Block Home Inspections LLC

Transcription

1 Block Home Inspections LLC Purpose and Intent The purpose of this presentation is to educate real estate agents and home buyers/sellers. We have performed thousands of inspections in which our findings were a complete surprise to all parties involved in the transaction. This usually leaves the home buyer feeling overwhelmed and in some cases leads them to cancel the contract. This doesn't have to happen in many cases. Much of what we find during an inspection doesn't have to be a surprise. This is not to say that this report will train you to inspect your own homes, but you should be able to recognize some of the major obvious defects and be able to ask some important questions. This report should only serve as a guide to help you recognize some obvious major problems and the symptoms of some concealed major problems. If you know what clues to look for, you can at least get some of idea of what to expect and what questions might be helpful to ask the home owner before putting an offer on the home and hiring a home inspector. Note: This report is not intended to take the place of a professional inspection. We do NOT recommend accessing roofs, crawlspaces, attic spaces, electrical panels or disassembling mechanical equipment. We recommed hiring a qualified professional inspector for a complete unbiased evalution of your property.

2 Exterior Observations Exterior Observations This report will not address all possible defects in a home but should address some of the more common problems encountered. We will also point out conditions in which major problems may develop in the future. These will be preventive maintenance items. In general, roofing, siding, wood rot, foundation and water drainage issues are the most common exterior defects. There are numerous siding materials that have had a history of water damage related problems and subsequently have class action lawsuits that apply to them. A professional home inspector should be contacted to further evaluate the siding and determine its condition. Site Grading Negative foundation grading is probably one of the most common defects we find. The problem begins when the home is constructed. The soil around the foundation is not compacted after final grading is completed for fear of damaging the foundation. Through the years, the soil settles and in some cases creates negative foundation grading in which the yard slopes towards the home. The soil around the foundation of your home should slope away from the house and have a drop of at least 1" per foot for 6 to 10 feet. This is not always possible so contacting a foundation or landscape professional may be needed to correct poor drainage issues. Foundation Defects This is the view of a foundation wall in which the main support beam is visible on the exterior of the home. This is an indication of a serious structural problem with the foundation wall. This occurs when exterior pressure on the foundation wall pushes the wall horizontally inward and the main support beam of the house does not move so it punches through the foundation wall. This is a situation in which you should expect to have costly repairs to the foundation wall. In many cases, this is not the only issue that needs to be addressed but is only the symptom of other problems such as bad grading, poor drainage, faulty guttering or other problems. A foundation specialist may need to be contacted.

3 This is a foundation crack measuring about 1" across. This is an abnormally large crack. In general, cracks measuring less than 1/4" should not immediately be a reason for concern but should be further evaluated by a foundation professional. Vertical cracks in general are a symptom of settelment. A large majority of home will experience some degree of settlement and in many cases will not experience siginificant structural problems. In this particular home, further observations in the crawlspace revealed that the wall and footing were split in half and being pushed inward. The entire foundation wall had to be rebuilt. This is the view of a foundation wall from the exterior. Part of the foundation wall has been pushed out. This defect was difficult to find as the clearance from the siding to the ground was only a few inches. An untrained eye may not have noticed this defect. Another clue that this was a serious foundation problem was the location of the shifted block. It was in the center of the wall. This suggests that the foundation wall has been pushed horizontally inward causing the main support beam to push the block outward. The interior portion of this foundation wall was not visible due to the basement being finished. We were able to view the wall by removing a drop ceiling panel. The wall had shifted nearly 2" inward. This is significant movement and requires repairs. A simple tape measure can be used to assess inward movement of foundation walls. Start at the corners of the foundation and measure the horizontal distance from the foundation wall to the surface of the siding. This distance should be very close along the length of the walls. Any inward movement more than 1/2" is reason for concern and repair is required if not already done. Inward movement measured outside should be investigated on the interior to see if repairs have been made.

4 Siding Defects EIFS is a siding system that was not designed with water leakage as a possiblitiy. The key to this siding material is the installation. There are several ways to identify if this material is present. 1. You can tap on or push on the sidng and usually there will be a little bit of a give or dull thud as the stucco material is very thin. 2. If you look at the bottom edge of the siding it will be sealed to the foundation wall or you will be able to see the insulation board. 3. You can hire an inspector to identify the siding material. If you find this material on your house, hire a professional trained to inspect EIFS as not all inspectors are qualified to do so. This is typical water damage to composition board siding. There are several manufacturers of this siding material involved in class action lawsuits due to the sidings poor resistance to water dame. The key to this siding material is proper installation and a good paint job. Many times this siding will be experiencing significant rot and deterioration with no visible signs on the exterior of the siding. To help prevent this damage, the bottom edges of the siding must be painted, overdriven nail heads must be sealed and open joints should be caulked and properly painted. Improper installation of this siding can also lead to warping due to improper clearances and the wrong nailing patterns. If properl installed and maintained, this can be very good siding. This is another example of a composition siding material. In this view we are looking at the bottom edges of the siding material and what is visible is called "edge checking" This occurs when the bottom edges of the siding are not properly painted. The photo is showing water damage in the beginning stages as the bottom edges splits, takes on moisture and begins to swell. The bottom row of siding in this photo also shows a little bit of swelling beginning to be visible on the surface of the siding which siginifies that replacement of the damaged boards of siding is required.

5 This is a photo of an EIFS siding system at the guttering near a vertical wall. The arrow is pointing to missing kickout flashing. The wood sheathing beneath the EIFS material is visible. This is a very poor installation. The kickout flashing keeps water from running down the roof and behind the siding. In this particular case, there was a down spout from an upper roof discharging just above where we took the photo. Tremendous amounts of water have been flowing behind the siding at this location since the home was built. Upon further testing, it was revealed that significant wood rot of the wood sheathing had occurred. Additional damage on the interior may have occurred but we were not present when the siding was repaired. This is the photo of water damage caused by improperly installed EIFS siding materials. We are viewing the wood sheathing after the siding has been removed. This is the water damage that occurred beneath the guttering at the side of a house due to missing kickout flashing. This house was only a few years old and already significant water damage was beginning to occur. We have inspected home in which the improperly installed EIFS went unrepaired for many years only to find that the wood sheathing had completely rotted away with siginificant water damage and mold growing in the interior wall cavities. Again, the key to successful function of this siding is proper installation techniques by qualified contractors. This photo shows the correct installation of kickout flashing in a traditional or "real" stucco wall. The flashing, when properly installed will direct water running down the surface of the roof away from the wall of the house and into the guttering. This detail is not always visible from the ground so we recommend you have a qualified EIFS inspector fully evaluate the system. This is only one of many installation details that are essential for the proper function of this siding.

6 Electrical Defects This photo illustrates a live abandoned electrical wire. Had anyone touched the end of this wire, they would have received an electric shock. This was found on an older home that otherwise appeared to be well taken care of. The current owners had no idea that this was a live wire. There are a number hazards related to this exposed live wire including fire and shock hazards. Improper amateur wiring is more prevalent on older homes but is fairly common. Improper wiring is the cause of many house fires and should be properly evaluated by a qualified inspector or licensed electrician. You should always be suspicious of abandoned wiring whether on the interior or exterior of the home as it may be a live wire and present a potential hazard. This light fixture was a poor amateur installation. The fixture is not properly supported but hanging by the wiring. The wiring is not protected in conduit. When a light fixture such as this is seen, it should raise some questions about the safety of the installation. What isn't visible in this photo is the wiring in the attic space. The wiring in the attic space may be more of a hazard than what is seen in the photo. Often times there are exposed electrical splices, open junction boxes or other potential fire hazards present. Any "questionable" wiring should make you question the wiring in general and a professional should be contacted to further evaluate. Guttering and Downspouts The corner of the guttering in this photo is leaking. The leakage is very small but will get worse in the future. Without repair or replacement wood rot at the facsia board and soffit may occur. If the leakage gets bad enough, water leakage into the basement and foundation problems may occur. Properly functioning guttering and downspouts is an important part of keeping water out of the basement and reducing the chances of foundation problems.

7 The guttering has begun to detach from the house in this photo. There were several problems with the guttering in this particular case. First the gutters were full of leaves and debris and were retaining water. All the extra weight can cause the guttering to detach and prevent proper water drainage away from the house. Next the gutters were attached using the wrong type of fasteners. The gutter attachments should be weather resistant to prevent rusting and failure. This is a common defect and can lead to expensive repairs. Another common problem is downspout extensions that are missing or are too short. The extensions should extend away from the house 4 to 6 feet. Chimney In general, masonry chimneys and fireplaces almost always have some sort of problems that need to be addressed and should be fully inspected by a professional chimney sweep before using them. The older the chimney, the more likely of there being significant and costly issues. This is another chimney in poor condition. The chimney cap was missing for the most part. This allowed water to leak into the basement where significant deterioration to the brick chase. This also allowed water leakage to deteriorate the brick chase above the roof. Siginificant repairs were required. This is a very common defect on older chimneys. Chimneys in older homes regardless of visible defects should be properly evaluated by a chimney specialist. During a typical home inspection, a large percentage of the chimney is not visible including most of the flue.

8 This is the chimney on an older home pre From the roof, we could see that there was no flue liner. This is a potentially hazardous situation. Flue gases contain moisture and create and acid environment that will deteriorate the bricks and mortar. Typically, wood framing is installed close the chimney chase where it passes through the house. When the mortar joints deteriorate and allow hot exhaust to escape, fires are possible. In this situation, a new metal flue liner is required. Roofs In general, you won't have access to view a roof and we don't recommend you attempt to access it. In this case you will be relying on the sellers disclosure and what you can see from the ground. The age of the roof will be the primary determinate for assessing its condition. A wood shake roof typically will last 16 to 20 years. A composition roof, depending on the grade of shingle, will last 20 plus years however when you reach the 20 year mark the condition should be suspect and evaluated. The picture on the right is a 22 year old wood shake roof at the end of its useful life. This is the view of a 24 year old wood shake roof from the attic space. It had long exceeded its useful life and was leaking badly.

9 This is an 18 year old composition roof. This wasn't a high quality roof but it was in poor condition and at the end of its useful life. With composition roofs, proper attic ventilation is critical to prevent premature failure. Be sure to look for an equal number of roof vents and soffit vents. This won't guarantee there is proper ventilation but its a good starting point. Interior Observations Interior Observations Interior observations are often times very limited due to finished walls, ceiling and flooring. In these cases we must often rely on subtle clues to larger hidden problems. Most of the defects in the interior of the home will occur in the basement or crawlspace. It is for this reason that a qualified professional inspector should properly evaluate your home. Most of the following examples are obvious defects that should be easily identified as problems. Water Leakage This an obvious water leak as viewed from the basement. While this is an obvious water leak, it does not appear to be significant. Further evaluation on the exterior of the home revealed missing flashing at the roof and siding allowing large amounts of water to leak behind the siding at the second floor and eventually find its way into the basement. There was significant water damage to the siding and wall framing. Several thousand dollars worth of repair work was required to correct the problem and damage.

10 This is the view of a water leak from the basement. This leak originated at the front porch area. The caulking at the siding and trim piece were deteriorated and in need of replacement. There was significant wood rot revealed when repair work began to fix the leak. Lack of maintenance of caulking on the exterior of the home is one of the most common problems with home maintenance. This is also one of the primary reasons wood rot on the exterior of homes occurs. Yearly inspections of the condition of paint and caulking on the exterior of the home is recommended. Here is an example of a window sill with wood rot. In general, windows can be a very costly item in a home and close attention should be paid to them. On the interior, you should be checking for water stains all around the window, look for wood that has "swelled", peeling paint and mold. Single pane windows should also be considered outdated and consider replacement. This is water staining around a skylight. This is a pretty common water leak that is not always easily repaired. The observations on the exterior of the home did not reveal an obvious source for the water leak. When water staining is seen on ceilings or walls, this should prompt questions about any current or previous leaks. We even recommend you request to documentation from the current owner of any repair work performed to repair the water leak. Water leaks at skylights can be caused by flashing problems, defects in the skylight itself or roof leaks due to various reasons.

11 Here is a pretty dramatic and obvious example of a roof leak. This leak had been going on for some time but went unnoticed because it was located in the closet of a bedroom being used for storage. Not only are there water stains at the ceiling tiles, but there is significant water damage to the wall. We also noted the presence of mold on the drywall. The source of the roof leak was defective flashing at a plumbing vent (very inexpensive repair). The repair work was extensive as the drywall had to be removed along with some of the subflooring and carpeting due to water damage and rot. Had a periodic inspection of the house been done, this could have been a $100 repair or less. This is an example of a leaky basement. You can see old water staining and mineral deposits (white powder on wall). The source of this leak was poor grading beneath the deck with a gutter downspout missing an extension. Often times home owners fail to realize that even the soil beneath the deck must be sloped away from the foundation and the gutter downspouts should extend 4 to 6 feet way from the foundation. These are easy preventive maintenance items that can help reduce water leakage and foundation problems. Had the basement been finished, this leak could have gone unnoticed and cause significant damage and potentially mold. Foundation and Framing The arrow is pointing to the main electric panel in the basement of a home. The home owner was not sure why the panel was at such an angle to the foundation wall. To the untrained eye, the foundation wall appeared to be fine. Upon further investigation it was determined that the foundation wall had moved horizontally by over 1 1/2". This is significant movement and bracing of the wall was required. In general, anything attached to a foundation wall exhibiting this kind of movement, even if the wall appears to be ok, should indicate that the foundation may be moving and a professional evaluation is needed.

12 This foundation wall had shifted inward by almost 2". The basement was finished but on the exterior of the home there was evidence that the wall had shifted. We were able to view the wall by removing a drop ceiling panel. While this example would have escaped the attention of the untrained eye, careful observations on the exterior of the home would have let to some concerns about the structural integrity of the foundation wall. In general, it is not reasonable for you to enter a crawlspace when looking at a home however you can open the access panel and stick a camera in to take a series of pictures for evaluation. Some serious problems are quite obvious such as significant structural problems, moisture issues and mold problems. The picture on the right details significant wood rot at the main support beam due to a leaking toilet. This is a column support for the main support beam in a crawl space. This would only be visible if you enter the crawl space but we recommend hiring a professional inspector for that. In the living room of this house, there was an obvious sag noted in the center of the room. In the crawl space we could see that the support column did not have any footings and has been sinking for some time. At the top of the concrete blocks you can see wood shims that have been added as the settlement continues. Removal of this column and replacement with a new column with the appropriate footing was required.

13 Fireplace This is the inside of a fireplace in an older home. It is pretty clear that the bricks are beginning to fall out of the firebox. The mortar joints were badly deteriorated and in need of repair. When we further investigated the chimney in the attic space, we were able to see the chimney chase was badly deteriorated as well. The flue was not lined and there were burned roof framing members noted. This fireplace was a tremendous fire hazard. Fortunately the current owner only used the fireplace to burn candles. Use as a fireplace may have burned the house down. In general, we recommend having a specialist evaluate the fireplace especially if the home is older. It is very common to find defective fireplaces and chimneys Electrical System Hazards Electrical Hazards The electrical system can be very complicated to evaluate as most of the system is concealed behind walls and in ceilings. Nearly very part of the home inside and out has some sort of electrical wiring and fixtures. Each part of the electrical system including outlets, fixtures, wiring and electric panels can be a source of hazards. It is for this reason that electrical systems should be evaluated by qualified professionals. We will however point out numerous problems that could indicate that the electrical system or a portion of it may be in poor condition or an amateur may have performed work which may be unsafe. We recommend that you do NOT remove electric panel covers or outlet and switch cover plates. Some clues to electrical problems include discoloration of wiring or cover plates, dimming or flickering lights, buzzing or humming noises, loose or improperly secured fixtures, outlets or panels, Zinsco/Sylvania and Federal Pacific Electric Panels. This is a jumbled mess of electrical hazards seen in the basement of an older home. Improper electrical wiring is very common especially in older home. There are exposed electrical splies, a light fixture hanging wire the wiring and abandoned live wires. When a situation like this is present, the rest of the electrical system should be in serious question.

14 Here we can see a whole variety of electrical hazards. On the right we can see some old wiring with an unprotected electrical splice that should be in a junction box. On the left, there are abandoned live wires that could shock someone if they were to touch them. There is a light fixture hanging by the wiring, improperly supported wires. A wiring mess like this should cause concern for the entire wiring in the home. There is no telling what the wiring in the attic space might look like. This is an exposed electrical splice noted below a kitchen sink. The home owner thought they had a good idea for wiring a garbage disposal. With children in the home or not knowing this splice is there could have been a shock hazard. This is also an idication that other electrical hazards might be present in the home in other places. Here is another example of an open junction box. We can also see that the wiring improperly enters the junction box with bushings missing and the wire sheathing being stripped off the wires before they enter the box. We can also see a splice in the wire outside of the junction box. While an electrician could fairly easily correct this problem, it is an indication that other electrical hazards might be present in the home. Further evaluations by a professional inspector or licensed electrician are recommended.

15 This is the wiring we found in the attic space of a recently rehabbed home. None of the junction boxes had covers on them. There was also an exposed electrical splice that should have been in a junction box. This is a great example of being cautious of what you can't see. The entire home had been rehabbed however there were numerous problems that were "hidden". This is not to say that all rehabbed homes have defects but there seems to be a trend of hiring the lowest bidder for contract work. Sometimes shortcuts are taken. Hire a professional inspector to evaluate the home. This light fixture was in the garage of a home we inspected. It appeared that the home owner needed another light but didn't feel it necessary to hire an electrician. The wiring leading to the fixture is visibly burned with a small section of electrical tape on the wire. We did not take the fixture apart to determine the problem but it is evident that overheating and a fire hazard is present. Licensed electricians should ALWAYS be used when doing any electrical work. Electric Panel Defects Electric panel defects in general will not be visible without removing the cover. We do not recommend removing the panel cover unless properly trained and qualified to do so. We do however offer some examples of common problems found with main electric panels. Some of these problems could have been predicted based on observations of the exterior of the panel and the condition of visible wiring elsewhere in the home. In addition to the examples provided below, there are other clues to a potentially hazardous system. The "Federal Pacific" brand electric panels are considered potential fire hazards. There has been a history of problems with these panels and they should be evaluated by a licensed electrican. If the main electric panel is a fused panel or there are numerous panels installed, there is a pretty good chance the system installed in insufficient to safely meet the needs of the home and there may be additional problems not readily visible.

16 This is a Federal Pacific electric panel which can easily be identified by the black breakers with red ends. Most often these panels are also labeled. These panels have a history of defective breakers and panels causing fires. Not all of these panels are defective but there was a high enough defect rate that there is reason for concern. Most often electricians recommend replacing these panels for safety. This is a Zinsco/Sylvania electric panel. These are easily identifed with a label or the characteristic pastel colored breakers. These panels have similar issues to the federal pacific panels and ultimately should be replaced for safety. Here is an example of a 60 Amp fused electrical panel. On the right is an additional panel that was installed and illegally tapped off the main panel to allow more circuits to be installed in the home. When you run across a fuse panel, there is a safe assumption that the system is inadequate for todays needs and in some cases insurance carriers and lenders will not accept this type of panel in the home. Anticiapate repairs when you see a fuse panel or the installation of a sub panel as these often times are not wired correctly.

17 We have circled a wire that is burned. Obviously there is a problem creating a fire hazard. We were skeptical of the electric panel based on the wiring we observed in the garage and basement. This burned wire was one of many problems we encountered. Electrical work not performed by a licensed electrician should be properly evaluated by a qualified professional. This is another example of double tapped breakers. This is a very common defect when amateurs add wiring to a home and the main electric panel does not have room to expand. If the home has an addition or finished basement not original to the home, look at the main electric panel. Make sure the breakers are the same brand. If there are different brands of breakers or no room to expand in the panel, there is a chance there could be a problem in the panel and it should be evaluated by a qualified professional. This is the view of one of the main electrical conductors in the main electric panel. We have circled the right conductor because the insulation on the wire is melted. This is an indication that overheating is occurring. Upon further investigation, the aluminum wires did not have anti oxidant paste installed. The paste was not always required but currently is a code requirement. The aluminum has a tendancy to corrode creating potentially unsafe conditions. The anti oxidant paste reduces the chance of corrosion occurring.

18 Plumbing System Defects Plumbing System In general, much of the plumbing system is not visible. In most cases, plumbing defects require a trained professional to locate and diagnose. Visible water leaks are an obvious indication of a plumbing problem however locating the source of the leak can be very difficult. This in part is why we recommend you hire a qualified professional to fully evaluate the plumbing system. We will however provide examples of some pretty obvious plumbing problems. There are other clues to be the watch for in the plumbing system. If there are galvanized pipes in the home, there is a chance that the piping will need to be replaced in the not too distant future. Galvanized pipes corrode from the inside out and restrict water flow. If there is rusty water or low flow coming out of a fixture, there are galvanized pipes. In general, this type of piping system is nearing the end of its useful lifetime and you should expect to replace the pipes in the not too distant future. Water Heater Defects The arrow is pointing to the water heater temperature pressure relief valve. There should be a 3/4" pipe coming out of the valve and terminating within 6" of the ground. In the event that the valve should need to discharge, it is a safety hazard when the extension is missing for the valve. In general, you want to know the age of the water heater. Check the sellers disclosure or look at the label. There should be a year listed on the water heater indicating what code it was manufactured to. The age of the water heater will be within 4 years of this date but no older than that date. A typical water heater will last 10 to 15 years. The top of this water heater is visibly rusting. Rusting is never a good thing and should be investigated to pinpoint the cause. In this case, the water heater was back drafting. This is a situation in which the exhaust from the gas burning water heater does not properly vent out of the house. There are a variety of reasons why this might occur. When rusting is noted on top of the water heater, the unit should be evaluated by a qualified professional.

19 This is the view of a water heater and furnace venting into the chimney in the basement of an older home. On the left, you can see the water heater vent pipe enters the chimney below level of the furnace vent pipe. This can be an unsafe condition as backdrafting may occur. It is recommended to have the water heater enter the chimney above the level of the water heater. The arrow is pointing to the water heater vent pipe. The vent pipe should be located in the hole to the right of the vent pipe. This was creating backdrafting and rusting at the top of the water. We could also see unusual rusting patterns on the chimney cap. This condition was only visible in the attic space but we had enough evidence to determine that a problem existed. Water Leaks This is serious water leak at the water supply line for a shower head. The house was in foreclosure so there was no information regarding the history of this leak. The leak was bad enough that was flowing through the wall cavity and into the garage. It is possible that the water lines froze as the utilities were turned off and the water lines were not depressurized. Considerable water damage and mold were visible.

20 Here is a closeup view of galvanized water supply lines. These pipes rust on the inside causing the flow of water to become limited over time and are often leaking at the threaded ends of the pipes. To identify these pipes, either located them visually in the basement or run the water at a sink or shower. The water may initially be a rust color or there may be low water flow at the hot water side. Both of these are clues to the presence of galvanized plumbing. In general, galvanized plumbing supply lines are at the end of their expected service life and may need replacement in the near future. Obviously there is some sort of water leaking ocurring at this water heater. The wate leak could be coming from the water heater tank, the TPR valve, the drain valve or the water supply lines. In this case, we looked inside the water heater combustion chamber and saw standing water and rusting. Water inside the water heater combustion chamber indicates the water heater is leaking and needs to be replaced. Here is an example of a leaking main water shutoff valve. It is very subtle but there is a drop of water right next the the handle of the valve. This is not a serious leak at this point but should be expected to get worse. This shutoff valve was located in an access panel behind a finished wall in a finished basement. Had this gone unchecked, serious water damage and mold could have resulted.

21 This is a leaking kitchen faucet. This is a very common problem however significant damage may occur. Below the sink, there was considerable water damage due to the leak with mold beginning to grow. Small leaks can lead to significant damage. Prompt repairs of any leakage is recommended. Laundry Room Defects The arrow is pointing to the dryer vent pipe. In this case, the dryer vent pipe does not terminate outside. The pipe is discharging into a box. This can present severl problems including water issues and a potential fire harzard with lent buildup. The clothes dryer should NEVER terminate inside the house, attic space or crawl space. Significant damage can occur. The vent must terminate outside. The arrow in this picture is pointing to a gas line for a dryer. This type of gas line is called an uncoated brass connector. These gas lines have been known for being defective and causing gas leaks. They are recognized by their yellowish color. If you find one of these gas lines is should be replaced immediately regardless of whether or not it is currently leaking.

22 In this photo, we have circled an uncapped gas valve. Even is the gas is shut off, an unused gas line must be capped for safety. This is a fairly common problem. If a gas dryer was not to be installed, capping the gas line is recommended. Amateur Work This is a plumbing repair we noted in a crawl space. Duct tape is not an adequate capping material and should be replaced with the proper cap for this unused waste line. Improper capping may allow sewer gasses to enter the home. The average home owner may not be able to determine why their home smells like sewer gasses. Proper repairs by a licensed plumber are recommended. This is the vent pipe from a furnace. The arrows are pointing to wood framing in direct contact with the vent pipe. This pipe should have at least 1" of clearance from any combustible materials. This potential fire hazard was noted in the basement of a foreclose home. It appeared that the previous homeowner had finished the basement himself as there were numerous framing and wiring defects noted. The wall framing had to be removed to provide the proper clearance from the vent pipe.

23 Heating, Venting and Cooling There are a wide variety and styles of heating and cooling systems. Properly evaluating them and identifying defects can be complicated. The location of these systems and their components often prohibit easy viewing. Some systems are located in attic spaces or crawl spaces. The typical home inspector has only general knowledge of these systems and any unusual observations should be further evaluated by a heating and cooling specialist. We will however show some examples of some pretty obvious heating and cooling system problems that should raise some concerns and questions. We do recommend having a trained professional fully evaluate the heating and cooling systems regardless of the age and apparent condition. Here we can see a flexible metal gas line entering the side of a furnace. This is a potential hazard. The flexible gas line should not enter the furnace jacket as the edges of the opening are sharp and may damage the gas line. The preferred setup would be having a black iron gas line exiting the furnace jacket and connecting to the flexible gas line. This is the furnace vent pipe connection at a chimney in the basement of an older home. It is prett obvious that this setup would be a potential hazard. The vent pipe should be secure attached to the chimney and sealed. Depending on the interior of the chimney, a metal flue exiting the top of the chimney may also be needed. Further evaluation by a heating and cooling specialist is recommended.

24 In this photo, we are looking at the return duct leading to a furnace. There is an obvious hole cut in the duct work. This is a potential hazard and not allowed. With the hole in the return duct this close to the furnace, it is called "an open return". This can be a hazard and should be repaired by a heating and cooling specialist. This is a furnace vent pipe in an attic space exiting through the roof sheathing. The home in which this was found was only 12 years old. The vent pipe is visibly touching the wood roof sheathing creating a potential fire hazard. There should be at least 1" of clearance from the roof sheathing. The roof of the house was recentlly replaced and the roofer mistakenly installed the sheathing too close to the vent pipe. This is the vent pipe for a water heater as viewed in the attic space. We suspected a problem existed when there was rusting noted on the vent pipe in the basement. It is evident that a vent problem exists as the vent pipe has completely rusted through and disconnected. To the right of the vent pipe is a burned roof joist. This clearly is creating a fire hazard. Upon further investigation is turned out the the venting characteristics had been changed when a new furnace was installed. This hazard was an immediate concern for the current home owner.

25 FHA Appraisal Red Flags After consulting several appraisers, I have compiled a list of the most common obvious problems that appraisers will typically red flag during an appraisal. This is by no means a complete list and it is highly dependent on the knowledge and experience of the appraiser. Roof: The roof should have 3-5 years or life remaining Foundation: The foundation should have no significant cracks or movement Water Leaks: There should be no visible water leaks in basements, at windows or roof Mold: There should be no visible mold in the home Paint: There should be no peeling paint at the siding and windows Windows: All the windows should open and not have wood rot Wood Rot There should not be obvious wood rot Water Heater: The water heater must function and have a proper TPR valve installed HVAC: The furnace and A/C should function at the time of the appraisal Outlets/Switches: Outlets and switches should have the proper cover plates installed Electric Panel: The electric panel should not have open knockouts and be 100 amps minimum Foreclosures: Be aware that it can be fairly difficult to get a foreclosed property to go FHA Firewalls: Some appraisers require a firewall to be installed in the garage if its missing This should not be considered an exhaustive list of all possible defects in a home that would raise "red flags" and cause you to question the integrity of the home. We have merely provided some examples of some of the more common and obvious problems that home inspectors commonly encounter. Many of these problems should be obvious even to the untrained eye. We are merely trying to help people gather more information and make more informed decisions prior to making an offer on the property and hiring a home inspector. It is our sincere hope that we can provide you with some knowledge to look at a home with a different perspective. While we never like to see a deal fall through as the result of our inspection, we would rather you purchase a home that you are comfortable with and fully informed about its current condition. Block Home Inspections blockhomeinspections@yahoo.com