RobC

Have you tried tracing the lines back to a main shut off valve, perhaps in the furnace room. I sounds like you have a common blockage at a header perhaps. Mike, Would you stop giving away all my plumbing secrets. I make good plumbing bread with bread.[]

Ron, It's a mess The rain collar is not caulked and there is a 1/4" space all around the B' vent. The vent is exposed to water penetration and rusting the heater..........etc. I'll update this as I get the word from above.

Darren, From my conversation with the authorities on another matter a few post over, the maximum horizontal distance they've ever seen is 20'. The allowed distance varies according to manufacturer spec.

Update As all of you have alluded to- natural draft furnaces are not allowed to vent horizontally. From the authority's point of view the installation is improper. They did a site visit last week and found 8 new homes with this configuration. They're just as puzzled as I am about it and are investigating as we speak (or type).

The answer is: 0 and not allowed. I'll have the really big rubber baseball bat on the second shelf, next to the pink elephant.

Speechless [:-ghost]

Chad Awaiting your photos with baited breath.

As a general contractor and renovator for a really long time, I would verbally explain what I saw and suggest possible solutions. But I would never assume that responsibility as a home inspector advising my client. I recall a court case where the inspector had failed to inform his client to consult a specialist and the client acted on the inspector's advise with disastrous results. Now, I don't know the full details of it, it could have been a miscommunication and the buyer failed to follow directions. I don't like the idea of owning recommendations that fall outside my parameters. George, I know where you're coming from and I would preface my statement as "In my opinion, I recommend euthanasia but you should defer your decision until after talking with the EXPERTS" DL Mind if I lift your boilerplate?

As a generalist, you've identified several safety concerns and made your client aware of them. I'd be very cautious in recommending specific remedial action that could come back and haunt you. How would you justify your expertise in court for your recommendations? Let the 'experts' move in and take charge from here, inform your client to get specific help, Further Evaluation is recommended.

Do you have pictures? I've never seen mold wave, maybe I lead a sheltered life. If I found what you are describing I would default to further evaluation required . Sounds like an inspection from hell and I use my limitation clauses to it fullest. As a final word. I generally turn to my client and inform them that I knock off $40.00 on a repeat inspection, the price of the report.

Ice and water shield is used only on custom homes that specify it. When I see it, I go in partial shock for a second, not believing my eyes. Here is something you won't believe, we are the only Province out of ten, maybe the world, that still allows for eave protection...............POLY. Yes, I said the plastic stuff in a roll a.k.a. visqueen. And again the poor consumer gets the stick, no warranty, the manufacturer will void their guarantee on site. As I write this, it gives me the idea of including a construction scam link to my website for people to get the proper advise and avoid common pitfalls. Maybe we should all get together and write a book on the scams we run across. Construction Scams EXPOSED $29.95 plus tax What do ya think? BTW the roofing association calls it a California Valley. Why not! Lets blame the neighbours for our screw ups.

This has been going on for the last 2 years and I have just discovered it yesterday. I have a call to the manufacturer's technical support. The roofing association does not allow it but can't really enforce the industry. My quandry is the reporting of this roof as new and my client assuming it's under full warranty when it's not. I wonder if Dr. Phil has an answer?

A new way to shingle valleys Download Attachment: CaliforniaValley_M.jpg 70.75 KB This ingenious method had to be designed by the guy who developed the plug ins.

That was my understanding, heating 101. These homes are just built or under construction and inspectors everywhere.........in new trucks. Something I ran into last winter and the reason for not venting under soffits. Download Attachment: GarageVent2_M.JPG 53.16 KB Here is another one, 3 year old estate home. Download Attachment: GarageVent_M.jpg 45.16 KB

I've been running into a lot of this lately. Download Attachment: GarageFurnaceVent_M.jpg 61.92 KB A REZNOR unit (natural draft) heater hides on the other side or the garage wall. Installed on a 1.5 year old estate home in an exclusive gated community under construction that is common to other homes. Has anybody else out there encountered this? BTW, I have a call to the SCO for the area and I should get a ruling next week.

A collector's item. We'll start the bidding at $500.00

The idea is like sticking a sponge underneath the sheathing. One thing for sure, you'd never be able to this: Download Attachment: RoofCleats1_M.jpg 38.79 KB

I read ya Mike, I'll bet Fred Lugano supervises every square inch of his installations and he may be successful at it but he's the exception. My concern is vapour transmission through the vapour barrier penetration points that will eventually cause the damage. As a renovator, I've see lots of failures due to incorrect or lack of ventilation in wall, ceiling construction. I see theory butting heads with general construction practices here, kind of reminds me of the EIFS fiasco a few years ago, close to your location.

I can see a lenghty debate over the ventilation issue. In the real world of constuction, vapour, weather, and air barriers are never perfect hence you will NEVER find those components operating in absolute values. They both share numerous penetrations that compromise their integrity, and in short, ventilation must be included in the equation to keep the forces of mother nature in balance. Mike, "venting the deck while turning the attic space below it into a conditioned space." That concept would be called converting rafters into ceiling joists and the rules of ventilation apply here as well. I would obtain an endorsment from the AHJ before proceeding in unknown territory. Enclosing a system and expecting it to work according to one's calculations is risky business in my view.

Placing insulation underneath the roof sheathing will have a negative effect on the roofing material. It would not only void any guarantee but place the envelope at risk of moisture deterioration. Air, vapour and moisture barrier location and VENTILATION must be considered in the design mix for the system to work properly. Here is something that may apply to your part of the world that typifies good construction detailing regarding ventilation and the prevention of ice daming. Download Attachment: VentilationNIceDam_M.JPG 99.94 KB I can't locate the perm rating for the insulation in question, if anybody out there has that information it would be useful in the discussion. Mark, Maybe you could point me to the research your'e referring to.

Brian, If I read you correctly you intend on spraying foam insulation at the underside of the roof sheathing. Thereby freeing the ceiling joists of insulation that interfere with the installation of mechanical appliances. Right?

Brian, What do you mean by roof sheathing?

The engineering thinking is similar to epoxy relining of leaking sewer lines that have collapsed. Essentially they 'pull' a sock through the pipe and do their magic with compressed air and inject their secret formula. I've tried to get more information but the contractor wouldn't talk about the exact methodology. I'd say relining galvanized lines at this stage of its life would be a risky business. Download Attachment: GalvanizedPipe.JPG 228.17 KB Mike, What kind of guarantee do they offer?

Now, that you mention it Darren, yes, it looks like sewer gas moisture discharge. Yummy I'm showing you the best part of this inspection. I won't tell you what the bathroom fans, vented into the attic, did to the roof decking. Or for that matter, HOW they installed the sheathing. Then, there is the electrical panel..... This was the shortest inspection I've done...ever Oops, I see my client leaving in a trail of dust...... Can't talk Gotta go George, I'll take a rain check on that group hug.

One more reason for not allowing the sale of plumbing supplies to the general public. Download Attachment: LaundryTubVent_M.jpg 25.59 KB OK! So he had the presence of mind to extend it above the flood rim.....2 points.