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JPLomeo

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About JPLomeo

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  • Location
    USA
  • Occupation
    Home Inspector/Realtor
  1. Hi, Thanks for the reply but, yes there is a rule: B or L vent termination within 8 feet of a wall or roof obstruction must be 2 feet higher (per IRC 2427.6.4 and UMC 802.6.2-thanks to "Code check"). Here in AZ we have lots of flat roofs with parapets and often find an incorrect installation. What's got me stumped is that this has a forced draft fan into a B vent and that's not typical. I've got to send the report out tonight and I'm sticking with my opinion that this is not quite right. I'll have to defer to a licensed plumber to evaluate and repair :-C
  2. Hi All, Need some suggestions on this one. Saw a gas fired water heater vent on a flat roof today that was too close to a parapet wall. Looked like a regular B vent and I would typically write that up. When I got to the water heater, it had a fan assisted draft system with no open draft hood. Being that the termination is just a regular B type vent, do the usual rules still apply- two feet higher than any wall within 8 feet ? The rules for forced air draft systems do not seem to address vertical walls near the vent termination. I would think that a strong wind coming off that parapet wall top would still create a vortex and mess with the draft, fan or no fan. Thanks JP Click to Enlarge 37.05 KB
  3. Well, I talked some more sense into my clients and they did the right thing and ran away from this one. Thanks for all you comments!
  4. Hi Tom, Yep, that's pretty much what I told him in person. This is the second one they have paid me to inspect and both were dogs. I told them to let me know when they pick the next one and let me eyeball it first even before they bother to make on offer. Some people seem to have a knack for picking the crummy ones. JP
  5. Has anyone ever inspected a floor system that utilizes 4x4s as a combination beam/floor joist, (no real joists and no beams) and how do you think this system performs? They are spaced 48 inches on center. I inspected a home a little while ago (built in 1980) that had this unusual floor system. The floors inside the home were very uneven and lots of cracked -loose floor tile and grout, and some areas had excessive deflection underfoot. I have seen a handful of these floor systems over the years and the floors are usually uneven. Someone (probably the home owner) decided to stiffen the floors and installed additional supports in between the original structure, using more 4x4 posts but with lots of 2x4's and 2x6's poorly installed. The structure is just a royal mess. I recommended evaluation by a qualified framing contractor or an engineer. Now a contractor is telling my buyer that he wants to remove all the extra, poorly done re-enforcements and just restore the floor structure to its original configuration. He maintains that the re-enforcements alone have caused the floor issues. He may be partially correct, and I agree with removing all the crap, but I seriously doubt that the original floor structure will not feel like a trampoline. After all, why did someone go through all the effort to try and re enforce the floors, if they were fine to begin with? Any opinions much appreciated. JP Click to Enlarge 51.39 KB Click to Enlarge 47.53 KB Click to Enlarge 39.62 KB Click to Enlarge 42.14 KB
  6. Thanks guys, I agree that trip hazard is always potential, and wether it's in the code books or not does not matter- it not right and is unsafe-period Thanks JP
  7. Just say this yesterday on my inspection where the owner-builder laminated the stairway too. I'm calling it a potential trip Hazard but can't find anything against this in the IRC? Any suggestions appreciated. Thanks Click to Enlarge 33.03 KB
  8. That makes sense Thank you guys Have a good holiday!
  9. Just saw this yesterday inside a large dual pane window with failed seals in a rural area of AZ. Home was built in 83'. I have never seen anything like it in 23 years of inspecting homes. My guess is some type of insect eggs? If anyone has any thoughts it would be greatly appreciated. Happy holiday! Jp[?] Click to Enlarge 44.47 KB
  10. Just inspected a home yesterday which had a carport converted into a closed garage. The fireplace fresh air make up vents are now inside the garage-does this not create a potential safety problem with auto exhaust entering the living space if the fireplace glass doors are left open? Click to Enlarge 40.84 KB
  11. Hi Bruce, Thanks for the reply. I've been using Inspect-Vue for about 5 years now, AHit's "Inspect-it" for the macintosh prior to that. It sounds like a very interesting system to me and I will look into it, but I've been doing reports on a desk top unit and will have to go out and get a lap-top first. Which one do you use or suggest for the field? BTW, can you still talk to the system from an attic, or a crawl space under the home? Yes, I know about the learning curve-I tried to get into 3-D awhile back when things were still very busy and had to give up on it -as I did not have the time. Thank you again for your offer to answer any questions if I do go that route. My only real worry with such a system is that I can envision going up the lap top after a 4 hour-real pig of a crappy house to find that some electronic glitch has wiped out all my voice notes, and I having nothing to show for the all work I did, and am too tired and have no time left to do it all over again JP
  12. Bruce, Are there any things you don't like about Interspect ? How is their tech support and are they available 24/7 if you have an issue? Any problems with the range of the head phones away from the lap top? and how about wind noise outside? Does the accuracy of the program to "learn" how you speak realy improve as they claim? It almost sounds too good to be true, and after 20 years of doing this, I am tired of spending my evenings at the computer, so am seriously thinking about it. Thanks, JP
  13. How would you like to have a really nice, HOT, relaxing soak here? That is an electric space heater installed under the rim of the tub. Who does this stuff? JP Click to Enlarge 28.68 KB
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