Richard Stanley

http://www.forsalebyowner.com/listing/83D98 This is the oldest house that I have inspected or at least that I knew the date of. Lots of Fun. I guess some of you get to see them often - rare around here.

I agree with Sal (mostly) and appreciate his contribution. A few short years ago, I did 3 -4 per day. Now, at this stage of my life, I prefer only 1. When doing the 3 -4, I started at 9a and was never finished later than 8p. I work alone - no helper. I have never done a report on site and do not intend to. I am required to use a state mandated report. I have, over the years as most presumably do, developed a boiler plate that needs very little tweeking. This, alone, reduces the report writing time dramatically (point and click or drag). The time increased somewhat a few years ago when I started adding pictures. ( a little more point and click) Similiarly, the development of your personal mental images (experience and study) increase the speed of your ability to recognize defects. Pictures make a better and easier to under stand report. I do not offer defect correction information. Our real estate contract specifies who is to make repairs. ( I have good reason to doubt that anyone bothers to read that part) My reports average 14 pages. I include very few disclaimers, if any. - usually, only if I can't inspect an item. I, (I think), am very thorough. I get positive feedback and plenty of referrals. I do not furnish a summary. The report is a summary. I am in agreement with much of Sals comments here. This is not rocket science and the tendency of many to "over report" is quite often to their detriment. If it is broke or damaged, say so. It doesn't need 3 pages to explain why or who should fix it or when, etc. Clients are not going to read it anyway. I have heard of reports of 50 - 60 pages in duration. - a waste of trees. I believe in conveying my findings in the most concise, yet understandable, method possible. I very seldom get a call asking what I meant by a report comment.

2002 NEC 408.21 Grounded Conductor Terminations.- - Each grounded conductor shall terminate within the panelboard in an individual terminal that is not also used for another conductor.- - - Exception: Grounded conductors of circuits with parallel conductors shall be permitted to terminate in a single terminal if the terminal is identified for connection of more than one conductor. (bold and underlining is mine) Isn't this applicable? ie; identified for more than one.

IMO - The hole in the fire wall is not right - so, it is wrong. If you tell them about it, you are doing the right thing. They can decide whether it is important to them or not - you are just the messenger. Reporting it to them is better than the alternative - not reporting it and wishing you did.

3rd breaker connection down on left double lugged??

Those shingles only have 2 or less fasteners???

I know some of the parties involved. I do not know who the inspector was. I was told that he was not named because he "didn't have any money". The Broker at CB now does not recommend any inspector to their clients that does not have E&O. She also tries to control every little thing about all transactions. She will not pay the agents unless they have a copy of the inspection report in file. It used to be all women there - I guess they have a couple of males now. I always refer to it as pantyhose palace. I would like to read the transcript of the court proceeding. Edit - HIs do not inspect for or remediate mold in Texas unless they are separately licensed by the department of health to do so.

Walter, did they have cameras back then? (tongue in cheek) Mike, I think I've heard of the computer software that you just talk to and it types for you - voice activated something - can't think of the name of it - no point in paying a secretary.

"Don't put pics mixed in with text." I disagree. I keep the associated visuals with the report item. Why would you talk about the bathroom problem while you are standing in the kitchen and then take them into the bathroom to show them what you are talking about?

Curious M1506.2 Recirculation of air. Exhaust air from bathrooms and toilet rooms shall not be recirculated within a residence or to another dwelling unit and shall be exhausted directly to the outdoors. Exhaust air from bathrooms and toilet rooms shall not discharge into an attic, crawl space or other areas inside the building. Underlining and bold are mine. IRC M1501.1 Outdoor discharge. the air removed by every mechanical exhaust system shall be discharged to the outdoors. Air shall not be exhausted into an attic, soffit, ridge vent or crawl space. 1501.1 says air shall not be exhausted into a soffit.. Does that mean a soffit or thru a soffit vent opening? If the subject question involved a back flow damper, it seems it would be acceptable based on 1506.2. I keep hearing about icing of condensation at soffit vents - we don't have that problem here. How come the code people keep changing the numbers?? In 2003 edition 1501.1 was for clothes dryers exhaust. Inserted quotes are 2006. Dammit! I just noticed this thread started over 3 years ago...Oh well.

Kurt, I like that feature (pic in pic), but, I probably won't get it right away. Now I just take a digital pic of the IR photo subject area and put it the report beside the IR pic, then add in some arrows, text, etc. Works ok - no complaints.

Several. High ceilings and walls where moisture was very recent and gypsum had not shown stains (mold) yet. Could I have found them? Yes, if I wanted to spend who knows how much time scanning the whole ceiling and walls with a moisture meter. I have no imagination about how many I didn't find prior to IR. You can scan the whole room in a few seconds with IR. Also works well with missing or inadequate insulation. Remember, It gives you the indication - you still have to confirm the anomaly.

There have been several previous discussions pertaining to IR use. I do not do energy audits. I sort of looked into it and didn't see the $$. I do use IR for all my inspections. The word travels. I have received requests from builders, HVAC contractors and Plumbers to help them find problems. I am sure there is a market for IR only, but, I haven't pursued that. Probably won't. I stay busy enough with HIs. Since you mentioned the subject, I am wondering if Kurt ever got an IR cam. Kurt??

If it is too hot to bathe without adding cold water, it is an energy waste. Temps over 120 are scalding hazard. Mine stays at about 112.

That is a good piece. If there was a generic one (not NC specific) without the suggestion of price shopping by a Realtor, I would buy it.

c-"2) report as in need of repair accessible doors that do not operate properly, excluding locks and latches; " That applies to interior doors. e-(2)Report as in need of repair deficiencies in the condition and operation of exterior doors and garage doors, including locks and latches when present. Edit: I ususally note the absence or defect of privacy locks on bathroom doors - been doing it for years...not sure why - must have got it from somewhere. I can't locate any code reference right now, but, there must be a reason most bathroom doors have locks installed. I don't think the builders would install them out of pure charity.

"garage receptacles dont require GFCI." In Canada??

Randy, The AFCI requirement went into effect with the '99 NEC!! Edit: I have not found a defect free 'new' home yet.

Jim Morrison Do you, or anyone, do radon testing in Mexico?

"we are not code inspectors" I keep reading that on the forums. We really are. Most of what we do is based on codes and/or manufacturers installation instructions. I have no problem quoting code to clients and, in fact, do it frequently, especially when it is a safety issue. Coincidentally, I found a gas furnace in a bedroom closet yesterday - a prohibited location. The installation didn't meet any of the exceptions. - by the way, the house was 40+ years old. After I give them the info, I take Brians position - I don't care if, when, how, etc., it gets fixed. I did my part.

Jerry is quite active on the inspectionnews.com forum.

That worked. You're a genius!! Thanks

Mike, I am unable to log on. Obviously, I can post replys, so that works ok, but, there are a couple of categories that I can't open, ie; open discussion, professional qualifications, etc. When I try to log on it tells me that I am logged on and then I can't open those things. - been going on for a few weeks now - sometimes I repeat the process a few times - help!.

I use it. See previous posts in this thread.

Chad for President. He is undoubtedly the best candidate available in the State of New York. (I know that is not saying much, but, meant as a compliment).