hausdok

By Mike O'Handley On Monday, March 12th, state bill 5788, a bill to license home inspectors, was quietly and overwhelmingly passed (45-2) in the Washington state senate and moved on to the state house of representatives. This bill is the second attempt by Washington State Senators Spanel and Kohl-Welles to get home inspectors licensed. A previous attempt, SB6229, which was introduced on January 9th 2006, died in committee last summer. If this bill passes in the house, is signed by the governor and becomes law in it's current form, Washington State inspectors, many of whom don't even know there's a law in the works, are going to find themselves saddled with a new, unpleasant reality as early as 2008. There is a group of home inspectors - the Washington Home Inspectors Legislative Advisory Group (WHILAG), that, though generally in favor of licensing, is already actively opposing SB5788, because they do not feel that, in its current form, SB5788 accurately reflects the realities of the home inspection business nor the wants and needs of professional home inspectors in Washington State. That group's latest position statement on SB 5788 can be read here. WHILAG has already garnered the support of the American Society of Home Inspectors (ASHI) and National Association of Home Inspectors (NAHI), as well as a large group of home inspectors marshaled by Larry Stamp (Olympia), former President of the American Institute of Inspectors (AII). Unfortunately, the bill is being supported by Nick Gromicko, founder and owner of the National Association of Home Inspectors (NACHI), who stated in an email to Stamp, "I'm (not NACHI... Nick Gromicko) pushing 5788 hard and when I push something it typically moves." WHILAG is seeking input about licensing, pro or con, from every home inspector in the state. All inspectors should review these laws as presently written and contact WHILAG or their own state representatives as soon as possible to voice their position on this important issue. Click here to read the original version of the bill; here to read a substitute version, here to read an engrossed substitute version and here to review a last-minute striker version submitted minutes before the bill was voted on in the senate. Inspectors who want to sound off on any version of this law can do so by sending emails directly to TIJ at letters@inspectorsjournal.com . TIJ will forward those emails, unaltered, directly to the group's secretary. Don't delay, because, pro or con, licensing will directly impact every single inspector in the state.

Atlanta - March 9th To meet the increased expectations of building occupants, designers must be aware of conflicts between first cost economics, productivity and life cycle costs, according to a speaker at ASHRAE’s upcoming satellite broadcast. Buildings that do not meet the needs of the occupants often result in expensive redesign,â€

"But what does as necessary or as needed mean?" It means whatever the trade who's hired to do the job decides, and what the person who hires him/her agrees to. And why would you get in trouble for that? It's not our job to specify how repairs are done and you need to tell that to clients and their realtors. You can describe how something should have been done, in your opinion, but your opinion might not mean squat to a trade - many of whom place home inspectors no higher on the evolutionary scale than a banana slug. If you ask 5 roofers for an opinion on a repair, you might end up with five different solutions. Some might be good, some might be poor or all might be good or all might be poor. Bottom line. We perform an inspection, report what we see and recommend a course of action. Once the client takes that report and decides on a course of action, it's not our function to hold their hand through the process and it's not our function to decide what any given contractor is supposed to do,....unless the client hires us as a consultant to specify the repair and oversee it's implementation. That's crossing the line in some states or according to the COE of some organizations. When you write up an issue for improper installation and recommend that a trade repair it as necessary, it's up to the trade to do the job right. You can certainly point the client to sources that will help him/her have a better understanding of what the best practice to do that is, but you don't need to be there to babysit, and, when you do return to reinspect the repair only needs to be adequate - it doesn't need to be the Lexus of repairs. If, in your opinion, the repair is crap, you can say that, but it had better be less than adequate or the "trouble" that your worried about can come from another quarter besides the realtors who are fussing at you to help them assuage a nervous nelly and move the transaction along. By getting involved in that part of it, and either blessing the trade's work or condemning the trade's work, you could be setting yourself up for a fall later on. At some point, you've got to let it go and let nature take its course. You did what you're supposed to do, you got paid, your job is complete. Now, get out of it. "Hausdok, do you really mean that the inspectors should eliminate any kind of cert espousement?" I used to do certs when I first got into this business. I stopped less than a year after I started, because of a worthless cert. I found a hole about 6 inches in diameter on the back slope of a comp roof. The roof was worn out and had leaked at the eaves, causing the sheathing to rot. You could look right down into the soffit. I informed my client and the realtor on-site about that. Later on in my report, I described the roof as worn out, described the hole in the roof and recommended immediate replacement. My client called me up a few days later. Seems the seller said he'd have the roof certified and my client's realtor recommended that they go with that, so he did, ignoring my report. The roofer subsequently gave the realtor a cert and said the roof was fine and would last another six years. Now the client was calling me up to ask why I was making up stuff to report and thought he should get a refund. I said, "Oh yeah? I'll tell you what, ask your agent to get the roofer to meet me at the house this afternoon at 2 o'clock and we'll see what happens." That afternoon, I intentionally arrived about five minutes late. The agent and the roofer were antsy. I got out, and, without saying a word, set my ladder up against the building and climbed to the top. I invited the client to follow me. Once the client was on the roof, I invited the roofer to come up. Then, all three of us walked up to the ridge, where I pointed down the back slope at the hole in the roof and said, "Six years, huh? You're a liar and a crook." He didn't say a word - only turned beet red. I didn't say anything else. I just walked down to the ladder, stood there waiting for them to climb down and then I climbed off the roof, put my ladder on the truck, walked over to where they were all standing around awkwardly waiting, and said, "Someone here owes me $100 for coming out here. Who's it going to be?" while burning holes in that realtor with my eyes. She stammered something about how sorry she was to waste my time, got out a checkbook and cut me a check on the spot. I wished the client good luck, got in my truck and drove away, leaving them standing there. I never heard from that client again or had a referral from that realtor again. If I had, I would have turned either down. "What do you say to that client who calls you up to tell you that the seller got a cert for 2 - 5 years and he or she is asking you "What do you think?"" I tell them that it's been my experience that certs aren't worth the paper that they're written on and are used by realtors on both sides of the transaction as a means of damage control to mitigate my findings. I tell them they're free to make their own decision about who to believe. "I like how you worded it however the reason I tend to give third order explanations is that if I just give a 2nd order one like “the fasteners are installed incorrectlyâ€

Inter-dimensional portal [:-alien]

Hi, If she's got ice-damming at the eaves and her house is insulated to current accepted specs for your area, it isn't the insulation that's the problem, it's the air passages into the attic and possibly blocked ventilation. That attic should have a temperature difference of only about 3° from outside. The best insulation won't stop air passages, it will only keep the home warm inside. If you understand the building science involved with vapor diffusion and attic ventilation, you'll be able to help her. However, if you're not really, really comfortable with it, stay away from it or you could end up getting your p** P** wacked, so to speak. There's a pretty hotly-debated thread about this going on right now at my building science forum over at the Journal of Light Construction Online. Stop on by and see what the guys are talking about. Martin Holladay just schooled one or two of them about air passages and you can find lots of previous discussions on the same topic in the archives there. http://www.JLCOnline.com ONE TEAM - ONE FIGHT!!! Mike

About 60°F today. Sunny and partly cloudy early in the day, mostly cloudy now (6:23PM). Cherry blossoms blooming all along my little street. I just looked down it and it's like driving down a tunnel of pink. OT - OF!!! M.

Hi Kurt, Happy Birthday! So, do you feel old as dirt yet? OT - OF!!! M.

Well, I don't know if I even know how to write something in 25 words or less. I'm not sure I'm capable of it. I think if you tell someone that something is wrong, you should explain why in the simplest terms possible so that you're sure that they understand why you are saying it's wrong. Once you've done that, recommendations can be pretty simple. First, remember that you need to tell people who, what, when, where, how or why. The who is easy. The who is you and there's no real need to say "I found" or "I discovered" unless there's more than one of you inspecting. it's implied by the fact that it's your report. You're trying to communicate a number of roof issues with one comment and it's confusing. Here's what you said: 2 layers of 3 tab asphalt composition shingles were present not in satisfactory condition. The overlaying shingles were not fastened in accordance with the manufacturers installation instructions. Up to the number ten, write out the numbers. After that, use the actual number. One, two, three, but 11, 12, 13, etc. So, two layers of shingles were present and weren't in satisfactory condition? OK, what's with the word "present"? Is it possible that if there are two layers present there can be one layer absent? You're not taking attendance here. The reader understands what you're trying to say, but you're making the reader work harder. Do you actually know the brand and series of shingle? You must, because you've essentially said that you've read the manufacturer's installation instructions. If you must say something like that, say "industry standards". You've essentially been taught the industry standards in your training and it's generic. You'll almost always be able to find something to back it up. Not so when you claim to know what the manufacturer says. That can be embarrassing sometimes. It's clearer to simply tell them: There are two layers of asphalt shingles. The condition of the roof is unsatisfactory because it wasn't installed correctly. Staples were fastened above the tar strip and were typically not flush and parallel but elevated and angled which reduces its wind resistance to damage. There are several areas where the shingles are wind damaged now and may possible leak. There's that 'were' again. Tell them why it's incorrect: Some areas are wind damaged because of incorrect fastener placement. The roof may leak. There is moss on the north face of the roof and most of the plumbing vent flashings are rusting. These are maintenance issues. If you've started off describing an incorrect installation, and are elaborating on that, why confuse the point by tossing in maintenance issues? These should be dealt with separately(more later). The shingles show generalized deterioration at their edges with some areas of the roof having granule loss. The roofing appears to me to be at the end of its service life and its time to consider replacement. OK, now you're sending mixed signals. First you talk about incorrect fastener placement that makes the roof susceptible to wind damage and say that the roof "may" leak, now you're saying that it's worn out and it's time to consider replacement. Which is it? If the roof has already reached the end of it's service life without leaking, there's no need to elaborate on incorrect installation issues that "may" cause the roof to leak. It's either: There are two layers of asphalt shingles. The roof is unsatisfactory because it wasn't installed correctly. Some areas are wind damaged because of incorrect fastener placement. The roof may leak. or There are two layers of asphalt shingles and the roof cover is badly worn. It needs to be replaced now. Have a licensed professional roofer evaluate the roof subject to a roof certification, perform repairs needed for a certification and certify the roof for a period of time satisfactory to you. By this I am not assuming that the roofing is certifiable as it may not be by any one roofer for a period of time that you need. In that case the roof will need replacement either now or at least by the end of any certification period. See photos 5, 6, 7 & 8 on page 5. See photos 1 & 2 on page 6. Gobbledygook! If I'd considered the roof repairable, I'd say: Have a reputable roofer repair it now as necessary. Don't fall into the habit of recommending or even endorsing roof "certs", because in most causes they aren't worth the paper they're written on. The 'zoids use certs as a way to weasel around your report and you're facilitating their duplicity by recommending one. Now, the moss and rusted plumbing vent flashings. Make that a separate comment. Title it "maintenance" if you like. Maintenance: There is moss on the north face of the roof and the plumbing vent flashings are rusting. This indicates lack of proper periodic maintenance. Clean and paint the plumbing vent flashings and remove the moss from the roof. Thereafter, inspect your roof once or twice a year and clean it or touch up these areas as necessary. So, in the end, if I thought the roof could be saved, I probably would have said something like: There are two layers of asphalt shingles. The roof needs repair: The condition of the roof is unsatisfactory because it wasn't installed correctly. Some areas are wind damaged because of incorrect fastener placement and the roof is liable to leak. Have a reputable roofer repair it now as necessary. The roof needs maintenance: There is moss on the north face of the roof and the plumbing vent flashings are rusting. This indicates lack of proper periodic maintenance. Clean and paint the plumbing vent flashings and remove the moss from the roof. Thereafter, inspect your roof once or twice a year and clean it or touch up these areas as necessary. or, if thought it was shot, I'd say. The roof is worn out: There are two layers of asphalt shingles and the roof cover is badly worn. It needs to be replaced now. Maintain the roof cover: There is moss on the north face of the roof and the plumbing vent flashings are rusting. This indicates a lack of proper periodic roof maintenance. When this roof cover is replaced, make sure that you take better care of it than this owner has. Inspect your roof once or twice a year, don't let moss or algae accumulate and touch up the flashings as necessary. ONE TEAM - ONE FIGHT!!! Mike

Hi, Well, before you go off half-cocked, to be fair, you should realize that these folks are not in "our profession." They are not home inspectors, never have been home inspectors, and they don't advocate that home inspectors get involved with mold testing - only that home inspectors become better acqainted with what mold is and leave it to those who are trained to deal with it. The problem I see with the whole mold specialist business model is that finding anyone who's actually "qualified" to speak to the issue of mold is pretty difficult. After all, in the absence of definitive findings from EPA, CDC or others, who dedides what "qualified" is? My own policy is to recommend that, if my clients are concerned about mold, they DO NOT hire one of me - a home inspector - to deal with it, and hire a reputable indoor air quality specialist working for a reputable lab - one that's been around for a few decades. Personally, if I ever have a mold "problem," I'm going to hire Jeffrey May to assess it and decide what the best course of action is to deal with it. If the Dobbs' want to try and promote their business model, and encourage home inspectors to use specialists who are not home inspectors to deal with any perceived mold issues, I don't have a problem with it, as long as they're using facts to make their case and aren't selling snake oil. I'm keeping an open mind. In the meantime, myself and others at TIJ will be interested to see what you come up with. ONE TEAM - ONE FIGHT!!! Mike

Mr. O's just posting it. He's not promoting it or decrying it. Poke away if you want! That's why TIJ is here. OT - OF!!! M.

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By any reckoning, a home is expected to last many years and serve several successive generations. But what about the individual components that comprise the house? How many years of service can a home owner reasonably expect from a roof or a door, a window or a whirlpool tub? A new study sponsored by Bank of America Home Equity and conducted by the National Association of Home Builders takes some of the mystery out of the subject with the caveat that numerous factors, including use, maintenance, climate, advances in technology and simple consumer preferences can have a dramatic effect on product longevity. The National Association of Home Builders/Bank of America Home Equity Study of the Life Expectancies of Home Components was conducted in the summer of 2006 said Gopal Ahluwalia, Staff Vice President for Research and Surveys in NAHB's Economics Group. "By polling experts in a wide range of fields, we learned that many home components are expected to last for the life of the house," he said. "Among them are toilets, wood floors, all types of insulation, and fiberglass, steel and wood exterior doors. On the other hand, some components have a much shorter life expectancy. Wood decks should last about 20 years, depending on climate, and kitchen faucets should last about 15 years. Linoleum floors have a life expectancy of about 25 years, and furnaces can be expected to last 15 to 20 years," he added. "With Americans relying on the equity in their homes as an essential element of their life savings, Bank of America wants home owners to better understand how to preserve value in their most important financial asset," said David Rupp, Bank of America Home Equity executive. Bank of America is the leading provider of home equity loans with a portfolio of more than $88 billion. "It's important to remember that the life expectancies for materials included in this study are averages," said Ahluwalia. Usage, weather and a number of other factors can influence life expectancy. Moreover, home owners often replace items long before the end of their expected life span due to personal preferences and changing trends. "For example," he added, "the practical life expectancy of kitchen cabinets is about 50 years. However, many people buying a 15- or 20-year-old house would make installing new, updated kitchen cabinets a priority. Likewise, some home owners paint their homes every year or two, even though interior paint has a practical life expectancy of about 15 years." The study is available at http://www.nahb.org/components. ##### [EDITOR'S NOTE: This report should be used as a general guideline only. None of the information in this report should be interpreted as a representation, warranty or guarantee regarding the life expectancy or performance of any individual product or product line. Readers should not make buying decisions and/or product selections based solely on the information contained in this report.] ABOUT NAHB: The National Association of Home Builders is a Washington-based trade association representing more than 235,000 members involved in home building, remodeling, multifamily construction, property management, subcontracting, design, housing finance, building product manufacturing and other aspects of residential and light commercial construction. Known as "the voice of the housing industry," NAHB is affiliated with more than 800 state and local home builders associations around the country. NAHB's builder members will construct 80 percent of the more than 1.56 million new housing units projected for 2007. ABOUT BANK OF AMERICA: Bank of America is one of the world's largest financial institutions, serving individual consumers, small and middle market businesses and large corporations with a full range of banking, investing, asset management and other financial and risk-management products and services. The company provides unmatched convenience in the United States, serving more than 55 million consumer and small business relationships with more than 5,700 retail banking offices, through more than 17,000 ATMs and award-winning online banking with more than 21 million active users. Bank of America is the No. 1 overall Small Business Administration (SBA) lender in the United States and the No. 1 SBA lender to minority-owned small businesses. The company serves clients in 175 countries and has relationships with 98 percent of the U.S. Fortune 500 companies and 80 percent of the Global Fortune 500. Bank of America Corporation stock (NYSE: BAC) is listed on the New York Stock Exchange.

Careful, Caoimhin is approaching this from a purely science standpoint, which is where it needs to stay. Let's not start inserting political arguments into the discussion. Remember the rules, religious and political discussions are off-limits on this board. Take 'em someplace else. OT - OF!!! M.

Yeah, Brand new house yesterday. The potential new owner won't have his walk-through with the builder until this Wednesday. Went into the crawlspace and found leopard-spotting about every 6 - 8 ft. Pulled back the insulation and found more of it spread to the undersides of the joists. Nothing huge, it's clear from the amount of wood debris left beneath the barrier that the poorly-applied barrier wasn't put down until well after the building was dried in and the vents wouldn't have been cut until it was sided. Plenty long enough, during the wettest fall/winter on record, to have started a few colonies going. The client will be calling a local indoor air quality firm that's been around for 3-decades on Monday morning, so they can figure out what to do about it. Then the builder will be presented with the IAQ firms report and told to "fix" it or he's walking - not because he's afraid of the mold boog-a-boo, but because he knows that it'll screw up any future sale of the home if it isn't dealt with right now. I know for a fact that particular lab probably won't even test the stuff to determine what variety of mold it is, because there won't be any need for testing - it's mold, it should be removed, nuff said. They'll simply come up with a plan for removal and will be willing to oversee the removal process for a fee. Home inspecting boy is in the clear. ONE TEAM - ONE FIGHT!!! Mike

Want to help stop the madness? Start spreading the word. For at least 7 years now when I brief the pre-inspection document to my clients, I've been telling them: "Reference this "toxic" mold clause, you have to understand something. There is NO SUCH THING as toxic mold - that's a made-up media term. There is mold or fungi and some people have allergies to it. Just as peanuts and penicillin can be "toxic" to those who are allergic to them, some molds can be toxic for certain people. Living here in western Washington in this very spore-rich environment you should already know whether or not you are allergic to mold, because it's in 100% of the air we breath here and we're surrounded by it. That's why I won't be looking for mold during your inspection. I'll be looking for water intrusion issues or poor ventilation issues that are liable to lead to mold growth. Where you find those, you can sometimes find mold. If I find any such issues, I'll make you as smart about them as I can, but it will be up to you to decide what YOU want to do about it. I won't be taking any mold samples and carrying them off to a lab, because that's the business of those who are qualified to address mold issues. If you know that you're already allergic to mold, it would behoove you to have any suspected mold checked out by a reputable indoor air quality firm, that can assess the degree of infestation and determine whether anything beyond simple cleaning is needed to get rid of the substance. I caution you, should you decide to hire someone to deal with any suspected mold that's found, DO NOT HIRE ONE OF ME. Any home inspector who claims to also be a mold inspector will take your money to tell you something that you already know, namely, that there's already mold in this house. If the EPA and the CDC, after years of study, still can't figure out mold, any home inspector who's taken a 3-day seminar and is bent on making some extra bucks by testing for mold in an already mold-rich environment, is just stealing your money. I'm certain your smart enough to figure that out." Works for me. If I end up finding any mold, it's their baby to deal with, or not to deal with, and they very clearly understand that. If they should happen to ask for the name of a reputable indoor air quality firm, I provide them one or two names of labs that I know are reputable and have been around for decades. My customers are spreading the word. More than once, when I've been going over the pre-inspection terms with clients and have gotten to the mold clause and have begun my spiel, they'll interrupt me to say something like, "Yeah, I know about the mold thing. So-and-so, who referred me to you, told me all about that after you did his inspection." If we all did that, the word would eventually reach every consumer and the market for home inspectors to make money doing mold inspections would dry up and be left to the professionals where it belongs. ONE TEAM - ONE FIGHT!!! Mike

Hi, Lots of Zinscos out here in Seattle land. Got one in the back of my car right now that's got a fried bus. I use it for demonstration purposes. For about 10 years it was pretty hard to get breakers for them. Then Thomas & Betts bought the tooling rights and the Zinsco name around 2000 and began making the breakers again. Now the prices are way down and they're pretty plentiful again. Still crap, but as long as they keep making parts for them people will continue to keep them. OT - OF!!! M.

Hi, Danny didn't mention the brand. Some brands are limited to 90 days. To contribute a little bit to the thread drift - a little building science explanation might be in order here. Kurt's comments about wrap are pretty much what everyone is experiencing. House wrap was never meant to be a moisture barrier - it was designed to be an air barrier. Unperforated felt and wrap that's been properly applied perform similarly. However, when you introduce thousands of siding nails into the equation they're quite different. When water blows into siding with felt beneath, and water passes through thouse thousands of nail holes, the felt gets wet and it's perm rate increases, allowing air and water to more easily pass through it. That's the downside to felt. The upside is that, after the saturation stops, the felt allows the felt and underlying sheathing to thoroughly dry out. However, when holes are punched through wrap and it's exposed to wind-driven water, the wrap's perm rate doesn't change. That's the upside to felt, it continues to do what it's supposed to do - prevent air infiltration. In fact, the only thing that changes is there are holes through it that will allow water to seep through. This is the downside. Though wrap is designed to keep out wind and is vapor permeable, it won't allow water molecules to to pass through, so any water that gets behind it through those thousands of nail holes becomes trapped between the wrap and the underlying sheathing, and this is what causes the sheathing, and ultimately the studs, to rot. Since there's really no way to effectively seal every single tiny hole and penetration through the wrap, thereby ensuring that absolutely no water can get behind it, the odds of trapping water in the walls are extremely high, no matter how carefully you apply it. So, we're left with a choice, install a product that will probably only allow a little water through but will trap the water and promote rot, or install a product that will allow more water through but will allow the building envelope to more readily dry out, thereby preventing rot. Me? I'd choose the felt. It's been around for a century and there are a lot of old buildings still standing. I can't even begin to recount how many thousands of stories I've heard about rotting building envelopes that have been caused by wrap. ONE TEAM - ONE FIGHT!!! Mike

By Alan Carson (Part One: Before the Inspection) Good home inspectors don’t get complaints. We thought we might catch your attention with that opening sentence! Actually, we believe that all home inspectors get complaints eventually. Why? There are several reasons but part of the answer may lie in our definition of a home inspection: “A home inspection is a high-liability, in-depth, multi-disciplined technical analysis of the home conducted under adverse circumstances in front of a demanding audience, requiring the generation of an incredibly detailed written report prepared in an unrealistically short time frame for an inconceivably low fee.â€

By Danielle Dobbs, Mold Inspector The subject of mold is a controversial subject to say the least. It’s like politics and religion. People either believe one way or another, and there is nothing you can do to change their minds. Our advice to skeptics is to “tryâ€

Awnings, trellis', pergolas, plantings - Anything to alter the concentration of sunlight on the windows, so what's reflected isn't so concentrated on the siding. OT - OF!!! M.

Hi, I agree. Heck, you could even clean the fines out of those danged drains by going through that well. OT - OF!!! M.

Yeah, And I've personally found it here in sunny (NOT!!!) Seattle/Puget Sound. If I remember, I might drive up to Issaquah sometime next week and take some pictures of it. OT - OF!!! M.

The requirement to securely attach the conduit/mast to the structure is not a new one. The "test of time" argument will do you no good when it was supposed to be properly attached decades ago. To answer your question - if it failed tomorrow due to the lack of a bracket, and you didn't note it in your report, any lawyer you consulted would tell you to fill out two checks - one to the injured client and one to the lawyer for the 10-minute consult. OT - OF!!! M.

Hi Gary, No, without ASHI's and that member's permission, that would be a copyright violation.It would be better if you contacted the inspector involved, explained that Martin is writing an article for Energy Design Update and gave him Martin's contact information and asked him to contact Martin directly. For those of you who don't catch it, Martin is the Editor of Energy Design Update, which you might call the Lexus of building science pubs (Last time I looked, an annual subscription was over $400!). He's a former employee of, and frequent contributor to, the Journal of Light Construction and is one of the savviest building science people around. In other words, we want guys like this hanging around on TIJ, so we can suck all that knowledge out of their brains. We should do all we can to help him. Just don't tip him off to the subliminal message that's flashing across the screen telling him to withdraw all of his savings and wire them directly to my own bank account. ONE TEAM - ONE FIGHT!!! Mike

Well, Let's point out that Jim used the right prefix. I'm the lesser person who hadn't a clue. OT - OF!!! M.