Jerry Lozier

Water heater in basement, (center of floor plan) on concrete slab ( no carpet in basement.) TPR did not have drainline. Evidently someone (plumber)told them it MUST be drained to exterior. I told them that may be best practice however I knew of no manditory code to exterior. Just that it needs to be approved TPR drain pipe (size and) material, terminate 6" of floor, no threads on end of drain pipe, and in a visible location. Quote for sump pump setup (from plumber) several hundred $$$ comments??

never used these, have seen them advertised, worth a try. I've used easy-outs on stripped allen head bolts, however they seem to have more 'meat' to grip. Will recommend give them a try though thanks guys Jerry

Deck repair. 2x6 decking and framing was put in with 3.5" deck screws. Client would really like to save decking (freestanding deck needs to be lowered 7 1/2" for headroom to awning) Sq drive / phillips combo heads are stripped bad and most are countersunk. Even drilling off heads leaves some of threads in decking so can't pry up boards Need someway if possible to back them out far enough to get vise grips? on them or core around them with small hole saw to do the same. Thought about sawzall cutting screws between joists and decking. Anything creative besides chainsaw, fire combo... Although Sounds like $400 labor to save $200 in wood? thanks.Jerry

I was born and raised in SO CA, the LA basin ain't fun, and smog is bad at times, however Weatherwise San Diego is spectacular and not much smog.... I lived in Portland area for nearly 35 years (SW WA).... when it is nice can't beat it, you get used to the rain and dreary, sorta.... Wouldn't move back though, didn't realize the toll the weather/ lack of sunshine took on especially my wife... Usually get a few days of snow which can be a disaster with drivers not use to it at 5 oclock on a weekday. If you want Oregon might take a look at Bend, great weather and Rec area Jerry

Too funny, can't say I wouldn't say something like that to a client on site, however writing it in a report is a different matter... seems like realtors are getting real desparate to make the sale here lately (more than usual) and don't want anything to slow the sale, oh well... my ass or their sale... let me think about that one Jerry (messing with RE deals daily)

I didn't measure exact, was not a low slope(less than 3:12) estimate 4:12 give or take

10 year old roof in high wind area, said it was put on by licensed ? roofer... roofer globbed mastic around roof vents, plumbing penetrations, painted some kind of semi flexible sealer in valleys (said to prevent wind from blowing them off.... roofer who put it on came back out today and said thats the way it is done), upside down field vent (said it came like that from factory that way.... he really did say that), various repaired areas (from wind blowing off??), several areas with missing shingles, lots of exposed nail heads pulling thru. I told them substandard workmanship at minimum, that stuff is not needed if roof is put on correctly the first time (and there are high wind precautions they can make when installing) and no way I would ok the roof, Recommend they take it down to sheathing and start over, by a different roofer, and/or at minimum a different roofer repair areas and give a 10 year cert. Granted it may not affect the life, but I'm not willing to make the call... What say you???? Download Attachment: P9070038.JPG 72.78 KB Click to Enlarge 66 KB Download Attachment: P9070041.JPG 84.18 KB Click to Enlarge 77.95 KB Click to Enlarge 65.63 KB Click to Enlarge 69.36 KB

Same here with Telesteps, on my second one (like this generation better) use it 98% of inspections, can extend to any size from 2' to full extend, great for closets that have attic access. Carrys into house like a briefcase, no slamming stair railings etc... People often comment and I tell them it really helps me from 'knocking grammas ashes off the mantle'

same here Mike.... have consistantly maintained or exceeded my average inspection # per month. I too raised my prices per inspection. Work actually improved w/o 1st time buyers, and they usually whine about fee, so don't really miss them. Seems I too get more questions about length of time in business and especially how long on site... they don't appreciate drive by inspections. There are a few Realtors who don't like 2.5-3 hr inspections, too inconvienant for them I guess....I very rarely do 2 inspections a day. Too old to put in 12-14 hr days (inspection, writing report, drive time, nap

Actually going to furnace flue, WH connection is above this... but you're right seems bizarre... Yes it has a well, has a softner, and also what looked like a iron filter though nothing was marked and no manuals. Estate/ foreclosure so may have to go to local installer for info. Though someone here might recognize?

No.... goes from underside of flue to thingy on top of cylinder

2003 Mid efficency Trane; propane fired.... what is the cylinder and the purpose of tube running from cylinder to hole in flue. Click to Enlarge 32.75 KB Click to Enlarge 46.73 KB Click to Enlarge 53.84 KB

Looks like Masonite Woodruff to me on 1997 home, was told it was not? I know there are several brands out there however need a tie breaker. Click to Enlarge 62.8 KB Click to Enlarge 67.38 KB Click to Enlarge 66.28 KB Click to Enlarge 52.54 KB

Ha! Ain't no way you'll get a buyer to go up onto most roofs or crawl into most of the crawlspaces and attics I see. I'll always have work. ONE TEAM - ONE FIGHT!!! Mike My experience also Mike!!!

Remodeled cabin (not like D. Boone lived in) yesterday, vaulted ceilings, new metal roof, and no thru roof plumbing vent to daylight anywhere, or thru gable ends as we see that occasionally so they don't shear off under snow and ice. Anyway I think they whacked it off so as not to put a hole in their new roof. Question: is there any circumstance where vent stack NOT to exterior air is allowed, including AAV ( Studor type / air admittance valve) as my understanding is they too have to be accessible, above insulation, and they still need to have at least one outside vent stack? thanks Jerry

Twisted or not, the lugs aren't listed to hold more than one neutral. The twisting will make it slightly more difficult to isolate a circuit during furture trouble shooting. Nothing about the twisting method is "better" than simply sticking the two wires under the lug. - Jim Katen, Oregon thanks Jim, good point, had not thought about the isolation challenge.... you are an excellant source for consistantly good info.... so that brings up multiple grounds under lug rated for one wire, or is lug rated only for (no more than one neutral because it cares current?)

Never seen grounded conductors done this way... I call them out when there are 2 or more or combined with a ground under one lug on bar. However there is no way one could come loose and both are same gauge 12awg... any problem here?? Yes there are 2 grounds at lug above with different gauges, probably not best practice. Download Attachment: P5250051.JPG 82.18 KB

Couldn't find a picture but the discription sounds like stuccado board, stucco like finish over masonite.... thanks

I thought it was cement board also at first however actual panel (was able to view edge) was hard board (masonite?) with chalkie plaster like coating.... don't know if panel comes like this or was texture added by a contractor??

15 year old home....4' x10' hard board panels with plaster like (chalky) texture. Any body know an official nameother than 'hardboard with plaster texture'????? Download Attachment: P5240002.JPG 77.85 KB Download Attachment: P5240007.JPG 69.09 KB Download Attachment: P5240008.JPG 65.23 KB Download Attachment: P5240033.JPG 79.29 KB

interesting: we call units that put out conditioned cool air only 'a/c'; a unit that can run in reverse to produce either heat or cool a 'heat pump'

Jones032510-212x2 name; date; house address; x? if duplex even if I've done multiple inspections for same client chances of next home having same street # is pretty slim my report system would pull up all house#s with 212 if I plug that in so I can quickly tell if I've inspected the home before without pulling up actual report

Tell client what you see, Determine if any is energized if possible, even if not tell them there may be energized in home, Recommend replacement (updating) by contractor familiar with it, or at minimum it be evaluated by qualified contractor, (repair as necessary) and given written cert it is safe.... Also tell them some Ins companies will not insure home with active knob and tube (or edison base fuses) at least here in WA... I find it where previous inspectors did not tell their client it was in home, I come in and mention it to client (verbal and in report) and to get it checked out or replaced .... really pisses off owners when selling and the inspector had not said anything to them 3-4 years before when they bought the home.

thanks guys.... I'll try that... nothing to lose. I know what you mean Richard, about the stiff cord, that was the first thing I did was found another cord (thinner and longer) to test the unit, nothing changed but if the repair works out I think will get a more flexible cord.. thanks for the advice

My Ideal Suretest 61-165 went south, off warranty and $150 from company to evaluate. $250+ to replace... I use it a few times a month mostly on older homes with 3 prong that show they have a ground. Find bootlegs often... Rarely use the gfci/ afci trip mode as I trip at outlet or the breaker, so don't need really that function Anyway... does anyone use any other detector that reveals false grounds, that may be cheaper and maybe not quite as bulky??????? Sure I could pull the cover but I like quick better if possible Jerry