resqman

Can you provide IRC or NEC references supporting your position?

Could you please reply with the specific sections numbers of NEC and IRC? I have both and would be happy to review to learn more about the error of my ways. I agree what I posted is the min. working space, which is revalent to the picture in the original post.

I was wrong. It is 6'5" not 6'8". I thought it was the same height as doorways. E3305.2 Working clearances for energized equipment and panelboards. Except as otherwise specficied in Chapters 33 thorugh 42, the dimension of the working space in the direction to panelboards and live parts likely to require examination, adjustment, servicing or maintenance while energized shall be not less than 36 inches (914 mm) in depth. Distances shall be measured from the energized parts where such parts are exposed or from the enclosure front or opening where such parts are enclosed. In addition to the 36-inch dimension (914 mm), the work space shall not be less than 30 inches (762 mm) wide in front of the electrical equipment and not less than the width of such equipment. The work space shall be clear and shall extend from the floor or platform to a height of 6.5 feet (1981 mm). In all cases, the works space shall allow at least a 90-degree opening of equipment doors or hinged panels. Equipment associated with the electrical installation located above or below the electrical equipment shall be permitted to extend not more than 6 inches (152 mm) beyond the front of the electrial equipment. E3305.3 Dedicated panelboard space. The space equal to the width and depth of the panelboard and extending from the floor to a height of 6 feet (1829 mm) above the panelboard, or to the structural cieling, whichever is lower, shall be dedicated to the electrical installation. Piping, ducts, leak potection apparatus and other equipment foreign to the electrical installation shall not be installed in such dedicated space. The area above the dedicated space shall be permitted to contain foreign systems, provided that protection is installed to avoid damage to the electrical equipment from condensation, leaks, and breaks in such foreign systems., (see Figure E3305.1). E3305.7 Headroom. The minimun headroom for working spaces for service equipment and panelboards shall be 6.5 feet (1981 mm).

Top of panel cannot be more that 6'8" above the floor. Required to have 30x36 clearance in front of panel. Looks like at least a few things to write up.

Loose the bold color stripes around each section. Distracting. The first color used is orange and so I assumed that meant this was all caution or problem stuff. Then it changed to blue and it became even more distracting.

It is my understanding that we cannot use the words RECOMMEND or RECOMMENDATION in the summary section. We can and should call out items to be repaired.

Not really sure what your questions is... The compilance worksheet is used by the licensing board as a first pass through a report to ensure it meets the basic min standard for reporting. It is really more of a guideline than a legal document. There is great debate about "improper recommendations to upgrade or enhance". Lets say a house was built in 1960 and does not have GFCI or AFCI. The theory goes that GFCI and AFCI were not available and not required when the house was built so it would improper to call these out as Repair Items. They could be listed as Safety Items and placed in the summary section. They could be listed as Recommendations but only included in the body of the report. As mentioned earlier, the state requires 4 hours mandatory training annually. During these CEUs, the state spends more time to explain what it thinks it means. The licensing board meetings are attended by home inspectors who ask pointed questions of the board and the board sends the question to committee to be hashed out. Home inspectors can volunteer to be on the committees. I have attended a number of committee meetings and licensing board meetings. There are several key people on the board who have strong ties to agents and see their role to make the real estate agent views met in the home inspector licensing. Other key board members are more home inspector oriented. In reality, home inspectors write reports daily. Only if someone complains to the board do reports ever get reviewd by the board. In theory, the board picks inspectors from random and requests 3 reports to be reviewed for quality control on an ongoing basis. The people who would do that are too busy working the backlog of formal complaints against inspectors to randomly perform "quality checks". Changes to the licensing law were just passed last week by the house and senate and are awaiting approval by the gov. They made some minor changes to the summary page statement. Most of the law changes have to do with pre-licensing training and qualifications. NC House Bill 1007

Some meter panels are also the service panel. Depends on the configuration. The top of the panel in this picture in the meter panel while the lower section is the service panel. Remember that it does not have to have a single main breaker, it can be up to six throws in the service panel. Click to Enlarge 57.37 KB Click to Enlarge 36.69 KB

Yes, Yes, Potentially. Have the problem corrected by a licensed plumbing contractor.

Is there a P trap for the washer? What about water freezing in the exposed pipe. What about PVC not rated for direct exposure to sunlight? How about improper slope of the pipe and lack of support for the vertical pipe. Why install an air vent when it can be directly vented to the exterior? This is definitily DIY and does not meet any plumbing standard. Condem the entire thing and replace by a licensed plumber.

Well, think about who wants/uses a Summary Section: Agents. Agents only want stuff in the summary section they are have to deal with. So if you want to "recommend" something, then include it in the body of the report. The Real Estate Lobby is very strong and applies a lot of influence on law making around here. "There is absolutely no discussion of all the extraneous stuff that seems to inflate HI reports." If it is extraneous stuff, then it probably does not need to be there. "If they told me I couldn't have recommendations, I'd simply change my viewpoint from recommendations to "defects I think should be repaired or addressed". How would that fly in NC?" "Recommendations" can not be in the Summary section but they can be in the body of the report. Again if the Summary section is really only for the agents, they only want to know what they have to fix. Recommenations are recommendations and not repairs. Basically if you feel strongly about a recommendation, then you need to figure out how to make it a Safety Item or Repair Item. You are thinking like an HI not an Agent. Agents do not want to have to pick through a report looking for items. They want a single section that only lists the stuff they care about. All the rest of the stuff in the report is just in their way. So they convinced the Licensing Board to require a Summary Section and it can only contain Safety Items, Repair Items, and Further Evaluate items. The body of the report can include as much other stuff as the inspector cares to pad the report with. The licensing board does specify what must be included as a minimum in the report. Typical descriptions of plumbing type, electrical sizes, roof type, etc. Here is a link to a Compliance Worksheet they use when the review reports to confirm they meet the min. standards of the licensing laws. http://www.ncdoi.com/OSFM/Engineering/H ... ksheet.pdf The licensing board has a mandatory 4 training each year. They pick the topic and write the course. Basically it is a report writing class. Well how to write a report that would the board happy. Each year they want lengthier descriptions of the problem.

I am saying that almost every house I inspect that has adhered manmade stone does not provide adequate space above hard surfaces and there is never a weep screen at the bottom. The documents provide a source to show the builder that his subs did it wrong.

http://www.culturedstone.com/technical/ ... etail1.asp Download Attachment: Cultured Stone Flashing Detail.pdf 48.76 KB

Different states have different rules. North Carolina does not allow Recommendations in the required Summary section. Recommendations can only appear in the body of the report. In North Carolina only Safety, Repair and Further Evaluation items are allowed in the Summary section. Unless it is a mandatory description of the property (supply pipe is PEX and waste is PVC), anything you find is going to be one of these 3 categories. Otherwise basically it is not worth mentioning at all. Many of what I would consider Repair Items, you Recommend or Suggest. You also push way too many repair items to the maintenance section. Nah. They are not functioning and need to be repaired. Take a stand and declare a need to Repair. That is why they are paying you. They want an opinion they can take to the bargining table and demand the seller fix or give them a reduction in price. I would suggest you simplify your numerous Definitions to only five areas. Safety Item, Repair Item, Further Evaluation, Maintanence Item, and Recommendations. Once you simply your definitions, it is much easier to write the report. It simpler for the buyer and seller to understand. You focus on the problems and stop worrying about the severity. It is unsafe, broken or needs an expert to clairify through invasive techniques. Safety Item: It is safety hazard and should be made safe. ex. There is a abandoned vertical pipe buried in the back yard with no cover. This is a trip, lose your baby, twist an ankle hazard. The pipe is not in need of repair, it is just a safety hazard. Repair Item: It is not functioning, is damaged, cracked, broken, missing a piece, whatever. Repair For ex: You reported the hose bib handles are missing or damaged. This is not deferred maintenance, it is broken and needs repair. Further Evaluation: You got a problem right here in River City but I am not able to identify the exact cause. You need a licensed contractor to further evaluate these specific issues, X, Y, and Z as well as design and implement a solution. Ex: The electrical panel in the garage is buzzing. Breakers and panels should not buzz. Further evaluate the entire panel and all its components to determine the source of the buzzing as well design and implement a repair or replacement by a licensed electrical contractor. Ex: You got water stains on the wall under the window. You need someone to find the source of the leak through invasive investigation and repair. Maintenance: Clean you gutters, change your filters, replace smoke detector batteries, replace washing machine hoses every 5 years, drain water heater, etc on a regular basis. Peeling paint is not maintenance, it is a repair item. The paint has failed and is no longer providing adequate protection. Repair. Recommendation: Recommend upgrades to prevent issues in the future. Paint, stain or seal all exterior wood structures like fences and decks to prevent deterioration. Install weather stripping around the attic access door to prevent energy loss. Recommend you upgrade all circuts to provide AFCI protection. Recommend using the fewest bends in the dryer hose. Recommend installing window tint film on the sunny side of the house to reduce fading and UV damage to the interior of the house & contents as well as reduce air conditioning load.

The last paragraph page 11, they do wrong everytime. Requires a 2 inch gap at the bottom and at least 4 inch above grade. "Verify that all flashing including roofing kickout flashing has been properly installed. Although roof flashings are not part of the wall cladding system, they are necessary for proper moisture management. Flashing material should extend above horizontal terminations, roofing material, and drainage planes or vent mat products. Weep Screeds and other base flashings should be held a minimum of 4â€

This is the statement the North Carolina Home Inspector Licensing Board requires verbatim be inserted into all reports where Poly is observed. Polybutylene plumbing supply lines (PB) are installed in this house. PB was used as water distribution piping in many homes built from the mid 1980’s until the mid 1990’s. The piping and associated fittings have had a failure rate and subsequent leakage sufficient to have been the subject of several nationwide class action lawsuits. Copper and brass fittings used in later years seem to have reduced the failure rate, but the piping may still fail due to problems with poor installation, improper handling, or chemical reaction with the water supply. The piping in this house has (circle which apply) Brass/Copper – Plastic - fittings. For further details about the piping and your rights under the class action lawsuit settlements contact 1-800-392-7591 or visit the Website http://www.pbpipe.com . You may wish to have the plumbing system evaluated by a licensed plumbing contractor.

Posters periodically mention they carry various tools in their pockets, had kids rummaging through their tool bags, go back to the truck for various speciality tools, etc. How do you Tote Your Tools to an inspection? Do you bring just a few essential tools in your pockets, wear a tool belt, drop a tool bag at a central location, or some other hybrid method? Do you use the same method and take the same set of tools when you enter a crawl or attic space?

• There is cloudiness and condensation in the window closest to the garage door. The seal has failed on this window. Have replaced by qualified contractor if this condition is not acceptable. Double pane windows provide insulative quality beyound single pane windows. If the seal has failed, they no longer provide the insulation. They have failed. They need to be replaced. The condition is not acceptable. Consider excluding the photos of the exterior. Sometimes defective items show up in the background that you may have overlooked. The photos in the rest of the report are close enough that the only thing you can see is the defect. The possibilty of an overlooked defect sneeking in is very slim.

I am a little confused by all the discussion about using 3rd party photo manipulators. I take the memory card out of my camera, jam it in the laptop and Windows uploads to the Picture gallery automagically. I double click on the first picture and it displays a slide show pageing through all the pictures. If any pic needs modifing, click on FIX. Adjust exposure, crop, rotate, etc. all from Windows. I use Word as my report writer. Write text in document. Click INSERT, PICTURES, select picture folder, scroll to pic and double click. Pic pops into document. Click INSERT SHAPES, click on Arrow or Box and highlight problem area in pic. Move on to next issue. What am I missing by not using the photo software?

You are confusing single strand Branch circuits with single strand Dedicated circuits. The Branch circuits have lots of points of connection. Four connections at each receptacle as hot and neutral come in and leave for the next receptacle in the circuit. Lots of places to have arcs. Dedicated circuits had a connection at the panel and one at the receptacle. Fewer connections so few locations to arc. Very common to see single strand aluminum on dedicated circuits for ranges, dryers, A/C units, wall ovens, cook tops, etc.

BBB sent me my renewal couple of months ago. They had lowered the renewal price this year due to the ecomony. I get two-three jobs directly from BBB a year. Pays for the membership. I get a postcard once a quarter listing how many people checked out my company. Usually about 50 hits a quarter. I believe that BBB may not be the ONLY reason that some clients chose me but it may be a contributing factor. I have a link on my website so people who view my website can click directly to my BBB listing to confirm my membership. BBB has implemented a new rating system A+, A, A-, B+, B, B- etc. They develop the company rating based on a scale they developed.

I used Vistaprint. They have a bank of logos that you can use. I chose one of their logos, chose the colors, font for the text and had them printed. Generally order 5000 cards at a time. Give them away like candy. I have a direct mail marketing campaign and mail out several hundred cards a week along with personalized letter on letterhead. They also print my letterhead, return address lablels, postcards, and leave behind cards. Lots of theory about business cards. Many people say the cards must have your picture, full color, and glossy. Some say the back must be blank so people can take notes. Others add stuff to the back to make the cards more informative. My biggest gripe is the font is always so small you cannot read the phone number. The only thing people want to know is your phone number and maybe email address. Nothing less than 12 pitch for those two items. I believe they are 16 pitch on my cards. Don't need your glasses to read the phone number. What to include on your cards is a matter of personal taste. I don't have my physical or mailing address. Customers are not going to visit me or mail me anything. They need my phone number, my email, and my website. If they need any other contact information, use the what's on the card to get it. My card has my name, license numbers, phone number, email, website, and logo in large fonts so is easy to read.

Client: Would you buy this house? Inspector: No thank you, I already have one. Buying houses for flipping or investment is based on the idea of buying cheap, fixing cheap, and selling expensive. If the buyer buys cheap, but fixes expensive, then the profit may not exist. If the buyer has to hold the property for a long time because the repairs take longer than expected, or are more extensive than expected because of hidden damage, or the market crashes, there is little or no profit. As a home inspector I do not know your financial status, the selling price vs. the potential price post renovation price, or the amount of money the investor plans on spending on the flip. There is no way I am going to recommend a property is a good deal before or after an inspection. I don't have enough data to make an informed decision and more importantly not my job. Any property will sell if you pump enough money into the propety and drop the price low enough. You're confusing home inspectors with fortune tellers.

It was reported on another forum that someone googled a particular topic and the topic was being discussed on the forum. The forum came up as one of the google hits and the posting was only 24 hours old. While we may tend to think of TIJ as a semi-personal discussion being held at the back of a bar among friends, it is available for all the world to view. Your clients may be googling you and your company. What you say and how you say it could help them decide to choose you over your competitors. Good grammer, coorect spelling, knowledgeable responses, and a friendly demeanor will reflect well of you.

Interesting. I think Times New Roman is a blight on humanity and should be stricken from the plant forever. I use Verdana 10pt for reports which are almost exclusively delivered electronically.