pete

We recently built a house for my brother and we have a weird situation that we can not figure out. The basement bathroom toilet is plumbed with Cast Iron set in the concrete floor. For some reason after the toilet is flushed and left alone for about 3-4 hours it goes dry, no water in the bowl. It does not go dry right away. Why is this happening? Does not happen in any other bathroom in the house or anywhere else in the development? Could the pipe be "overpitched" causing the water to drain out? We have closed the lid to make sure it was not evaporating (we thought that was unlikely)... Truely baffled, Pete

I can not find any data. But I can not understand how children can get high lead levels from contact with paint but not drinking water? I do not think other HI's around here make a big deal, because the sellers get pissed when we mention it--they say their inspector never told them. I consider it a big deal.. I would have to see solid eveidence to change my mind, anybody got it? Pete

We see a decent amount of lead service pipes and always recommend immediate replacement and refer people to the NLIC. Does everybody do this? Is anyone not calling these out as defective or health hazard? Pete

I have never seen one H clip installed here in NYC.

ANother update--Builder wants to replace with Rinnai unit, I sent him all of the requirements. I give the builder an A for effort and a D for skill and knowledge. This poor customer thinks this unit can be fixed. It is sort of hard to remain professional and objective and not tell him to run. I just keep giving him the facts and he has to decide what to do with them. People continue to amaze me. Pete

The cloth insulated wires were in armor cable. So grounding is relatively easy. If I do not see any problem but cloth wiring is present I should just note its presence. But not recommend replacement. It just seems wrong to me to have cloth inside the breaker box. Pete

What does everyone think about cloth insulated wire? I have been writing it up as in nned of replacement. Am I overreacting? I think I read somewhere that some insurance companies will not insure a home that has it. What is everyones opinion? Pete

Update--I got a call from the builder today (I have clients permission to talk to them regarding the inspection). He was very mild mannered, said "He got a 150 pages and could nto understand it." I said "wow it grew, I sent out no more than 40 pages". He asked me to explain the problem with the water heater. I read to him from the manufacturer specs. Then I said I would imagine that the manufacturer was concerned about exhaust gases entering the home when the exhaust is to close to windows and doors. I am sure that upset him, there was a recent news story about a sick family from CO. I would love to hear what he is saying to his plumber.. I can not imagine that he is going to fix every apartment. Sort of leaves me in a bad spot. The vent proximity to the window and door really could be a saftey hazard.. Oh well, no reason to get ahead of ourselves--just have to wait and see. The building is still unoccupied. Pete

No news yet I am waiting to hear from the builder or atleast their response as relayed by the client. Thanks for everyones help. I will keep you all informed. Pete

I hope I am not boring you guys. This is crazy, I just read the installation instructions. I feel badly for the client who has a signed contract and I also feel badly for the builder. I know alot of people on the board are anti-builder but these guys may not even know. They hired a licensed plumber and figured he knew... Oh man Pete Freeze Prevention Devices This unit comes equipped with heaters that discourage the unit from freezing in an outdoor 5 installation. For this freeze prevention system to operate there has to be electrical power to the unit. The freeze prevention devices will not work if the electrical power source is disconnected. The unit has been rated for temperatures down to 5º F (-15º C) in a wind free environment. The wind chill factor will cause the unit to freeze at temperatures above 5º F (-15º C). Due to this we strongly recommend that the 240FX only be installed outside in warm or mild climates. Locations with winter temperatures that regularly drop below freezing are not recommended. Do not install the water heater in an area with extremely cold weather. This will void your warranty and Controlled Energy will not be responsible for any damage that occurs. CAUTION : The pipe heaters are located on the AQ240FX Water Heater only. Any hot or cold water pipes located outside of the unit will not be protected. Properly protect and insulate these pipes from freezing.

I am not sure the plastic piece all the way to the left I figured was the intake and the flapper piece I figured for the exhaust.. Those two openings line up with the mechanical systems--but the dryer is in there too. All the way to the right there are two flappers--I am not sure what those are for. This whole apt was a mess and the builder did not have alot of info. Also I was thinking about this during dinner. WHat happens to the cold water supply pipe that is outside when it is 20 degrees below zero. I gotta read the stuff MIke sent again. Pete

Thanks george--I told the client about you. I explained that there was anetwork of inspectors and that even though we are Generalists, many HI's came from trades and had knowledge above and beyond. You have proven this to be true.. "The condensate drain from the furnace transitions from plastic to copper. Over time the acidity of the condensate may lead to the breakdown of the copper tubing." How does that sounds? Thanks, Pete

Oops sorry brian I just got a new camera--I need to figure out how to make them smaller. I was wondering why the upload took so long... duh You guys are the best nice fast affirmation of what I was thinking. George, I am sure the work was done by a licensed plumber and the builder had no clue--this is new construction. I was a builder and before my HI training there was alot of stuff like this that I would miss. Honestly builder in NY state is synonomous with Land Owner. I will never again hire a job super until they have finished HI class and read the Carson Dunlap book cover to cover. This unit was already inspected--plumbing, and final construction. According to the builder it has a TCO. Another question? the condensate drain for the furnace was pvc connected to copper that ran off into the wall. I have read that the condensate from a hi-efficiency furnace is extremely acidic--is it ok for this discharge to run in copper? Pete

I just got back from an inspection in Brooklyn, NY. I saw something I had never seen before--a Tankless Water Heater mounted outside. It was an Aquastar Model 240TX. It said right on the unti that it was rated for indoor/outdoor use. I am going to attach pics but let me try to describe. It was on the third floor in between a balcony and a window. From the balcony floor the unit started 70 inches up and 6 inches over. The electrical disconnect was over the balcnoy 87 inches up. From the balcony you could not reach the gas disconnect. BUT from the window in the next room you could stand on the window sill and lower the top sash and reah the tpr and the gas disconnect and the water shutoffs, but not the electrical disconnect. In addition the tpr was three feet over the balcony floor but did not line up--so it was really 12 feet above the terrace below. SO far I am thinking disconnects are not readily accessible and TPR places people in jeopardy. OH-I almost forgot the intake for the hi-efficiency Trane furnace is only 24inches away from the exhause for the water heater. That can't be right? Tell me what you think... Pete pete@inspectyourhome.net Download Attachment: View from ground better.jpg 679.77 KB Download Attachment: external tankless water heater.jpg 692.15 KB Download Attachment: external tankless water heater.jpg 692.16 KB Download Attachment: Electrical disconnect 87 inches off the floor.jpg 585.61 KB

Kurt has a good point. 20 years ago who would have thought that a chain would replace almost every single hardware store and scores of building material suppliers?? Pete

I do not think I have ever seen them out here. I can not even find a reference to H-clips in any set of plans that I have. Pete

Good point on the casement vs awning. Is the 200 inferior to the 400 or just available in less sizes? Same ?? for 400 vs 600? Last year at the Architectural Digest show I looked at an Italian Mahogany window--the action was incredible the asethetics were wild a 3050 was like $2k, there front doors started at 20K--oh man what life could be with a few million extra $$. Pete

I know everyone here is hesitant to give their opinion on topics but please help me (sarcasm). I am getting ready to build myself a home in the Lower Hudson Valley of NY. What is everybodys choice of windows? WHat would you use if the money was unlimited? What would be a balance between price and quality? Pete

After the first night she started sleeping 8-9 hours a night in two bursts; varying splits-- (4&4, 5&3). My wife and I recognize that we are lucky. My aunt keeps threatening to call child welfare--she suspects we must be drugging the baby. Just lucky I guess. I agree with you the liability is probably higher. We try to mitigate it by using a solid agreement and written report with photos. One lawyer I have done these with has used us for two buildings and given us one referral. So hopefully it is worth it. Plus they are alot of fun.. Pete

For "Home Inspections" we use a compueter generated home inspection software with pics. However we get some calls from people buying commercial or multi family (3 or better) buildings. These people do not want to pay for a "Full Home Inspection" and they are prepared to spend money for ongoing maintenance. For example I discuss with them that a FUll Home Inspection will tell them which faucets leak, which outlets need gfci, etc. Or we do it on a consulting basis. This tells them about the plumbing as a whole --lead service pipe, galvanized pipe--things that could require redoing the whole system. Basically it is at their pace, "A walk and talk", they sign an agreement that informs that we are not doing a Home Inspection, that we are not following any standard just walking around the building answering their questions and pointing things out. At the end they do receive a documant summarizing the things that we discussed. We charge $250 for the first hour and $150 for every hour there after. I am posting this because I have been reading abour guys that do pre-listing with no report. If someone wanted I might do this for pre-listing. However I worry about that. Not because of Liability but because of this phrase "People's perception is their reality." We know that the seller who paid us for this limited inspection (pre listing) signed that we were not doing a detailed inspection. But after the next Yahoo comes in for the buyer and does a detailed inspection, I fear the seller might think he is alot "better" than us. We hear all the time from buyers and sellers "Wow you guys are alot more thorough than...." I like that. I like finding a lead service pipe that alot of other inspectors missed or did not know about.. SO what does everyone think about offering different services? and am I off base on the fear of people paying for a limited quicky breeze through-pre listing and then forgetting that we can be mroe thorough when they are buying?? This message board is great, home today with the almost 4 week old, great source of entertainment for me. Feels more productive than the TV. Pete

Hats off to George, many thanks for your rapid assistance. I owe you a beer for sure, maybe at some conference. The clearance issue would not fly here. Even if you could get a city inspector out they would never care about that. As a builder I am very familiar with the city inspection process. It is a joke, the only inspections that are always done is Finish plumbing (to authorize a gas meter), Final construction, and Final electric (which is often after the temporary CO has been issued and the home is occupied. NYC may also spot check for the rough plumbing but the plumber just files papers saying he promises he did it right. That is it no framing, no rough electric, no rough mechanicals, no foundation, no pre-backfill, no pre electric meter (the utility company does check to see that the service equipment is proper and that a ground exists). I think it is due to this ridiculous inspection schedule that we are seeing an increase in inspections on New Construction in our area. Thanks again for your help. I really appreciate it, if you ever need anything you have the number. Pete

I just finished an inspection on new construction and this setup has me running in circles. The wh is the smaller pipe and the mid efficient furnace is the bigger. Is this setup ok? I know the smaller appliance should enter above, but how about behind? The wh flue is on a higher plane. Thanks, Pete Normally we have 2 days to send out reports but buyer is paying extra for fast report. So I am under the gun. Download Attachment: 01-26-04 024.jpg 1119.85 KB

Another thing I've found useful is to carry an assortment of old fuseblocks. - Jim Katen, Oregon Why are you carrying the fuseblocks? We also carry foil tape and cover up other peoples holes and tell people that is a patch until properly repaired. George--I could give you a great answer but I am sort of tired. So suffice it to say that I think we could win that one. I also think that most discussions about liability miss the NUMBER ONE reason people sue--poor customer service. In one of my prior careers I was an innner city Paramedic and there were alot of studies that said that if you were nice to the patient you could make tons of mistakes and it never turned into a complaint. I have seen a great amount poor quality healthcare that people tolerate because the provider was polite, friendly, gave the person dignity and conversly be cold, distant, caring and you could give textbook perfect care and see a never ending tide of litigation. Be professional, be as smart as you can, admit what you do not know and then go get the answer and deliver it promptly. Good service= happy customers... If you are the most technically proficient inspector and you don't have what I like to call the "Dog and Pony Show" I think your career will be limited. Pete I think I just drifted alot.. Pete