mgbinspect

Message delivered - message received. Thanks for the words of caution, Kurt, Tom and Marc. I'll recommend a specialist. In the now famous words of Underdog, "Bless you kind sirs."

Well, this is a home owner's inspection, so they have all left the house to me for the day and actually know I've uploaded this stuff. They're impressed and couldn't be happier. No Video, but when it comes to conditions like this, the faster they're documented and solutions are being appealed for, the better. I see TIJ as an invaluable field reference. Thanks for your input! What, you thought I was kidding about ADD/HDD. Like I said, "Ask my momma." She'll tell ya that at two she found me atop the refrigerator goin' after the cookies and at five I was found blocks from home helping the garbage men load trash in the truck, which I'm sure they thought was just dandy...

I am inspecting this very home at this very moment. I really like knowing there's a committee (my brain-trust) that I can turn to in instances like this. It blows away the old addage that "two heads are better than one." [:-graduat

Yup, water damage is on my radar screen, but doesn't seem likely so far... That buckle is behind a brick veneered front exterior wall in the living room, so I'll be paying close attention to that exterior wall surface and roofing above.

Yup, I agree, accept they only face nailed the outer three or four pieces similar to a standard hardwood floor install. The rest of the flooring remains un-nailed, so I think once the nailed down peices are removed from the system and ample expansion room is provided, things will be OK. Agreed?

And another hearty good morning regarding the same home. Here are some lovely pictures of a floating wood floor system: According to the box it's DURENBC 3/8 X 3 ENGINEERED PREFINISH SCHON 30 BRAZILIAN CHERRY It has developed some wicked buckles. The buyers informed me that the builder's fix-it guys came out and started nailing the floor down to get rid of the buckles, which seemed like an IMMEDIATE red flag to me. I assume the buckles came from not leaving enough expansion/contraction room at the perimeter and face nailing the outer pieces was the exact opposite of what should have been done. They have more material, so I'm recommending they replace the nailed outer pieces and leave ample room for the material to expand and contract. Any additional or contrasting thoughts before I etch this in stone? Click to Enlarge 32.28 KB Click to Enlarge 28.14 KB Click to Enlarge 37.15 KB Click to Enlarge 50.02 KB BTW, I'm really unimpressed with this material. I thought most floating floor material is supposed to be durable, but the dog has marred the everlonvin' crap out of this finish - tragic...

A hearty good morning to all! Well, this morning I'm inspecting a two year old home. The owners have a lease with option to buy and have some legitimate concerns. One is the master shower (photographs below). They started experiencing water through the ceiling below. The builder rushed out and caulked around the collar for the controls, did some minor re-grouting and applied a sealant to the junction of the shower floor and surround. Of course all of that was pointless. The builder finally tore out the ceiling and still never found a convincing apparent path for the water, but did more grout and sealant tweaking (humor). Click to Enlarge 40.1 KB Click to Enlarge 29.96 KB As a past disaster restoration contractor, and understanding that the leak took two full years to develop, I'm reasonably sure the seat construction is the likely culprit. The seat construction is enough to raise real doubts about the pan installation and the flat tile around the tub. Hence, I plan to call for the entire shower to be ripped out and replaced, including a properly constructed and tiled seat along with the flatwork around the jetted tub. Here's where I'd like some input: Anyone can deduce that the present seat construction is just plain dumb. Salt treated wood is constantly swelling and ceramic tile never had a chance applied directly to a surface like that. It has, however, been years since I've been quite this involved with ceramic tile installation and am ignorant regarding what the latest practices are regarding seat and shelf construction. So, I'd love for Hs in the brain trust intimately familiar with ceramic tile installation to throw out some known systems - be they fiberglass structure, etc. I honestly don't know what's out there these days. What a mess! Thanks in advance.

I was thiking before anyone had posted - how does one respond on the internet to something like that? And, then Jim comes up with the only response that doesn't require an army of attorneys by your side.... I've been blasted a few times here, and have had posts deleted, for doing this exact type of thing - not being helpful to Mr/Ms. Homeowner. I think I said once, "God forbid you should call a qualified contractor". Ah well. Terry, You're absolutely right. I was going to delete my comment, but it's too late now that it's quoted, so if you wish to clean things up, Mike, you have my approval. Actually, before anyone had posted, I was tempted to offer help and then thought any response could be dangerous. There's no way to even know if the initial post is genuine and sincere. What Mike has said it good. Apolgies to all.

I was thinking before anyone had posted - how does one respond on the internet to something like this? And, then Jim comes up with the only response that doesn't require an army of attorneys by your side....

Marc, I wasn't zeroing in on you at all, brother. Please don't take offense, because none was intended. I was speaking in general terms based upon years of looking back on inspectors in my own area - hardheads that seem to needlessly make every inspection a drama filled experience. Their pride (or possibly insecurity) causes them to be like a bull in a china shop, and if questioned or contradicted things just get worse. Strife never pans out like anyone expects it to. As usual, Marc, I was being more philosophical, which is my nature. You can pretty much automatically dismiss any notion I'm calling anyone out. There's no need for that. The real value of this atmosphere is reflection, self-examination, education, etc. The very last thing on my mind is being "right" or even needing to be. Scott Patterson, has a rather heavy saying under his name, "Minds are like parachutes - they work best when open." or something similar. I like that. The truth is, if we have that open mind, which is imperative if we hope to learn much, our idea of what is "right" should be incrementally adjusting constantly, just as it apparently has, for some, throughout the course of this thread. Good stuff...

"Life becomes a series of compromises and trades". Well said! And, Amen to that! Such is life. I've always been more akin to Mike, Jimmy's and Chad's demeanor. And frankly, that's no surprise. It's the voice of experience - seasoned vets. When things get crazy, no one wins or ever forgets what happened. And usually when a home inspector starts a war, it's usually more about HIM than it is anyone else involved - a touch of ego. It's a curious fact that beyond a certain point, the more you try to help someone, the more, in the end, they resent and hold it against you. I can't ever recall being behind an argument. And, when drawn into one, I am always the calming force that insists that everyone involved pump the brakes and begin, again, to reason their way through the situation. It's merely a decision making process through which two parties must agree or agree to disagree and move on. I don't feel that way because it wins me return customers, although is does. I feel that way because it's the right thing to do. Life is too short to quibble over stupid things that really don't amount to a hill of beans, in the big picture. Like Jimmy eludes to in his last post, a wise inspector will arm clients with enough information to make an educated and intelligent decision and then BOW OUT. In an imperfect world, isn't it really about helping people discover what level of imperfection they can be comfortable with?

I always smile when my clients ask me, "Well, did it pass inspection?" to which I reply, "This isn't a "pass" or "fail" deal. It's about making certain you know what you're buying. All final decisions are up to you." We're just factual reporters, not judges or referees.

Yeah, as a mason, that's looking a bit worrisome right from the start. Not good... I've come to the conclusion that home builders and Architects/Engineers have been divorced for years and only meet when there's a problem. I loved my years in Design/Build Construction, when it was common to have an Architect, Engineer and every major sub contractor involved right from the first conceptual design phase. It really turned out nice home - EXPENSIVE, but top notch. The new home building industry today is nothing more than a puppy mill. NO ONE gets what they paid for, and every time I inspect a new home that fact becomes more apparent. Very depressing... In fact, if you're a visitor to TIJ and you're thinking of buying a new home, may I suggest that you give homes from the late 30's - early 50's a hard look? Most of those homes were designed by architects and built during a time when pride among the trades was at an all time high. You will forfeit some energy efficiency, but the homes were built to last - solid masonry construction and even different choices of woods depending upon the use. We'll never again see homes like that. Be very afraid of new home construction and don't even THINK about buying a new construction home without an experienced home inspector at your side performing inspections throughout the construction. I can't think of a time that I didn't find something significant on any phase of a new construction home. Sad, but true...

Insert funny comment about marriage here [................................ ] Sorry, couldn't resist. Oh, don't get me started, Terry... Boy, did you hit that one clean out of the park. It only took me twenty years and two marriages to understand that equation. [:-graduat Even in our every day inspecting life, I know that we constantly observe that a happy and fulfilling marriage is a rare gem. I have to smile every time I hear a fellow say, "I didn't want to move, but, when moma's happy everyone is happy." (ouch) I can actually say that I retired from most of life's drama and began inspecting homes all at roughly the same time. Hence, the last fifteen years, or so, have been 'the good life'. [:-party] I did get five awesome kids out of the whole deal that I wouldn't trade for all the tea in China. Umm.. where were we? Oh, yes.. Microwave leak detectors. I am myself slightly curious if anyone routinely brandishes one although I doubt it. I think I got one back when it was detirmined that microwaves and pace-makers didn't like each other.

I've carried one for about 12 years. I don't routinely use it, but I have pulled it out whenever the door is cracked or doesn't seem to close as tightly as intended. I have observed a high reading under such conditions. I've opted to pull it out about six or seven times in that twelve years.

I think it certainly does matter and I think you risk damaging your own credibility when you start arguing with a local code guy about stuff like this - especially if a manufacturer's instructions allow it; because we all know that a manufacturer's instructions trump code. Sure, a manufacturer's recommendations don't trump code; but if the municipality has decided that they do, then the client needs to know that - not just what the IRC says. We get paid to fully inform clients; not to tell clients only what we want them to know. When you hang your hat on a code cite that's based strictly on what the IRC states, and you contradict the AHJ and what a manufacturer allows, then it's necessary to ensure that the client understands that, though the IRC might state one thing, individual municipalities have the right to adopt or reject portions of the IRC as they see fit. Then, if you know that the local rules contradict the IRC, it's incumbent upon you to tell the client what the local municipality allows; or, when you don't know, to advise the client to check with the local AHJ before rejecting the house out of hand or demanding corrections. As an example, Seattle doesn't allow staples but Sammamish has; so, though I agree that stapling is a cheesy way to install a cover, and I routinely have to write up stapled roofs for damage caused by staples that have backed out (as I've had to do with nails as well), I think it would be a disservice and downright dishonest of me to tell a client who is intent on buying a 12-year old home in Sammamish with a perfectly serviceable cover, that's been wearing normally and shows no sign of damage, that the roof installation sucks and the roof needs to be replaced because it wasn't installed IAW the IRC. In a situation like that, I think it's incumbent upon me to fully explain to the client that a municipality has the right to reject or adopt portions of the IRC as it sees fit, and explain that, notwithstanding my personal preferences, the municipality has allowed the installation in question and point out that the roof has been wearing normally and shows no sign of having been damaged. I think that if it's a brand new roof I might be able to make the case for why the cover should be replaced or re-nailed, because there won't be any way to predict what will happen with that new cover, but I think that trying to impose my opinion on an older home where no damage has occurred, while hanging my hat on the IRC, just makes it look like I'm hell bent on "winning" at any cost. I think that kind of an attitude can hurt us as a profession. This thread is a good example of why one can't learn this business strictly online or out of a book. ONE TEAM - ONE FIGHT!!! Mike I started to respond similarly yesterday, in a much more abbreviated form, but decided... nah... At any rate, I called the local building department about two weeks ago regarding a concern I had, seeking a supporting code interpretation and, to my surprise, they responded PRECISELY as Mike above suggests they might: Refer to the manufacturer's specs. Imagine that... [^]

Indeed, as a TIJ loiterer, I thank you too, Phillip! I enjoy your posts.

Jim, as you report, my roofers were ardent hammer and nail guys - no staples.

Note to newer HIs following this thread: Marc has mentioned "High nailing" which may be a new term, and is a serious problem that you don't want to overlook. When you see 3-tab shingles with excessive reveal (as in the bottom edge of the tab is above the top of the key below it), the fasteners fail to catch enough of the top edge of the lowest layer of shingle below, which permits that top edge to simpy break aways.. This in turn permits all of the stress of expansion and contraction to be applied directly to the shingle tabs above the sealed down bottom edge. This will result in horizontal cracks across the shingle tabs above the sealed bottom edge and vertical cracks through tabs over the butt-joints of the shingles. It also permits the system to blow off easier. While the symptoms are easy to spot, the seriousness of the condition can be easily overlooked. In reality, the system is toast from the day it's installed. Attachment is basically reduced by up to fifty percent, thereby voiding and the manufacturer's warranty. And, the average roofer may stand behind the installation for five years (maybe). In the insurance industry it's a real and expensive problem. When you see these consistent crack patterns be sure to connect the dots and advise that without replacement, expensive spot patching is ahead along with a significant increase in vulnerability to storm damage. I was dealing with the problem on a monthly basis in the 90's. Then, things got better for a while, but the practice seems to be on the rise possibly due to a whole new group of installers who don't communicate well and pinch pennies.

Because I have been on jobs where there was some simpleton little repair on a single truss that could be made very easily and inexpensively, benefiting both the buyer and the homeowner, and an engineer invariably comes in and recommends not only a repair, but a steel I beam reinforcement for something that hasn't shown a millimeter of problem for a decade. I and one of my working parters have figured out repairs to rotten floor truss' in leaking solid masonry buildings that were smart, cheap, and approximately 1/5 the cost of the engineers solution. The engineers only complaint? We made the threaded steel rods too thick (3/4"); he insisted we only needed to use 1/2". This stuff isn't rocket surgery. Homeowners don't necessarily have to ante up a couple grand for an engineering analysis, or another couple grand for a repair to a simple wood frame structure because the code says they have to. Folks are allowed to save money and act responsibly in their own homes. If we're going to now rely only on what the code says, when do we get to change all the stuff in there that we all know is wrong? Yes, I know the code has to say what is has to say. To do otherwise would be to open a floodgate of goofiness and disaster as everyone and their dog would be hacking away at the structure. And frankly, playing off of what Kurt has said, but on the other side of the fence, Code is a useful rule, but it is not an absolute. Engineers around here can actually supersede the code - that is, they can with a letter and stamp save one real justified money and aggravation by stating, based upon their calculations, that something less than code is truly adequate. And, miraculously, the building department will yield. Sometimes, folks get a little too obsessed with code, as if anything less is impending catastrophe. Code is a compilation of useful and reliable general rules, and nothing more. Buildings that are 100 to 200 years old across the country stand as testimonies to that fact.

Indeed, I'll second that. It seems they're always over or under driven. A lot of our insurance work was dealing with whole sections of roofing that would blow off and land in the yard thanks to over driven staples.

During my disaster restoration contracting days, every now and then we'd have to deal with an overlay of asphalt shingles, where the roofer didn't use longer than normal nails, which is paramount if you're going to go a second layer. Whole sections of roofing were blowing off in sheets. It's good to see a fair amount of nail or staple through the underside of the sheathing.

It's funny, you just never know what to expect from the engineering gang. I have a geo-technical engineer that I refer out that is awesome - always seems to hit the nail on the head and is both informative and reasonable. He's hilarious - looks like an old gold prospector complete with a handlebar mustache, denims and suspenders. He never supposes anything - he gets out his shovel and finds out! I love that about him. Now on the other hand, there's a structural engineer in the next town that is a favorite of the Realtors that candy coats just about every foundation. I've called for an engineer on foundations with cracks big enough to put a finger in and learned later that he was the engineer and "all is fine". I always wonder how he's able to keep insurance... But, then, I guess it's no different than our own clan. I just did an inspection today on a foreclosure behind another inspector, whose client's financing fell apart, and apparently since October the circulator pump on the AquaTherm heating system died???? (At least I hope that's why it wasn't in the last request for repairs adendum. Fortunately, since the deal fell apart, he won't ever feel it, which is a blessing). To mis-quote Forrest Gump, "Home inpectors and Engineers are like a box of chocolates..."

I believe the original question was what to report when the damage is already done.

Yeah right!! Because of the steep pitch you could see almost the whole roof from the ground. I spent a lot of time learning about slate roofs the past few days. Many repairs on the roof have been done with exposed strap hangers, bad. The problem will be finding an experienced slater in or near Washington. Anybody know of a slater who would travel to Seattle? Lets say my client has funds and wants to retain this classic roof. Yeah, the strap hangers are nasty looking and really don't last all that long. I've actually seen them fail and dump the slate again. I think they're a really poor fix. And, as Kurt has said, Bill Kibbel, by virute of his extensive historical background, knows more about slate roofing than anyhone else. That's for sure. Richmond has a lot of slate roofing, not only on the old historical row houses, but a lot of homes built in the 30's and 50's out in the suburbs. My experience with it has to do with years of insurance related repairs, due to fire and storm damage, in which I had to make it look like it never happened. And, of course, owners of 100 year old historical homes, when having insurance related repairs, want it done perfectly. So, during those years I kinda got a crash-course in slate roofing. But, I'm certainly no expert - plenty left top learn.