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  1. Thanks for the thoughts. You've pretty much confirmed my suspicions . I took several pictures but the water is approximately 5' from the top and all I could get was a reflection of the water. The concern is that the sellers mentioned there has been water in the basement in the past. They claimed they had fixed the issue, however there was still moisture wicking around the base of the foundation wall and the basement had been recently painted hmmm.. Thanks for the insight!
  2. I've got one here that I've never seen before. The home was built in 1959. This large 15-20' deep well was in the basement floor. It was approx. 3/4 full of water, but the basement was dry at the time. By the looks of the pipe coming out of the (very heavy) top, it appears a pump was once installed. I'm assuming ground water enters the well and is supposed to be pumped out??? The buyer is a bit concerned about standing water and mold growth. Any other thoughts on this and what should be done? I'm thinking a new pump, just not sure where he would pump it to. Thanks! Click to Enlarge 11.09 KB
  3. Thanks for the help to all. I always learn when I post on TIJ and am always thankful for the replies.
  4. Inspected a rehab home yesterday. 1300 sq ft split level. Walls torn out, no carpet, siding missing, no bathroom fixtures. A gas fireplace.....with no gas supplied to the home...A real gem. The home had the main panel and two sub panels. Don't know why someone felt they needed all this extra power. The main and one sub was in the garage, while the other sub was conveniently located smack dab in the dining room, nice touch. Here's what has me stumped, and maybe because of the condition of everything else in the home, I'm finding myself second guessing. The Main Panel had 6 throws to shut off everything, one of which was a 60 amp breaker to shut off the bottom half of the main panel. In that bottom half was a 70 amp breaker that fed the sub in the garage. Seems that the 70 amp is too large to be downstream from the 60 amp breaker. Mismatched breakers were noted all over the place. How many of you verify the manufacture and model number of breakers compared to the panel manufacturer? Click to Enlarge 25.86 KB Click to Enlarge 20.45 KB Click to Enlarge 38.14 KB Also the sub in the dining room is protected by a 20 amp breaker in the main panel labled...."deep freeze". This whole set up seems a bit whacked and unnessary for the size of home. There was a forced air electric furnace, heat pump, and I was informed that the home once had a exterior spa. And I would get that if the subs controlled the heat pump....which didn't work....and the spa...which wasn't there, but the subs controlled the kitchen lights, living room receptacles... Just kind of a mess.
  5. I hear ya Ezra. I've been completely buried for two months. However the start of May is very slow. I was wondering how things would change after the money dried up. Could be an interesting month or remainder of the year....
  6. Yep, those bus bars were live. I'm finding it hard to believe that 3 electricians have been out to look at it. I told the buyers agent and buyer repeatedly to have their own electrician look at the panel, but they have allowed the seller to handle all repairs. Yes Neal. Unused wires. I usually call them obsolete as they are no longer needed.
  7. Inspected a home the other day that was built in 1960. It had two panels, one a Zinsco that was still live, but had been gutted and now used as a junction box of sorts. There were many concerns noted: Nicked neutral wire Missing knock out covers The ground wire was too short and a white wire (may be confused with a neutral) was connected to extend the ground. Obsolete wires that were exposed in the panel. The service entrance lug to the Zinsco panel had corroded. The wiring was a general mess. I called all of the above and recommended further evaluation and repairs. I have never seen this type of installation with two panels. I don't understand why someone would leave the Zinsco in place. Come to find out the repairs had been done by a local engineering firm and was disputing the findings. The seller has had three electricians come through and have all said the way the panels are installed is ok, however made a few of the repairs. In 5 years I have not seen this type of installation. The sellers electricians say this is very common and don't have a problem with it. I get that, I just don't understand why anyone would leave the panel and not just get rid of it and replace it with the new one. The panel cover of the Zinsco showed signs of a breaker that had either gotten hot or exploded as well. Click to Enlarge 64.08 KB Click to Enlarge 67.69 KB Click to Enlarge 58.64 KB Click to Enlarge 59.5 KB
  8. Thanks for the info. You're right about those pests Mike. I can't believe how many Realtors say they've never seen or heard of Dampwood Termites in Westen WA. I've had 20 year agents tell me that they've never had them come up on an inspection. Either they don't have a lot of buyers or someone's been missing something.
  9. Yeah, I've seen it a bunch but never gave it much thought. The buyer came in the crawl with me and was really nervous about the height above the foundation bolts. I told him that it's pretty common and shouldn't be an issue. I suppose the right size quake can knock anything off its foundation. Thanks Mike,
  10. Buyer is concerned with the homes seismic strength on this one. Split level home built in 1989 with the sill bolted to the foundation wall. However there were 6 Click to Enlarge 50.97 KBadditional 2x4 "sills" installed on top of the sill plate. Is this a huge concern? It doesn't appear professional, but does it pose a serious problem? It did make the crawl nice and tall however []
  11. There was a leak for sure sometime in the past as indicated by the damaged/stained subfloor in the basement and the destroyed frame and sill around the window beneath. I did test for moisture, however the home has been vacant for 6 months so I was told. As far as residing, portions were resided, but most of the new siding was above these stains. The neighbor also mentioned that the stains were there a long time and much worse prior to any repairs. That's what has me puzzled. - Orinally really bad stains - Repairs made to bathroom (new tiled surround) - Fresh paint at exterior - Vacant for 6 months (no one using shower) Maybe residual moisture in wall cavity is pushing resin/asphalt through siding? I'll just report what I see on this one. Thanks!
  12. Today found me at a 1912 home. I noticed a black/reddish substance on the north side of the home. Some spots looked as if they came straight through the wood siding, other stains appeared to run down the face of the siding and onto the wood trim of the windows below. Just to the right of this window is a shower/bath that has been recently installed. Several pieces of new siding were installed on the top 1/3rd of the home at this location and the home was recently painted. The home has been vacant for approx. 6 months. Renters before that. The friendly neighbor...gotta love 'em...said that the discoloration was much, much worse prior to the new paint job, and now this substance was bleeding through again, and no one has been living in the home to use the shower. The window frame and sill plate below this location in the basement contained wood rot and carpenter ant damage. There has clearly been a leak in the shower/tub prior to the repairs and I'm sure water entered this wall, creating the need for repairs. My question is, what is this stuff? I'm assuming some type of asphalt building paper behind the siding, but why would it continue to bleed through? Any ideas would be great. Click to Enlarge 27.6 KB Click to Enlarge 24.02 KB Click to Enlarge 43.06 KB
  13. Thanks for the input. I had one about a year ago where the home was EIFS. A contractor came in behind me to look at the EIFS and mentioned to the new home owner that the base of these posts should have a flashing to prevent damage to the base of the post. I've looked around and couldn't find much information on how a better installation would look. I'll check out check out those websites Kurt.
  14. Hey Mike, What is the proper way to install 4x4 railing posts into the decking material? Tyipically I see the decking material rolled slightly up the side of the posts which I've been told is the wrong way to do it. It seems there should be metal flashing or the post should rest on a steel column support. Seems like the posts will eventually rot when integrated into the coating. Are there any pictures of a correct installation that you know of?
  15. Thanks for the input. It was in good shape except for the damaged and missing pieces. What reamined was pretty sound. Was very much like composition roofing material and is lasting a long time.....thanks Wayne.
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