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  1. If efficiency isn't a factor, then your only concern is how to get every drop of mineral oil out of the coil. - Jim Katen, Oregon I was under the impression the R-22 refrigerant's working pressure is much lower than newer the refrigerants. If the condenser and refrigerant are upgraded, wouldn't the air handler's components have to be upgraded as well in order to handle the newer refrigerant's higher working pressure?
  2. Actually, that is pretty cool. Might have make one myself!
  3. Looks like 90+% of the decks built in my area. I just love it when I write it up, and the Realtor says "look at all the other decks on this street, they are all built the same way and of course they do not meet the building standards of today, they weren't built today"....
  4. Just last week a buyer's agent said that I needed to submit a letter for the mortgage company stating all utilities were on and functional at time of the inspection in which I completed over a month ago. Unlike the above letter, there was no mention of any HUD requirements. This was the first time I had been asked to do this, but didn't see any harm in stating in writing that the electric and water was on and working during the inspection.
  5. Hey Dominic, I heard they are coming out with a 10" version. Any word on when or how much? Thanks. Robert
  6. Look what I found during my inspection today. Guess I am not the only one to have "illegally" used a wye..[:-dunce] Download Attachment: Wye under kitchen.jpg 247.13 KB
  7. 2 traps are typically not allowed to be installed on a single arm. UPC-1001.1 / IRC P3201.6 for example. Interesting. I can't count how many times I have installed a wye with 2 traps below the kitchen sink in order to connect the sink and disposal. I have even used a double wye with 3 traps to connect three compartment sinks in restaurants. Never knew it was against code to do that, good to know! Yet another reason to participate here. Thanks!
  8. I believe S. Gregg stated he had already "replaced the diverter T", I assume this would mean one with a baffle. If a Wye is used at the wall, then the sink and the disposal can each drain independently without the use of a Tee. Of course each would need its own trap. Like Scott said. This is an easy fix for a plumber, when in doubt, call a pro!
  9. If this has not happened before, and has just suddenly started to occur, perhaps you have a partially blocked drain. If this has been an ongoing concern, I would think the water being forced out by the disposal would typically travel in a straight path rather than taking a sharp 90 degree turn at the center mounted tee, thus allowing the drain water to wind up in the sink bowl before draining out. Perhaps reconfiguring the drain so that the centered tee is relocated below the sink bowl may help you better control the water's path. Most home centers have what you need to do this, ask for a disposal drain kit. As for the sealant, typically a chrome drain assembly has a nut which when tightened to the threads at the wall will compress a rubber-like ferrule, creating a leak free joint. Sounds like the ferrule and/or nut went missing and the joint was improperly sealed with some kind of caulking.
  10. I am with you Scott, I don't see a huge liability issue here either. However, he didn't try to make any extra $$ from me. He didn't offer to write a radon agreement, just recommended I look around in the, as he called it, "radon industry", for a suitable agreement.
  11. Hey guys, I recently had a lawyer look over my pre-inspection agreement, which happens to give my clients the option to check a box and request or decline 48 hour radon monitoring. According to my lawyer, this leaves an open door of liability. He said I should have a separate radon monitoring agreement. Do any of you who currently provide radon monitoring use a radon monitoring agreement? Robert
  12. Is it the original tank? If not, perhaps the previous tank leaked and caused the water staining. If it is the original, the tank may have sediment accumulated inside and the sediment may have temporarily sealed a small leak.
  13. Thought I would share some photos of yesterday's inspection. Quality work, don't you think? Click to Enlarge 62.49 KB Click to Enlarge 44.63 KB
  14. Hi, I just received a Professional Equipment tool catalog in the mail. Came across a few interesting gadgets. One of which are microwave leak detectors. Any one currently use one? And if so, ever found a leak? Thanks Robert
  15. Ben, When you say "dirt leg" I assume you mean drip leg. No matter how you say it, weather it is code or not isn't really the issue. As you stated, we are not code inspectors. Drip legs are recommend to be installed near each gas fixture in order to catch pipe shavings, dirt, ect. before entering the gas valve. You may wish to state in your report that they are absent, what purpose they serve and state the implications of not having them installed. However, you are not required to state any building codes in reference to any component. FYI: Last year during an inspection, the gas company arrived to the home in order to turn on the natural gas meter. He took the cap off the drip leg in order to bleed the air from the gas line and light the water heater's pilot. I was surprised when he removed the cap there wasn't any dirt or debris in site. I questioned him about how clean it was and if this is common, and he said yes. In a nutshell, he pretty much said the drip legs are useless and it isn't a big deal should they not be present. I do believe knowing the building codes is very helpfully for us home inspectors, particularly when inspecting new construction. The CodeCheck books are incredibly useful. I recommend having it on hand for reference, but I do not recommend putting the word "code" anywhere in your report. Robert
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