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About JPLomeo

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    Home Inspector/Realtor
  1. Jim, I have no idea. I disclaim them as not part of the inspection and often cannot even get near them, but seems to me that any water condensing unit located above a finished ceiling should be additionally equipped with a pan (and drain pipe) under it. Monitoring devices or cut off switches can and do malfunction-then you got water damage.
  2. I'm starting to see HRV (Heat Recovery Ventilators) units installed in attics with only two, clear PVC drain lines coming out of them ( I assume a primary and and secondary drain) but no Safety drip pan below the unit? Here in AZ our climate is mostly dry but during summer Monsoon rains I bet those HRV's get a work out removing moisture. Would it not be a best practice to have a drain pan under them in case of leaks from the condensation removal system? Thanks a bunch JP
  3. 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
  4. 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
  5. 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!
  6. 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
  7. 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 th
  8. 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
  9. 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
  10. That makes sense Thank you guys Have a good holiday!
  11. 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
  12. 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
  13. 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
  14. 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
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