"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 immedate 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.

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 terminal directs moisture onto the wall causing  siding deterioration.  The furnace manufacturer's installation manual acknowledges this possibility, and advises a shield on the wall, which was not installed.  An alternative would be to direct the vent further out away from the wall. (client chose this method)

 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.

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.  

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.       

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.

 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).

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 $8,000.

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

   This house, built in 1955, has a lovely brick fireplace. However, homes of this age were not built with energy conservation in mind.  There is a 6" gap between the fireplace chimney and the wall and ceiling.  Nothing was installed to stop air flow into the attic from the cavity behind the wall over the mantle.  The repair of this "attic bypass" involved installing a sheet metal barrier over this gap and placing insulation atop the metal barrier.  This is a very cost effective repair and will likely greatly reduce the risk of ice dams, by keeping the warm house air IN THE HOUSE. 

 Designs & conditions to avoid:

MOLDY ATTICS

Insulating an attic BEFORE sealing off warm air leaks from the house to the attic can lead to extensive mold growth on the roof sheathing.  The mold growth is caused by condensation on the cold roof sheathing in winter if warm humid air leaks into the attic around penetrations such as vent pipes.  Houses built before 1985 often have these unsealed penetrations.  These home inspection photos show a bypass and the resulting moldy plywood.  We carefully check attics. In this case, the plywood needed to be removed and replaced, a very costly repair.

Complex roof lines:

A recent fashion in home design is the complex roof with many gables and valleys.  The ridges and valleys trap snow.  Also the upper roofs are often in sun, while the lower roofs are shaded by the ridge.  The snow melts on the upper roof, flows as water to the cold lower roof, and freezes into a ridge of ice. These roofs often leak at roof - wall flashings.  The situation is worst if the side of the house with the complex roof faces North.  This house had a serious leak into the wall between the entry and the living room (left front). The home inspection also found air leaks into the attic at the bath vent fans.

Multi-gabled Townhomes:                                                                                      

The complex roof line problem is taken to the extreme in some modern townhouse developments.  The home inspection found the problem was worsened by warm air leaks to the roof from walls between units, clothes dryers venting to the roof.  In both these cases, the remedies available AFTER construction are limited to preventing heat loss from the house to the attic.  There is no remedy for the uneven solar heating of the roof and the drainage from upper roof to lower roof. Flashing repairs will help prevent leaks, but the owners may be stuck with severe icing during snowy winters.