Bill Kibbel

There's other issues beyond weight of ponding water. Will the warranty be voided if it is not sloped ¼ in. per ft (typically required by the manufacturers and codes)? Do you have West Nile virus carryin' mosquitos out there that will plant billions of eggs on the roof? Do you want a 230 sq. ft. bird bath on top of your home attracting winged critters with puncture capable claws and beaks?

I agree w/Kurt's WAG. To do it right, (h-d fiberboard over tapered insulation, covered with a completely adhered EPDM sheet) I'm coming up with just under $19000, without removal costs.

"but I would never say that anything should be replaced...." Nothing personal, but that way of thinking is part of the reason home inspection services have such a low perceived value. I met with a sponsor of a bill to significantly reduce the requirements for a HI license. His exact comment to me was: "You guys don't need to know that much. I know what you do, you just refer everything to contractors for further evaluation. You don't have any responsibility". If I have to recommend "further evaluation" of a slate roof more than once out of every 25 slate roof inspections, then I better go learn more about slate roofs. Odds are, it will be further evaluated by a bucket-o-tar totin', beer for breakfast "specialist", recommended by the Realtor, that will *^%# up the roof beyond recognition. Sometimes we better know more than the contractors that are being deferred to. Example: I rarely find a heating system that is installed per manufacturers instructions and applicable codes. We need to know what's right, what's wrong, what's bad and what needs to be replaced. If I don't, I get more knowledge. People need professionals that thoroughly understand all of the components and how they work together.

I think it's excellent. Nicely categorized = easy to use. I certainly would have used it a handful of times during my career. At those times I wondered just how accurate the translation of my comments would be when it's their agent that is bilingual. Sometimes their young child would translate my comments at the inspection and on some occasions, they've had to rely on my pantomimic skills.

In the mid-Atlantic, and the house is reasonably well built, it should probably be a 3.5 ton and the fan speed is probably too high. Disclaimer: The above is not based on any intelligent science or calculations, just my own experiences. (But I'd bet I'm on the right track.)

I've had many, many switches replaced under the lifetime warranty. I just stop by Streamlight Inc. in Eagleville, Pa and they just pop in a new one. They also always put in a new lens too. UPS it to them, with a note about the problem, and They'll take care of it. Streamlight Inc. 30 Eagleville Road Eagleville, Pa. 19403

We use the ASTM E2018 guide for PCA's, but with more in depth systems inspections than the "walk through survey". We also back off of the interviews and document reviews and put more value in evaluating actual conditions. We use a team of our most experienced inspectors that have very specific training and experience with commercial/industrial structures, OSHA requirements, ADA accessibility guidelines, industrial HVAC and electrical. With 3 inspectors, we can usually finish the on-site work in one day. Even though I had a prior career in facilities management and completed well over 10,000 inspections, I wouldn't consider an industrial building on my own. The most recent was 110,000sf (3rd time we've inspected this building). 3 inspectors for the day at $1450 per inspector.

Erby wrote: "When the pitch went up, the eaves, rakes, soffits, etc, went out. That increased the square footage (or footprint of the roof. That increased square footage catches more rain. That's all my picture showed.!!! When it was altered, those were conveniently left off." That was intentional. I wanted to illustrate that increasing pitch alone does not increase collection area. I like to compare apples to apples, so I changed a kumquat into an apple.

We'll check the permanently installed major appliances, if they're not icky.

Erby, I altered your diagram to help illustrate what others are trying to explain. Hope this helps. http://uploads/inspecthistoric/2006927193831_erbyrain.JPG%20

I think Terry was just looking for a simple one word answer and it looks like this will eventually be a 2 page discussion. I don't want anyone to go out of their way to provide documentation, but I'm just one of those types that likes to have accurate information, including unimportant minute details. (That's why I visit TIJ!) I have publications from the CPSC that clearly state things like: "In 1978, the CPSC banned the sale of paint containing in excess of 0.06% lead intended for consumer use". In fact, every official source that I have doesn't even mention a ban on the production. When there is a consumer product ban issued by the CPSC, it includes an effective date. I was under the impression that all distribution in commerce related to that product should cease by that date. Again, I'm not saying lead-containing paint isn't a possibility in a house constructed in 1980.

I know this doesn't apply to the installation date, but in the IRC, section M1502, "Range Hoods" are discussed. It does not specify the hood material, but requires the exhaust duct to be galvanized/stainless steel or copper. Section M1504 requires "overhead exhaust hoods" (for open-top broilers) to be provided with a metal hood, not less than 28 gage. I hope the buyers have enough sense to tear out the 70s kitchen anyway. I've never had any trouble with uploading images in Firefox.

Thanks Mike. I don't really need primary documentation, but if you could reveal the source, I would appreciate it. "Cuz Mike said so" would be good enough for me but others might want a more detailed origination. Rob, On Friday, I couldn't think of where I had seen your name before. Thanks for the compliment. I'm honored to have been invited and really enjoyed meeting the brethren from the Northeast. I didn't even make fun of how you guys speak (until I got home. Now I keep spouting chowdah and lobstah)

Mike, I'm quite sure that some stockpiling occurred at some level, but this is the first time I've heard of a grace period for permitting the sale of lead-containing paint through 1980. Where can I find documentation of this? By the way, lead as a pigment was already significantly reduced before 1978. It was still present as a dryer though.

The CPSC banned the sale of lead-based paint for use in residences in 1978. There are still many lead-based paints available for other applications.

The dust spec was floating far enough away from the camera that it reflected the flash. Many of my interior shots are loaded with the same glowing spots. Having had the pleasure of being retained as an expert witness against "credentialed" paranormal investigators, I'm hoping no one here is going to side with the thousands of whacks that claim they're "spirit energy orbs". [:-ghost] [:-irked]

"Shared a meter with a neighbor down the road. Paid my bill once per year." Les, Didn't I see you at Sam Drucker's store talking to Mr. Haney? [:-cowboy]

"Do you actually have that toaster Bill?" No, it's not mine. Too modern for my liking. Here's what we use:

I'm surprised to see that in a home that is only 80 years old. That was a typical receptacle, before bladed plugs were developed (and way before NEMA was created). I think that may be why some old timers always called any receptacles "sockets". I don't think they were very common after 1910. Note the "plug" on this toaster:

Thanks to Mike L. for pointing us to M1502. The smooth interior of a steel or copper duct makes sense to me. Some families' ethnic culinary practices can load the duct with grease in a short amount of time. All that grease is directly above where people frequently leave things that can easily ignite over an open flame. Sometimes I need to remind my wife that the smoke detector is not the timer that lets you know it's done.

John, I'm not good with small details, just cumbersome primitive work. I can't think of any easier way to align the beads. It looks great. "One other problem, was I couldn't cut the soffit material long enough to fit flush with the new redwood fascia boards. I had to leave the soffit material 1/8" or so short so I could slide the tongues into the grooves." Can you pop the fascias off. That's how I did my porch ceiling with T&G beaded fence board. If not, 3/8" quarter round over the gaps wouldn't look out of place.

"Maybe Bill Kibbel knows about the guy..." Gotta be Baldwin's Book Barn. It's probably just about an hour from Columbia. Been there so many times, I can remember the smell. (We have a library filled with at least 14000 18th & 19th C. books) Probably spent a couple grand there on old maps and prints too. www.bookbarn.com/about/index.htm

Jim, That section later states "Metal roofing shall be installed in accordance with this chapter and the manufacturer's installation instructions." That bounces it back to the missing instructions. I'm sure the builder can supply the name of the manufacturer and then it would be quite easy to make the call. Over a residence, or other primary building, it is common around here to install metal panels over felt. Felt is usually not used when installed on porches or agricultural buildings. In recent years, some installers are applying adhesive backed, watertight underlayments (Ice and water shield), but I'm concerned of trapped condensation if adequate venting is not provided. I found one installed on modified bitumen, but it melted and asphalt oozed out. I know of 2 manufacturers that "recommend" felt (a vapor retarder), but don't know that any require a vapor barrier.

Up until the end of the first quarter of the 20th century, purlins referred to large structural members that are perpindicular to roof rafters. They can be below the rafters, like in most 18th century homes built by German settlers. They can be the beams that connect the large timber rafters that are common in early timber framed New England homes. In the last 80 years, we Americans have corrupted the word to mean the boards installed across the top of the rafters for nailing shingles, slates or metal panels. "Battenning" or "Battens" was the original term for those spaced boards.

Glenn wrote: "Home inspectors have no authority to demand anything or enforce anything." I would advise my client that it needs to be made accessible for evaluation prior to closing and for regular future inspection and maintenance. I would then spew out some very common issues that I regularly find in crawlspaces. If the seller of the home indicated it had an access at one time, but subsequently covered, It would make me suspicious. When I get suspicious, I tend to make it known to my clients, again spewing numerous issues I have discovered after inspecting areas that were originally (intentionally) concealed. I agree that an inspector can not demand that a seller make the area accessible, but I would hope the buyer would follow my advice and request it. Some buyers also ask the seller to pay for the reinspection. "If on the other hand your inspector is a cynical, CYA, wind bag, he will make this mole hill into a mountain." I haven't been called any of those (to my face), but I feel that I am doing what needs to be done for my clients best interest. Anything less and I would suspect the inspector is more concerned about "keeping the deal on track" to ensure future referrals from the agents.