Jerry Lozier

Thank you

Guess not technically in kitchen, however panel is 4' from kitchen sink. Don't remember anything about panel from a sink however old rule of thumb was a receptacle must be GFCI with in 6' of sink. Outside of looks like crap where it is, any other serious safety concern?? thanks Jerry Download Attachment: P3140059.JPG 76.78 KB Click to Enlarge 39.77 KB

couple from last week maybe 1" Click to Enlarge 48.81 KB less than 1/2" Click to Enlarge 47.99 KB but its been like that for 50 years??

$$$$$$$$$$$$$$$$$$$$$ Thanks I'll do that, thanks. did go back through old PWF posts, though heres what client called a PWF: Actually was like a pole barn, (6) 6x6 treated each side, sunk 4' into ground, 6x6 posts were in 16" metal culvert in hole filled with concrete to 6" above grade, posts cut off about 2' above grade with 6x12 lambeam around perimeter connecting them all. Engineered joists w/ hangers, then another lambeam down the center with about 8 posts and concrete pads....... Only earth to wood was treated plywood skirting, treated girt just above grade as a skirting nailer.... pretty cool, and it actually had good drainage away from the home (imagine that) sorry pics on other computer Jerry

Inspection today on a 2500'; 1997 home, according to the buyer it has a crawlspace and a wood foundation. I've only seen one about 4 years ago and it had treated wood sitting in water cause of poor drainage and way lacking on ventilation. No visible WDI Outside of extensive probing, WDO concerns, moisture problems; or obvious settling How would you write it up? exempt all foundation earth to wood?

What Jeff said, also slope to drain?

Had a 60 year old vacant home a couple years ago. I did my inspection w/o a problem however a couple weeks after client moved in, toilets backed up. Sewer line to road was filled with roots, cost them a bunch because evidently a break was in line also.... Also, had a home with deteriorated copper waste line under basement slab, plugged up, copper drainline was rotted/deteriorated and they had to cut slab, etc to replace... So my criteria is vacant home and/or a home over 40 years.... may be overkill but CYA

Followup: good to hang out at TIJ college.... seen exactly what Mike described here twice in a month... this last one: bathroom vanity spigots turned off at wall, turned them on and noticed significant leak..... shut them off, checked toe kick register: no heat or air flow Although nothing real visible as far as damage (stained bottom in vanity)told client wouldn't be surprised leak had flooded vanity plenum and water had flooded duct or weight had pulled duct down Sure nuff while I was getting on my gear for crawlspace inspection client stuck his head down there and there was Click to Enlarge 58.29 KB duct so full of water air could not pass. Told me I was prophetic.... nah just hanging out with guys that share their knowledge My dad use to say 'if you're gunna walk through a mine field... follow and learn" Jerry

It sounds like rock wool. In the other 49 states it's completely harmless, but in California, I'm sure that it causes cancer, brain damage, and loss of libido. Also, the indian head symbol is demeaning. You should definitely sue someone. **************************************** Jim.... your sense of humor is a breath of fresh air in this PC world, thanks for my daily laugh!!

I provide a link to WA state standards in the report and also in the initial email to them with my preinspection contract when confirming fee, date and time. With a notation : this is what we inspect.

Makes sense thanks...Jerry

raised foundation/ crawlspace, most of the ducts are at least 24" off grade/ vapor barrier

2006 home, vacant / bank owned (they had to dewinterize for inspection) Click to Enlarge 62.67 KB Click to Enlarge 54.59 KB Click to Enlarge 27.49 KB About 1/2 the subfloor flex ducts were saturated with water to the point one had pulled away (broke strap hangers) from main supply duct. No staining/ sediment marks on foundation or ducts indicating flooding. Inside of main supply duct was dry, though appears to be a stain (no stains noted at main duct seams or insulation). trying to figure out how they got that much water in some of the vents unless previous owner (who lost house) dumped 5 gal of water down the floor vents. The worse one for saturation was an upstairs floor vent. No other damage indicating a pissed off owner. any other ideas??

Inside wall, vacant house (4 months) approx 60 degrees (Heat pump) in house, teens outside. Fridge was unplugged, so it is old damage, just waiting for moist air to start up again

Don't normally pull out fridge, however this one had no power or water to the door and ice maker was off so thought better check to see if water line was there, etc. It was.... along with a spot of Black Organic Growth, only thing missing was a couple mice. Glad I did, would hate to get a call back on this kinda oversight! Download Attachment: P1100051.JPG 81.17 KB Download Attachment: P1100053.JPG 90 KB

Again you guys educate me and in a timely fashion, surprised if a week goes by that I don't learn something I can use thanks Jerry

Bill I set system to off on all thermostats.... waited a while until nothing running then set to emergency heat and gas furnace started.... shut down again, waited and set to 'heat' a couple degrees over room and still no heat pump as gas furnace fired again, ran until thermostat was satisfied. Breaker was on, and fuse block in outside sub was installed... Guess you answered question, as have not seen a HP go to a gas furnace for emegency heat before, although certainly makes sense and probably better. and you are right usually I see HP working into 20's or below before emerg heat starts, nothing out of outside unit today

Home with (possible heat pump) and mid efficency Rheem gas furnace. Could not find/access data plate on outside unit to verify if it is a heat pump. 3Thermostats (big house) all were heat pump type, were set to heat and the little red light glowing indicating aux heat? about 30 degrees outside today Question: I've never seen both heat pumps and gas furnaces together on same system.... always one or the other.... so does gas furnace come on when temp gets low to indicate need for aux heat (rather than go to HP aux heat) or is this an a/c unit with heat pump thermostats or?? inquiring minds need to know?? Download Attachment: P1070019.JPG 73.74 KB Download Attachment: P1070020.JPG 75.26 KB Download Attachment: P1070042.JPG 78.43 KB Download Attachment: P1070046.JPG 81.46 KB

Bain : You summed it up very well (marginally of course)

$100 inspections??

"This is particularly important in households that include little boys. " swordfighting.... vital to boyhood development should be limited to the yard.

yep, I concur, serious air leakage, lack of or substandard insulation thanks Jerry

Snow covered wood shingle roof. 5 degrees at inspection time Several skylights in home: 1)triple skylights in roofed alcove area has significant ice sickles outside and visible stains on inside, looks like leak however could be lots of heat loss (condensation?)from lack of insulation??? (high moisture on moisture meter) 2)Other skylights had high moisture lowest edge of inside finished area where it intersects with vertical walls (no visible stains) thinking significant heat loss (condensation) from substandard insulation wrap on skylight chase??... 1991 home, vaulted ceiling... inaccessible attic area Am I missing anything here, how would you write it up?? Thinking further evaluation by insulation/ heat loss professional? thanks Jerry Click to Enlarge 40.36 KB Click to Enlarge 47.37 KB Click to Enlarge 25.59 KB Click to Enlarge 44.94 KB Click to Enlarge 35.11 KB

With no other stains on the ceiling to indicate a leak... wow impressive. I'm sure that realtor would have loved to call you two weeks after possession with 'how did you miss this'

Have not seen the setup you mentioned above, however see how it could work. I would be concerned however about proper slope to drain on upper line without retaining water in the line?