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About housewhisperer

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  1. In the end, many of the discussions regarding report writing are about what works for individual inspectors and their clients - not about any single "right" way or one-size-fits-all method for conveying the inspection information. I hope that this concept doesn't get lost in these threads. This should be about points of view regarding different approaches to the same issues, not about any one individual's perspective being superior. I try to provide information regarding my own rationale for why we chose to take the approach we took and don't presume that it's the only approach or the "bes
  2. Mike, I think your approach is every bit as valid as my own. I've alway held that a home inspection isn't an inventory of everything that's okay; it's about what's not okay. However, it's important to remember that some states which regulate home inspectors require both that reports document whether or not a system or component included in the state-mandated inspection standards was present and whether or not it was inspected. Our approach was never about having to say something about every system and component. It was about eliminating any question regarding whether or not we inspected
  3. Did you read my entire post? The term "inspected" wasn't simply dropped into the report with no reference. It was clearly defined in the report glossary. In addition, certain glossary terms which were typically applied in every inspection were also listed and defined on a single page at the beginning of each section of the report and we explained them to and discussed them with our clients. The reason for using "inspected" to indicate that no adverse conditons were found for a given system or component was to document that the system or component had, in fact, been examined in accorda
  4. A glossary accompanied our reports because we believed that "ownership" of certain terms used in the report was important both for clarity and risk reduction, We used the term "INSPECTED" when a system or component had been examined and no adverse conditions were found. We defined "INSPECTED" as: When any system or component is so designated, it shall mean that it was examined in accordance with the scope of work as specified for the inspection and found to be performing its normally intended function or operation and no adverse conditions were observed at the time of the inspection. The under
  5. Mike, You're correct - direct vent or electric are permitted IRC G2406.2 (303.3) and UMC 904.5. My particular jurisdiction, bing the overly cautious jurisdiction that it is, still won't permit any gas-fired appliances in clothes closet citing issues regarding maintaining working clearances. But then, they also still require FVIR water heaters to be raised 18" or more above a garage floor even though the NFGC approves them for placement directly on a garage floor. Thanks for the correction. They permit gas fireplaces in bedrooms as well. Go figure. Having experienced CO poisoning once, I wo
  6. Your description sounds like the closets are clothes closets. I can find no code references which permit the installation of gas-fired heating appliances in bedroom clothes closets – for good reason. Clothes closets are used to store combustible materials. Regarding the installation of central heating boilers, furnaces, and water heaters in closets that open directly off of bedrooms or bathrooms and which are specifically designed and intended only for enclosing such appliances, Section 9.3 of the “2002 National Fuel Gas Codeâ€
  7. It’s hard to understand how three-tab composition shingles are incorrectly installed when the full installation instructions with illustrations are printed on every bundle wrapper but it’s a pretty common occurrence. The number, type, placement, length, and correct contact of the nail head with the shingle are all important. Experience indicates that hot dipped galvanized roofing nails work best as long as they penetrate through the plywood or OSB substrate or a minimum of ¾ inch into wood planking. The rough surface of hot dipped nails provides increased skin friction along
  8. AHJs here in Colorado didn’t require anti-siphon protection for hose bibs until the early 1990s. Yet, at the same time that there were no AHJ requirements pertaining to hose bibs, in the interest pf public health the Colorado Department of Health “Colorado Cross Connection Control Manualâ€
  9. Good question, Randy. Heck, sometimes it’s a chore to get anyone to sign the contract, let alone to know who all the parties to the purchase are or to get multiple parties to put ink to paper. Your “and/orâ€
  10. I’m merely keeping my word with this post. I don’t expect it to change anyone’s mind with regard to the opinions or positions they expressed earlier in this thread. In a previous post I said that I'd ask the attorney who recommended the specific contract paragraph that sparked multiple demonstrative comments whether or not, after fifteen years of use, he believed that it was still necessary or effective. I had lunch with him yesterday and asked him - his short answer was a categorical "yes." He said that he has successfully defended two home inspectors in the past twel
  11. Since the gas line to the gas igniter is in the firebox, the covering on the line may be an asbestos containing material. I spent some time online looking for information on coverings (asbestos and otherwise) on flexible gas lines and came up empty-handed. If your client wants to know what the covering is, you'll probably want to recommend having the material properly sampled and analyzed for asbestos. However, I don't think I'd spend the time or money. If there's a concern about the line, just have it professionally replaced with a modern, approved line. Just curious, was the igniter itse
  12. James, Good to see you back at the keyboard after the weekend. I think we spooked some folks. Oh, well... I guess we all write the way we write. Maybe my style was influenced by my particular academic background. Who knows? It really doesn’t matter. It's the way I've written all my life. You may have thought the new guy was puttin’ on airs and I may have thought you were trying to take me down a peg. I think we eventually learned that we just approach the same thing from different perspectives. After twenty-four years of reviewing badly written home inspection reports
  13. (Short version) an emphatic "NO" to both government regulation and to E&O insurance!
  14. Paul, Clarify something for me. Is it acceptable to install a non-GFCI protected duplex receptacle outlet in a garage to serve a single appliance such as a permanently installed central vacuum power unit or a freezer or would a single or simplex outlet be required? Clearly, a simplex outlet would reduce the potential for connecting non-permanent or easily moveable equipment to the unused half of a non-GFCI protected duplex outlet.
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