaters usually make very little CO and usually all the CO goes up the vent, but not on this 16 year old water heater.

The true level of CO at this water heater was over 2200 parts per million since the test instrument does not read higher than the level shown.  The heater was also SPILLING carbon monoxide at its burner door.

The CO level at the water heater burner door was over 800 parts per million.   Opening the burner door revealed that the main gas burner flame was actually touching the bottom of the tank.  This cools the flame, makes poor combustion and creates the CO. 

Our inspection was done for the buyer, but we left a warning note for the seller indicating the potential for carbon monoxide poisoning.  We learned two days later that the seller was purchasing a new water heater. Photos Copyright 2009 Roger Hankey

Water Mismanagement

Home Inspection photos for March 2009

This house has drainage and landscaping problems.  There are no rain gutters at the right and right front eave.  

The foundation wall on this side of the house steps down for a rear wall walkout. Some of the siding is below the snow and earth.

The snow and earth cover some the siding.  Drainage is along the wall rather than away from the wall.

The sheathing of the frame wall adjoining the window is water damaged from being below the ground level.

The front wall of the basement is damp and covered with mineral salts (efflorescence) from the frequent evaporation of ground water into the basement.  We recommended proper landscaping and installation of a full system of gutters and downspouts to reduce the potential for water intrusion.  Click here for information on wet basement inspections.

"Sawzall" School of Plumbing

Home Inspection photo for February 2009

A careless plumber cut through a floor joist when installing a new toilet in this recently remodeled house.  Not only did this weaken the floor, it left a large hole in a return air duct which had been formed by enclosing the joist space with sheet metal. Any hole in the return air duct reduces the effectiveness of the heating and air conditioning.  Our report recommended correction by a qualified carpenter and heating technician.  Click here to see what our clients say about our service. 

Beautiful but not practical

Home Inspection photo for January 2009

This beautiful fireplace surround was built as part of finishing a previously unfinished basement.  The cabinet maker did not understand that the electric service panel (in the left cabinet) needs to be always accessible, not hidden behind a television and bookcase shelves. We advised our client to have a finish carpenter modify the cabinets to make the electric panel readily accessible. Click here to learn more about our services.

            Beware of Partial Repairs in Foreclosed Houses

Home Inspection photos for December 2008

The stains and drip marks at the top jamb extension of this patio door were an important clue to discovering significant water damage (see photo below) in the frame over this door.

The waferboard was so damaged that it crumbed when probed with a finger tip.   Damage from splash of roof runoff onto deck.  See next photo below.

As shown in the photo, the slider door to the deck was recently replaced and a rain gutter was recently installed to control the water, but repairs below the deck where not done, damage was hidden except for stains and drip marks on the top jamb of the lower door.  Other water damage to the wall below the desk is possible but not determined in this inspection.  Only two siding panels were opened for this inspection.

Warm and potentially dangerous

Home Inspection photos for November 2008

This 80 year old boiler was designed to burn coal, then converted with a gas burner over 40 years ago.  Of course it is very inefficient, but worse yet it has not had regular maintenance and has many unsealed gaps and joints (one shown below) that leak combustion fumes into the building.

We recommended boiler replacement for efficiency, reliability, and to reduce the potential for carbon monoxide leakage.  If the boilers are to remain in use, we recommend having a qualified technician seal all the holes, gaps, joints, etc.   Click here to learn more about our services.

Fall Maintenance (deferred)

Home Inspection photos for October 2008

Now is the time to check and clean your rain gutters.  This gutter is steel, not aluminum, and can rust out from acids formed by decomposing organic debris.  Clogged gutters can lead to wet basements particularly during Spring snow melts and rains.  Click here to learn more about us.

More wires ≠ More power

Home Inspection photos for September 2008

The electric service shown above has been modified with several sub-panels. All the additional boxes were fed from the main terminals at the top of the main breaker panel. (above the white breaker handles.)   The main terminals are not intended for multiple wires, and one or more of the five wires jammed into these terminals (detail shown below) are likely to have a poor electrical connection.  We recommended that a qualified electrician replace all the boxes with one larger service panel to reduce the potential for overheating or loss of power to one or more circuits.  Click here for information about our services.         

Faith in Bolts Deck beam

Home Inspection photos for August 2008

This deck looks useable from a distance, but up close it has an important structural element that is not correctly constructed.  The deck beam, composed of two 2x10's is not bearing on the column.  Rather the 2x10's are BOLTED to the sides of the columns.  Therefore the deck is supported by a few bolts rather than on a continuous load path (wood on wood on concrete footing).  Click here for more information on this topic and a brochure on proper deck construction from the American Wood Council.   

"Un" Truth in Sale of Housing 

Home Inspection photos for July 2008

The Minneapolis "Truth in Sale of Housing" report for this 1925 house, done by (name available upon request), two weeks before our inspection did not identify a significant adverse condition that if reported properly would have been a "Required Repair". We reported that the main sewer pipe, which passes through the former water meter pit, was damaged at its cleanout opening. (detail photo below)  The damage created an opening which permits sewer gas, and possibly rats, to enter the house.  Repairs to the pipe may require a replacement of a portion of the cast iron sewer pipe.  The "Truth in Sale" evaluator is required to examine this area, to identify the type of main water pipe.  Lifting one small board reveals the pipe.   The evaluator reported that the water pipe was not visible and that the sewer pipe "Meets Minimum Requirements".  The evaluator also reported the attic as "not applicable".  We easily examined the attic from a step ladder.

Home buyers are advised to not rely on these city reports as they frequently do not identify adverse conditions and do not require the evaluator to open the electrical panel, or use a ladder to examine the roof.     

Watch Your Step

Home Inspection photos for June 2008 

The stairs shown have multiple adverse conditions including: lack of guardrails, but the most important condition is the bowing - separation of the stringers (stair frame) which is causing the treads to lose support where they bear on notches cut into the stringers.  Immediate attention was recommended to repair the stairs to reduce the potential for stair tread collapse and possible severe injury. Click here for an ASHI® Reporter article on steps and stairs by Roger Hankey.  Photos copyright Roger Hankey 2008

 Unwanted occupant

Home Inspection photo for May 2008 

Not all adverse conditions found in houses are man made.  However, this squirrel had easy access to the roof because the trees had not been kept pruned back.  The squirrel entered the roof through the roof ridge vent (loose from wind damage, lack of nails, or from squirrel action) and was running inside the rafter spaces of the finished vaulted ceiling.  Our client, the owner, was advised to take immediate steps to have the squirrel trapped and removed to prevent damage to interior components.  

 Chimney Cap Comparison

Home Inspection photo for April 2008 

The chimney on the left has had its cap replaced with a concrete cap which sheds water. The chimney on the right has its original mortar cap (a typical mortar crown) which lets water run down the side of the chimney.  This has lead to freeze - thaw damage to at least six bricks on the visible side of the chimney.  This chimney needs brick repair AND a new cap to prevent further freeze thaw damage.   Our inspections include roof & chimney when readily accessible. Click here for more information.

Leaky chimney chase -structural water damage

 Frosted (deteriorated) siding

Home Inspection photos for February 2008

This one year old house has cement fiber siding and a gas fired high efficiency furnace with a sidewall vent.  The vent pipe and air intake pipe are reversed in the terminal directing moisture onto the wall and causing  siding deterioration.  The terminal needs to be turned 180 degrees to direct the vent out the front opening instead of onto the siding.  Click here for New Construction Inspections.

 Details Matter:    A screwed up deck

Home Inspection photos for January 2008

  This deck covered the entire rear wall of the house. See the detail photos.

    Screw taken from a joist hanger.         Detail of joist hanger & screws.

Nearly all the joist hanger fasteners were 3/4" sheet metal screws, creating a weak deck-to-house connection with a high potential for collapse.  Our client was advised to consult a qualified carpenter for immediate correction.  Also see http://www.safestronghome.com/deck/

Recipe for a Wet Basement

Home Inspection photos for December 2007

The side yard drainage at this house is along rather than away from the house.  The downspouts are not directed to areas that drain away.

Wet carpet and tack strip in the basement along the wall shown in the first photo.   Click here for information on wet basement consultations.

Roof Forest

Home Inspection photo for November 2007

This seedling has several years growth in the leaf mulch accumulation on the roof.  Contrast this with the Agent's Remarks shown below:

Undisclosed Buried Oil Tank

Home Inspection photo for October 2007

(all images on this webpage copyright Roger Hankey 2007)

The seller of this "Prairie School" architect designed home near a city lake was unaware they had an abandoned buried oil tank.  Our inspection saved the buyer the $3500 tank sealing costs.   Click here to see what our clients say about our service.      

Old Gas fireplace with hidden danger

Home Inspection photos for September 2007

Removing the cover of the fireplace reveals asbestos emberizing fibers on the grill over the abandoned gas burner.  Client advised to consult an asbestos abatement firm.   These fireplaces were popular in 1900 to 1920 era apartment buildings and homes.  If you see one do NOT disturb the asbestos. Click here to learn more about our services.

 Improper Nailing leads to premature roofing failure

Home Inspection photo for August 2007

This roof failed in less than 10 years because the nails were not properly driven.  The nail heads were not flush with the roof and cut through the shingle applied over the nails. Due to the widespread distribution of holes on this roof, a tear off and reroofing was advised.

Switch wired wrong in 1971 still in use in 2007

 Home Inspection photo for July 2007

Our typical inspection of the electric service panel revealed this 1971 house had aluminum wiring in the branch circuits.  On a hunch, we removed the cover plate from this switch.  The face of the metal mounting strap was marked, "Back wire CU only, Side wire CU or AL."  No wires were visible at the side terminals, so we pulled the switch out and found it was back wired with aluminum wiring, in violation of its marking.  Aluminum wiring, improperly installed, presents an increased risk of fire.  Given this case of improper wiring we recommended that every electrical connection in the house be examined and/or rewired. 

 Furnace inspections are critical

Home inspection photo for June 2007

A careful furnace inspection is necessary to identify potential leakage of combustion fumes. This 53 year old furnace is bad by design, and had a cracked vent connection.  Replacement is needed before the next heating season.  Our client obtained a $3,500 price reduction from the seller to help cover the cost of a new furnace.

Attics must be carefully inspected

Home Inspection photo for May 2007

It is critical that the attic be carefully examined.  In this case we found multiple cases of wiring damage due to squirrels in the attic. 

Unfinished Basement Issues

Home Inspection photo for April 2007 

Unfinished basements in modern homes often have exposed plastic sheeting vapor barriers.  This plastic sheeting is vulnerable to several types of damage.  This photo shows the sun (UV light) damage to the plastic at the south facing window sills.  This plastic was also loose, torn, and had mold growth on the insulation side of the plastic.   The mold growth is caused by condensation (moisture - dew) which forms on the plastic in summer when the air conditioned basement is colder than the dewpoint of warm humid outdoor air.  The warm humid air reaches the plastic sheeting after is passes through the exterior vinyl siding, gaps and seams in the wall sheathing, and the fiberglass insulation.   The best prevention is to start out with a vapor RETARDER such as MemBrain or equivalent "Smart Vapor Retarders" that permit some moisture transfer, AND to cover the wall with gypsum drywall ASAP to prevent damage to the vapor retarder.  In cases like the one shown above, the moldy damaged materials must be removed and replaced and any other moldy surfaces cleaned before the wall is re-insulated.  It is also important to have the heating and cooling system return air ducts sealed and the basement not overcooled (kept at temperatures ABOVE the exterior air dewpoint).  Click here to learn more about us.

Find the Heat Loss

Home Inspection photo for March 2007

The wall between these two townhouses is not air tight.  Warm air from the bathrooms leaks into the wall between the units and rises to the roof causing the line in the snow. (The oval in the snow is around the right unit's bath vent fan.)  Careful study of roof snow melt patterns can help you locate warm air leaks from your own house.  This only works when the snow layer is uniform and has not been drifted by wind or influenced by shadow patterns.  Sealing the air leaks (attic bypasses) can reduce icing on the eaves (see the longer icicles below the bare spot on the roof) and save energy.  For more info, click Ice Dams in the left column.

Plumbing Matters    Home Inspection photo for February 2007

     This house had new water pipes on the house side of the water meter, but unfortunately it still had very low water flow.  The flow was limited by the old galvanized steel water service from the meter out to the city water main.  Replacement of this water service pipe is needed to finish the job of improving the water flow to this 80+ year old house.  The cost of replacing the water service are likely to be $4,000 to $6,000.

Find the circuit breaker panel

Home Inspection photo for January 2007

The contractor that renovated this condominium kitchen failed to realize that the refrigerator would block access to the circuit breaker panel.  Our inspector couldn't find it until he went to the condo one floor below and asked them where the breaker panel was in their unit.  Theirs was on the same wall, but not blocked by a refrigerator.  We have not heard what remedy was applied to the situation.

 Huge Air leak from house into attic at the chimney 

   Home Inspection photo for December 2006

The large gap alongside this chimney leaks tremendous quantities of air into the attic.  Simple methods of sealing this gap with sheet metal, then covering it with insulation will significantly cut the home heating costs. Click here to learn more about us.

For more information on energy conservation products for attic hatches, fireplaces, and dryers click the link below to Battic Door Energy Conservation Products.