inspector57

I send out a "preparation for inspection" addendum along with my inspection agreement. Some times it works but mostly they don't read or bother to forward it to the sellers or their agent. But it reduces the crying when I inform them of the additional fee to come back[:-weepn]

2012 IRC E4002.11 Bathtub and shower space. A receptacle shall not be installed within or directly over a bathtub or shower stall. Arguable depending on where you place the emphasis when reading the rule as to within a bathtub... or within a bathtub... ...stall. I would call this out just like a pendant light hanging over a tub. Maybe if the tub deck was not there and it was a free standing tub a few feet away, but there is no doubt that if a window was on that wall it would have to be tempered because it forms part of the enclosure of the tub. Also, E4003.11 Bathtubs and shower areas. Cord-connected luminaries , chain-, cable-, or cord suspended-luminaries, lighting track, pendants, and ceiling -suspended (paddle) face shall not have any parts located within a zone... This zone is all encompassing and includes the area over the tub or shower... Even if it is not covered in the specifics of the code, it is a DUMB place for a TV and I am going to tell them lest their survivors come asking me why I did not warn about this!

I think the "manufactured homes" part is how they get away with it. Different rule books. My mistake, you did say "modular".

So, I'm curious. How come the word "deficient" doesn't show up in your boilerplate? Part of the mandated report form. There is a check box marked "deficient" that precedes the section. In the form, Each sections comments has 4 mandated boxes for Inspected, Not Inspected, Not Present, and Deficient with all of the comments following.

This is my boiler plate for FPE stab-loc panels. The electrical panel in this home is a Federal Pacific Stab-Loc. This type of panel is known for higher incidence of failures / safety problems. It is my opinion that it is a fire hazard; REPLACE the panel. See http://www.inspect-ny.com/fpe/fpepanel.htm for more information. And by the way our state mandates using the term deficient and defines the term by the same mandate. "(5) Deficiency-- In the reasonable judgment of the inspector, a condition that: (A) adversely and materially affects performance of a system, or component; or the (B) constitutes a hazard to life, limb, or property as specified by these standards of practice."

I would treat the area as if there is a moisture problem (there is) and use an appropriate vapor barrier under the flooring. There may not be enough moisture to cause a problem with the framing lumber, etc. but a real hardwood floor is much more moisture sensitive. Take precautions.

Those mechanical vents are totally OK to use... IF this is a MOBIL/Manufactured home. Otherwise it is no Bueno.

When I bought HI Pro in 2007 these same questions were being asked and answered. You could search Dom's website which has a forum with archives and a search function. Same approach, a dozen or so templates to choose from, Texas templates, earthquake templates, 4-point templates, and then you customize it yourself. HI Pro can be customized on the fly as you write the report and that report can become a template. Simple. I'm not seeing anything new here, in other words. What amazing breakthrough do you have for us? Agreed. I too use HIP and although I'm definitely no expert in use or configuration, the software seems to already do pretty much everything listed. I use an iPad mini in the field and pretty much write the report while I'm onsite and use a separate camera for everything. Sync the iPad through wireless network to my home computer, plug in the SD card and batch load all of the photos. I look at each photo exactly once and chose to use it or not and where it goes in the report and generate the report. The photo editing software is much quicker than my old method of searching for the photo and pasting into the report back when I used Word. I do use the optional hosting "in the cloud" which also sends out links to the client and agent automatically as soon as I upload the finished report. The term "reinventing the wheel" keeps going through my mind.

Internet access is NOT a certainty. At least portions of any system must be stand alone. Uploading later is fine but relying on internet service in the field is a no go for MANY areas. Even phone service can be spotty. In my opinion a web based app for home inspections is not dependable enough for me to rely on yet. I have two of almost everything, more if it is important. I carry four cameras plus my phone and batteries our the wazu . While my current system must be uploaded to get the report to the customer, I can actually write the report in the middle of a power outage with no internet connectivity.

I am not a fan of flat roofing and I'm not nearly as experienced as you with flat roofs but I find "Do it right, which isn't hard, they last forever nowadays." really hard to believe unless you mean "with proper maintenance" to be added to that statement. Not trying to be argumentative, trying to learn. Please expound.

Not being all that familiar with wells, this may not be a real concern, but would the stiffness of UF cable no be a major pain to deal with in a well application?

Try the TPREIA website (Texas Professional Real Estate Inspectors Association) You might find a familiar name there. I'm a member but I'm not familiar with Austin area inspectors. http://www.tpreia.com

Agreed. I suppose you could get away with high soil if there are no termites but burying the bottom of the brick here is a no-no. Of course the vast majority of foundations here are monolithic slabs and the bottom plate is usually only a couple of inches above the brick ledge.

Just don't let him talk you into "french drains". You need to move the dirt around to create drainage swales. Click to Enlarge 54.07 KB

I'm going into my third or fourth year with Streamlight Stinger DS LED after retiring my larger Streamlight to the backup. My only wish is that it was more adjustable from a tight spot to a flood setting. It is a dependable workhorse that lasts the entire day without recharging.

What about the placement of the external regulators (external to the furnaces) in close proximity to ignition sources? I'm not sure how the clearance applies to regulators serving a single appliance but on main regulators such as on LP systems a clearance from ignition sources (3'?) or a vent extension is required. I agree, I need to read up on these higher pressure systems.

I count 6 defective items, two on each furnace.

Might actually be a home warranty rather than disaster insurance.

I would suspect just rain and freeze/thaw more than "acid" rain... but what do I know? No acid rain here to deal with.

Totally agree.

I plan on people being late. I carry a Supra key because agents are late. I deliver the inspection agreement and ask for it to be returned electronically so I don't have to deal with that at the inspection before I begin, because people are late. IF I have to rely on someone to unlock and they are late, I begin without them and call the agent or whoever was supposed to unlock. As others, I can easily spend 45 minutes to an hour outside between the roof, grade, electric and water. I have already "spent" my time when I booked the inspection so I really have nothing more to lose by inspecting even if they never show. I have enough time to do the entire inspection built into my schedule and so long as I am productive while waiting I am not getting behind. 95% of my inspections are started with no one else there and I like it that way. In fact I recommend my clients give me 2-3 hours head start and then show up toward the end of the inspection for an overview, payment, etc. Even if they never show, I complete the inspection and handle everything by email or phone. Bottom line, plan on people being late and you won't be disappointed.

Or have an "up" arrow in the diagram.[:-dunce]

You need to check the manufacturers installation instructions but I have never seen a prohibition on installing CSST outside, nor on those valves. I would recommend rodent proofing the entry point.

Similar deal here, scrap yards require photo id and the paper trail tends to dry up the crack heads easy money stream. It is rare that I see a stolen condensing unit now.

Usually I would expect to see a dead fronqtscrewed in place to cover live parts.