mgbinspect

I was angry that some sociopathic contractor was ready, willing and trying to let my client be stuck with a played out heat pump they'd be replacing the next time is was serviced by a competent tech. To steal a little of the thunder from another thread out there right now, my findings were being disputed, by an alleged "qualified", "licensed" and "reputable" contractor? So, I figured the thing to do was remove all doubt and demonstrate that he wasn't any one of the three.

It truly is amazing. I've run across quite a few gravity hot water systems here. With the first few, I expected them to take their sweet time getting all the radiators up to temp, but I've never experienced an appreciable difference between forced and gravity systems. Pretty cool. The pressure head deal is a bit hard to imagine. One would think that, pressure or not, the heated water would still want to move, but as I've already demonstrated, my understanding of hot water heat is pretty elementary.

I never was worried. It's not that often I call for total replacement, unless it's toast. So, I already knew before I pulled up the pics that I wasn't about to back-peddle. I wrote the letter because everyone was suddenly on tilt, twenty-eight hours before closing. The HVAC contractor was from a town over an hour and a half away (good call Terence). So I figured I'd pull his pants down with these no-brainer pics and explanations, so everyone is clear on why it ain't closin' tomorrow...

I told the agent the same thing - the bank contractually greed to replace it (believe it or not, I was a Realtor from 1984 - 1989. DON'T SHOOT!). The reason for the letter is closing is tomorrow at 4:00 PM

Robert, Not only did the HVAC tech go in the crawlspace, according to the purchaser's agent, the tech wanted to meet me on site to teach me a thing or two! [:-bigeyes [:-snorkel

You mean there are contractors of ill repute out there?... [:-weepn] Gee such choices: Licensed, Qualified, Reputable. Though I've been using "licensed", I'm going to purge that word from my reporting software. Most of the creeps that we deal with that screw things up have a license, including the moron in the other thread I just posted in the HVAC forum. Qualified is better, but when I think about it, reputable is really good. It puts the burden on the client to do his homework. I like it, Mike!

Yep, and I love an education....

This morning I received a call from a frantic client of mine. He has a foreclosre property under contract. I performed his inspection, and called for the heat pump air handler to be replaced, cautioning that in most cases the HVAC contractor will insist that both units must be replaced. The Bank agreed to replace the air handler. The HVAC contractor arrived to do the work and called the listing agent to inform him that the unit was fine. He followed that up with a letter stating that the unit was not compromised in any way. Here, for educational purposes and general discussion, is my response in writing to all parties involved: To Whom It May Concern: Please examine the attached photos of the heat pump air handling unit, located in the crawlspace. Notice the following conditions visible and apparent in Photo 103: Click to Enlarge 53.72 KB The entire bottom of the air handler cabinet is rusting and corroding. (Rest assured that the interior of this unit looks much worse that the outside of the unit.) The rust is heaviest at the left end of the evaporator coil housing that is farthest from the drain lines for the internal drip tray. It appears that the drip tray has probably rusted through at some location. The entire unit sags downward immediately after leaving the support blocks, apparently due to metal fatigue (rust). The left stack of support blocks is wet from water leaking from the unit. Water drips from the bottom of the air handling unit - the end where the blower is. This means that the component that moves the air through the home is wet and has been wet for a long period of time. Moisture should never get into the air handling side of a unit or the adjoining ductwork, as it produces conditions favorable for fungal growth. When the unit is replaced, thoroughly inspect all the adjoining ductwork, and remove and replace any portion that displays evidence of ever having been wet. Notice the following visible and apparent condition in photo 104: Click to Enlarge 62.98 KB The earth directly below the blower end of the air handler is saturated and water is ponding. (Water was literally dripping from the bottom left end of the air handler on the day of the inspection. It was witnessed by both this inspector the purchaser.) Notice the following visible and apparent condions in photo 106: Click to Enlarge 55.55 KB Heavy rust and unidentified debris covers the drip tray under the evaporator coil. While some dampness is present, water is obviously not collecting in the drip tray, to drain out through the drain line. It seems apparent that the drip tray is rusted through at some location and the condensate is running along the inside of the air handler cabinet to drain out of the blower end of the unit. It is rare for me to call for an HVAC unit to be replaced, but if I were purchasing this home, I would not accept this air handler unit. There are too many reasons, why it poses both a health and financial risk. This is why it was called to be replaced in the home inpsection report. Do call if you have further questions or concerns. Respectfully yours, Michael G. Bryan President MGB Inspection Services 804-744-0380 "This above all; to thine own self be true!" - Shakespeare

Truth... and another word saved...

That is precisely why I modeled my report after his. I also prefer 'qualified' over 'licensed', but I place that recommendation at the begining of my report. Some things that I feel strongly about will include a specific recommendation for who I think should fix them, including things that I think are, or should be, DIY. I typically recommend that installing or replacing smoke and CO detectors be the very first DIY project they do. Notice how many times I used 'recommend'[:-graduat Consider reducing use of the word recommend... [:-dev3]

Oh, good... I feel like a big weight was just lifted off of me. [:-wiltel] Sooner or later I may have a weak moment, but not any time soon.

Yeah, currently, when something ought to be done by a pro, I begin, "Licensed xxx contractor to... ", which I admit I'm not even happy with. That's a phrase I need to work on. Here's a tip I swiped learned from Inspector Emeritus Bob Peek of VA: I no longer write things like: 'The water heater is leaking and should be replaced by a licensed plumber right away.' I say: 'The water heater is leaking and should be replaced by a qualified plumber right away. If a particular job requires a license, sobriety, being bonded by the City, an IQ higher than that of a Rhesus monkey, a Master's degree, or any other credential, then the word 'qualified' covers it, where 'licensed' doesn't always. If the tradesman who does the work lacks any of these requirements (which I may or may not be aware of), then he is not 'qualified'. It's a relatively small point, but potentially meaningful and a change I thought was worth making in the way I wrote. Take it for what its worth. Over and out, Jimmy I like it! Consider it swiped.

That doesn't make sense. When I recommend to you that you do something, I am telling you that ought to do it. When I tell you to consider doing something, I am telling you to think about it. I readily agree with your argument regarding "consider", Jim. As I stated further up in the thread, "consider" is a lousy example, because I only use it regarding recommended upgrades (options), where "think about it" is precisely what I mean - things like converting the crawlspace to a sealed and conditioned space, or bumping up the attic insulation to R-38, etc. That's the only time I use "consider" - with stuff it simply isn't cricket to write as an inspection issue. Regardiing true action items, like fix this or repair that, etc. I still don't like recommend. Just fix it!

Yeah, currently, when something ought to be done by a pro, I begin, "Licensed xxx contractor to... ", which I admit I'm not even happy with. That's a phrase I need to work on.

As good a report, as I fully expected. I'll be studying it for a while.

It is about you and your opinion though - that's what your client hired you for, your opinion. It's the same as seeing a doctor, lawyer or auto mechnic. Tell me what needs to be done. So then, does the doctor recommend that you take the prescription to the pharmacy, fill it and take them, or does he simply hand you the prescription and say, "Take one every eight hours until it's gone."? Check-mate... The recommendation part is a given. You're right, my client hired me to tell him all I can about his home and what to do. The entire exercise is about what I observe and recommend, so I skip the formality and tell him what to do. That's just my way... (And, apparenly the doctor's) [:-eyebrow

Great example. I always use "I recommend". The intent of the wording is clear where as 'consider" is more of a open ended statement leaving doubt as to direction. Consider leaves wiggle room. Et tu Brute? (JK) Actually "consider" is not the best example. I only use it regarding options like, upgrading to a sealed and conditioned crawlspace or bumping the attic insulation up to R-38, etc. It's a rather gray word. But I still can't get myself to use recommend, because it becomes about me and my opinion when I'd prefer that my reader focus immediately on the option instead of what I think. For some reason, "I recommend" sounds a tad bit conceited, which is probably my own issue. Either way, they get the message, which is good.

Just food for thought. In all the years I've been doing this, I've never used the word "recommend". I'm not against the word. It just never comes to mind. In fact, if you think about it, "Recommend" is a pitifully weak word. If I'm recommending an upgrade, I usually start with "Consider", which actually involves the reader.. "You consider this..." The nice thing about most of the words in the list is just that - they involve the reader, through the implied "YOU" do it... Funny, I find the reverse to be true. "I recommend that you drain some water form the base of the water heater each month. This will...." In this sentence you are promoting a good, but not necessary practice to your client. "Consider draining some water form the base of the water heater each month. This will..." In this sentence, you are proposing an idea without taking a side. I think it is quite clearly the weaker of the two. Consider upgrading the electrical service. I recommend that you upgrade the electrical service. Same thing again. Can you provide an example where 'Consider' is stronger than "I recommend"? I can't think of one. There are almost no hard and fast rules in HI Report Writing save this: no one does it better than Katen. You're right. It's a matter of preference and style. Fred Pryor, in his seminar Effective Business Writing, advocates involving the reader, at every possible opportunity, and I agree. The main difference between the two styles is that in "Recommending" the note is really about what you think. With the imperative mood, it's all about 'what the reader should do now'. I suspect that the average person is so calloused to hearing "I recommend" in life, that they immediately begin to drift off thinking "yeah, yeah, whatever." But, when you tell someone "what to do", they are truly confronted with an "OK" or "No thanks" decision. They are instantly involved. It's a small difference, as you say, but I'm all for reaching out and grabbing my reader, without sounding like a fountain of opinions. I wonder how many of us have actually picked up a handful of our reports and read them, as if we were a buyer. Would we quickly find ouselves struggling to remain focused? I admire BIll Kibbel's honesty in saying, in another thread, "You couldn't do anything to make me read one of my old reports." As dry as a home inspection report may be, it is possible to make it somewhat engaging and enjoyable.

Jim, with your permission, I'm going to glean your report for great words for the list in the other thread, such as "hire" and "Clear". Headed out to a re-inspection, but I'm looking forward to learning from your report upon my return. FWIW, I use and prefer a basic check-box style report, in which I integrate all the language discussed in the other thread. It's merely a personal preference. So, mine is not purely narrative, but a mix of both.

Just food for thought. In all the years I've been doing this, I've never used the word "recommend". I'm not against the word. It just never comes to mind. In fact, if you think about it, "Recommend" is a pitifully weak word. If I'm recommending an upgrade, I usually start with "Consider", which actually involves the reader.. "You consider this..." The nice thing about most of the words in the list is just that - they involve the reader, through the implied "YOU" do it...

Well, dang it then. How come I don't know?[] Marc It's the tie. It's restricting circulation North. (I couldn't help myself. You know I'm kidding brother Marc. You da Man!) [:-graduat

Marc, Are you thoroughly convinced that a busy corporate big wig that values his time is chomping at the bit to arduously sift through a patchwork quilt of embelished and superfluous words to assemble in his busy mind what is significant?... Chad's comment is absolutely true, but if you have doubts about the style of writing being addressed here, I've had many corporate big wigs that get relocated every couple years tell me, unsolicited, "this is the best report I've ever seen." Any style will get the job done. Some are merely more painful to read than others.

Address the... (A bit formal, but I like it and use it quite often.)

Been there and done that, Phillip. When I transitioned from disaster restoration to inspecting, I delivered Pizza at night for two years to make ends meet, and in the past three years I stocked shelves at night for the local grocery store chain and fueled and serviced aircraft at the local airport. We do what we must, don't we? PS. Regarding Realtors in Richmond, missing something significant is the absolute kiss of death.

It isn't bad here, as well. The crummy inspectors have not survived and the decent ones are managing. Realtors here, have been very much with the program for years. They prefer all the bad news on the table now - the big hurdle behind them (their mantra is pretty cosistently "Don't miss anything!"), with just the normal horrors of lending ahead. This is a dream town to inspect in.