Seattle Home Inspector's Blog

     To see if the bathroom fan is pulling air, it is customary for me to place a piece of tissue paper over the fan when it is running.  If it holds the paper in place, it is a pretty good indication that the fan is pulling air----at least to some degree. 

     On a recent inspection I was unable to get three different exhaust fans to hold tissue paper.  This happens sometimes---but not usually to all of the vents in the same house.  When I inspected the attic I found out why.  None of them had pipes connected to them and they were all buried in insulation.

     I guess they haven’t been "useful" for quite a while.

 

 

 

Charles Buell

 

Click on the Rose to check out:  AHA!---A Forum of Landmark Proportions---your Group

PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.

 

DeCroe, is my "etherial" home inspector assistant and occasionally flies into my blog and other people's blogs to offer assistance. To find out more about her beginnings just click on Raven.

 

      Besides doing regular Home Inspections, I occasionally get called to evaluate more specific problems----like where a leak is coming from, why the chimney is falling off the house, or if the roof will make it through another winter. 

     These kinds of consultations are kind of fun because I like playing detective.  Unlike a home inspection, I can get “invasive” if I need to.  Since most of what goes on in homes is not “rocket science,” it usually does not take too long to figure out what is going on.

     The other day I got such a call to figure out some severe cracks that had developed on the face of the fireplace surround.  Here is a picture of the fireplace and one can easily see the long horizontal crack, two tiles down from the mantle.

     The question? 

     What caused the crack? 

     With no sign of chimney or foundation settlement, I had to scratch my head a little harder to come up with the cause.  The chimney was nice and straight and showed no sign of separation from the home-----as sometimes happens with these older installations.  In short there was nothing wrong with the chimney from a structural point of view.  However there were some factors, that when looked at together, led me to the answer.  The mortar joints were really bad----there were actual gaps all the way through the mortar into the chimney flues.  There had been previous long term leaking (before roof was replaced) into the chimney structure where the chimney attached to the house.  This leaking was apparent at the damaged walls and wallpaper at both sides of the fireplace.  Also neither flue had a proper hat for a long period of time.

     All of these conditions have a common denominator----WATER.  Another thing one has to know about the chimney is that, at the time the chimney was built, it was common to put too much lime in the mortar.  Lime in mortar makes the mortar very plastic and sticks to your trowel like crazy, making laying the bricks a lot easier.  The problem is that the mortar is much weaker----especially when exposed to water----and especially when exposed to LOTS of water over time.  As these old mortar joints are repeatedly wetted, the joints expand a little bit.  Imagine, if you will, each joint of the chimney expanding even 1/64 of an inch.  In an installation of 64 rows of bricks one could possibly see an accumulation of an inch of additional height.

     In the fireplace pictured, the tile finish surface has been installed over the brick chimney structure.  If you could count the rows of bricks behind the tile they would add up to approximately 18 courses of bricks.  If each mortar joint expanded 1/64 of an inch, the mantle would be lifted approximately ¼”----pretty darn close to the width of the gap in the horizontal crack.

     This next picture, if you trace the line of where the mantle hits the wall, shows how the paint and wallpaper tell us how much the mantle has been raised---see how it is pretty much the same amount as the width of the crack?   

     See----it wasn’t rocket science after all. 

 

 

Charles Buell

 

Click on the Rose to check out:  AHA!---A Forum of Landmark Proportions---your Group

PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.

 

DeCroe, is my "etherial" home inspector assistant and occasionally flies into my blog and other people's blogs to offer assistance. To find out more about her beginnings just click on Raven.

 

     What is the fascination the human brain has with numbers?----and I don’t mean as in mathematics (something that this human’s brain has never been fascinated with).  I am talking about numbers like 3, 7, and 13. 

     Some times our “issues” with numbers----get fancy names.  Like “Triskaidekaphobia” ----the fear of the number 13.  “Tetraphobia” is the fear of the number 4.  And for all of you fans of the movie Friday the 13^th we have: “paraskavedekatriaphobia.”   Now I don’t know about you, but if I am committed to some loony-bin I would like a little bit shorter medical description on my chart than that.   

     Did you know that in some parts of the world they leave out the 13^th floor of the building to avoid the number 13?  Well not actually the whole floor---but they do skip the number and just go from 12 to 14.

     Of course here in the Rain everyone is well beyond being interested in points numbers.

     Human beings seem to like to create “importance” or “meaning” where there most likely isn’t any. 

     We like date-type numbers such as “9/09/09”----or attach meaning to numbers like “666.”  We even pick “special” numbers to play in the lottery---does anyone ever just use “random” numbers?  No, you use all your kid’s birth dates or the date you got the pet turtle.

     Who doesn’t like to marvel at their odometer turning over to some big number like from 99,999 to 100,000 and then feel the “let-down” as it predictably rolls over to boring old 100,001----but at least that has some sort of pattern to it----unlike its close cousin 100,003.  All we can do at this point is to look forward to the next big event----“111,111.”

     Sometimes it just seems to be about patterns.  Patterns are in themselves a kind of meaning----perhaps meaning isn’t as “important” as we would like to think.

     Back when I was young and foolish (as opposed to old and foolish), I was driving down the New York Thruway toward The City in my Toyota Corolla when it so happened that my odometer was approaching 88,888.  For those of you that have driven the Thruway, you know that there are some long, desolate and boring stretches that just beg for SPEED----and where the mind hopelessly searches for some way to entertain itself.  I thought it would be kind of cool to snap a picture of the event----and at the same time capture the speedometer at 88 miles per hour.  Now it isn’t often that our obsession with finding meaning in numbers (where there isn’t any) could get you killed----but that never stopped anyone. 

     I have the picture packed away somewhere.

     I got thinking about this the other day at an inspection way out in the boonies----almost as far out in the boonies as where Steve Smith lives.  The house was at the end of a 5 mile long dead-end road.  As I pulled up to the garage door this is what the odometer looked like:

     I really tried my best to find some meaning in this----but alas there was none to be found (well except for capturing proof that my car needs cleaning).

     Doesn’t it make you wonder how many other things there are in our lives that we attach meaning to where there really isn’t any? 

     Perhaps it is just true that things only have the meaning that we give them.

     It is probably a good idea to do as good a job at that as we can.

 

Charles Buell

 

Click on the Rose to check out:  AHA!---A Forum of Landmark Proportions---your Group

PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.

 

DeCroe, is my "etherial" home inspector assistant and occasionally flies into my blog and other people's blogs to offer assistance. To find out more about her beginnings just click on Raven.

 

      The 2008-NEC (National Electrical Code) mandates the installation of Tamper Resistant Receptacles in all new construction and renovations----for improved child safety.  The Consumer Products Safety Commission, in a 10 year study, documented that over 24,000 children under the age of 10 were treated in emergency rooms for incidents related to electrical receptacles (shocks and burns).

     It should be noted that these devices are not “tamper proof,” and a kid would have to know a lot about how the insides of these things work (or be INCREDIBLY unlucky) to bypass the built-in safety feature.

     I have fooled around with these devices a bit (it is not hard for me to act like a 10 year old) and I found it VERY difficult to shock myself.  I am not going to give the details of what it did take to shock myself because I wouldn’t want anyone out there to duplicate my follies----especially all those 10 year olds that might be reading my blog.  Recreational defibrillation is for “mature” adults ONLY.

     As an inspector, I welcome these Tamper Resistant devices for reasons other than their obvious safety advantages.  When I want to test receptacles during an inspection, it takes a LOT of time to remove those little push in plastic caps that people install to make the receptacles safer (and sometimes I think to reduce the likelihood of inspection).  The picture at the left is one of my favorite pictures of these push in type caps.  As you can see, with a missing cover plate, the “hot” components of the receptacle are infinitely more available to a kid’s curiosity than a receptacle with no caps and a proper cover plate would be.

     If you have little kids around----your current receptacles can be changed to the new type “relatively” cheaply (especially if you only do the ones that are readily accessible to children----like in their bedrooms) .  I would stress that these receptacles should only be changed by a qualified person.  People sometimes think that changing a receptacle is always as simple as it looks.   While it is simple for someone that knows what they are doing, there are factors in homes that can make it more problematic, like:  receptacles on switches, split wired receptacles, crumbly older wiring, aluminum wiring, reversed polarity, no ground wires etc.

     This next picture shows what a couple of Leviton’s new Tamper Resistant receptacles look like.

     Note that they have the letters TR stamped on them as required for identification.

     So, don’t go and act like you are under 10 now.

 

Charles Buell

 

P.S.  Public Announcement

     On June 31, 2009 the Seattle Recreational Defibrillation Club will be holding its monthly meeting at my house in Shoreline, Wa.  If you are over 60---stop on by!  Don’t forget your teeth guard. 

 

 

 

 

Click on the Rose to check out:  AHA!---A Forum of Landmark Proportions---your Group

PS , for those of you that are new to my blog (or for some other "unexplained" reason have never noticed) all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.

 

DeCroe , is my "etherial" home inspector assistant and occasionally flies into my blog and other people's blogs to offer assistance. To find out more about her beginnings just click on Raven.

 

     Do you have scars and lumps on your forehead?

     Did anyone ever ask you if you know Oblio?  

     Do you frequently complain of neck pain and have blurred vision?

     How many times a week do you walk on someone’s heals?

     Do you walk off curbs and into intersections and only realize your mistake because of the screeching tires and breaking glass?   (Or worse: “How often do you bump into people knocking them off the curb into oncoming busses?”)

 

     If you answered “yes” to four of these five questions you have an 80% chance of being a “texting” addict.

     Do you ever look up from your Blackberry long enough to see that the crowd you are walking with all have the same condition?

     Have you broken your nose more than once?

     Do you have blisters on your thumbs?

     Do you frequently loose track of your kids at the playground?

     I am so sorry----but if you answered yes to two of these last four questions, you are a texting addict----a “POSTER.” 

     So watch out for that light pole---only 12 steps to go---the nose you save could be your own!

     Now go and see your chiropractor----

----I know you have one.

 

 

Charles Buell

 

Click on the Rose to check out:  AHA!---A Forum of Landmark Proportions---your Group

PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.

 

DeCroe, is my "etherial" home inspector assistant and occasionally flies into my blog and other people's blogs to offer assistance. To find out more about her beginnings just click on Raven.

 

     Carpet installers can transform a house almost as quick as painters. 

     Just look at this job. 

     This old basement rec room was spiffed up in a hurry with some nice new carpeting----it even makes the old paneling look passable.  But again---because of over specialization of the trades and lack of adequate training in the responsibilities of other trades (maybe we should call this “cross-trading”)---this carpet installer has made a mess of things in spite of how nice their work looks in the picture.

     The carpet has been installed over the hearth for a very nice “clean/crisp” look, and the fireplace has been transformed into a plant holder.  The hearth on this fireplace should protrude in front of the opening at least 18” and be non-combustible----unlike the carpet.

     Not a difficult fix for a carpet installer that knows what they are doing.

 

 

 

Charles Buell

 

Click on the Rose to check out:  AHA!---A Forum of Landmark Proportions---your Group

PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.

 

DeCroe, is my "etherial" home inspector assistant and occasionally flies into my blog and other people's blogs to offer assistance. To find out more about her beginnings just click on Raven.

 

     Just a little fun post to test your powers of observation.

     Take a look at the picture and then chose one of the answers that best fits what you think is the answer that I am looking for----plus why (required for full points).

1. It always rains in Seattle.
2. Mondrian painted the sky.
3. The gutter leaks.
4. Wires should NOT be connected to gutters.
5. The downspout is blocked.
6. The painters were sloppy.
7. The siding is asbestos type.
8. The sky is blue.

 Charles Buell

 

 

Click on the Rose to check out:  AHA!---A Forum of Landmark Proportions---your Group

PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.

 

DeCroe, is my "etherial" home inspector assistant and occasionally flies into my blog and other people's blogs to offer assistance. To find out more about her beginnings just click on Raven.

 

 

     Fly anywhere over any part of the roof I wanted and wouldn’t have to lug assorted heavy ladders all over the place.

     It wouldn’t matter whether the roof was slick steel or a fragile tile----I could hover anywhere I needed to.

     Of course this would mean that I could drive a “smart car” to my inspections instead of my current “dumb car.”

     Forget the “smart car”----I will just fly to the inspection----you know what Seattle traffic can be like!

 

     I could probably eliminate most of the tools in my tool belt----and I could stop looking like I am armed for, “Beyond Thunder Dome.”

 

     I could use my cape as a drop cloth when I go in the attic.

     I could see Carpenter ants in walls.

     I could see Termites in beams.

     I could see Anobiid Beetles for the first time in my life.

     I could see what is growing behind the wallpaper.

 

     I could actually see if the roots of that giant tree that is 6” away from the foundation is a problem or not.

 

     I could report on the condition of the “insides” of pipes and ductwork in the home----just as well as the outside of the pipes----a tremendous ability when it comes to 100 year old perimeter drains!

 

     I would no longer have to fantasize about (or covet) infra-red cameras.

     I would be able to see where insulation is missing.

     I would be able to see whether there is moisture behind the tiles and be able to see what the heck kind of substrate the tile is on.

 

     I would know that the heat register under the couch is all smashed like a pumpkin, that the floor under the washing machine has bulldozer track marks-----and the wall behind it isn’t much better.

 

     I would be able to see that the furnace heat exchanger is cracked----and so is the foundation behind the newly remodeled basement walls.

 

     I would be able to see that there is asbestos siding under the vinyl siding.

 

     I would be able to count the actual number of rats hiding in the insulation in the attic or crawl space instead of just guessing that there “might” be an infestation.

 

     Oil tank present?  No problem for Superman.

     Where is the septic tank?  No problem for Superman.

 

     My terminal quest of the “perfect” flashlight would be over----and I wouldn’t have to worry about old Darth either.

 

     I could even see things that NO ONE should ever have to see.

    

     Of course there would be certain “disadvantages” to being Superman:

     I would have to be real careful not to rip decks off of houses. 

     I would probably end up owning a lot of handrails and towel bars and mini-blinds.

     And, I would probably destroy a lot of painted shut windows.

 

     But about TIME:  we all know how FAST  I would be able to do all of these things.   

    

    

     So----how come when I answered the phone the other day the client asked if Superman was there?

 

 

Charles Buell

 

Click on the Rose to check out:  AHA!---A Forum of Landmark Proportions---your Group

PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.

 

DeCroe, is my "etherial" home inspector assistant and occasionally flies into my blog and other people's blogs to offer assistance. To find out more about her beginnings just click on Raven.

 

    Skylights represent a host of problems:  from installation issues, to energy efficiency issues.  Why someone would put something of so little resistance to heat loss at the warmest place in the room is confusing to me.  I know they meet energy codes and all that----but should they?  It would seem that one would get a lot of “points” for avoiding skylights.  Answering the "politics" of this question is not really the focus of this post however.

     Nor am I going to go into issues related to water leaks due to poor flashings details.  The reality of skylights is that newer units with proper flashing kits designed specifically for that particular skylight are VERY good at keeping water out.  Most leaking associated with these skylights is due to installation errors---not due to anything inherently wrong with skylights themselves.

     Today I want to discuss improper installation of the skylight well (those structures that make up the transition from the interior ceiling to the skylight itself.

      In this picture one can see this transition structure in the attic all nicely wrapped with yellow insulation.

      Notice the little grey stain on the sheathing at the top right corner next to the truss.  This grey stain is where warm moist air is moving from the bathroom interior space into the attic.  Moisture condenses on the sheathing turning it grey.  In this next picture, another skylight in the Master Bathroom of the same house-----the bathroom that gets used the most-----shows even more pronounced staining than the first picture.  Note that there is staining of the roof sheathing at both corners.  Over time this moisture can weaken and damage the sheathing.  In the winter it would be likely to see the grey areas covered with frost----if the roof is cold enough.

     This condition is the result of poor sealing of the connection between the skylight and interior wall surfaces and is a relatively easy thing to fix----preventing heat loss and saving energy.

 

 

 

Charles Buell

 

Click on the Rose to check out:  AHA!---A Forum of Landmark Proportions---your Group

PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.

 

DeCroe, is my "etherial" home inspector assistant and occasionally flies into my blog and other people's blogs to offer assistance. To find out more about her beginnings just click on Raven.