Seattle Home Inspector's Blog

I did an inspection of a brand new, bank owned, 4 unit apartment building recently.  The building is three stories tall with a flat roof.  The only way to the roof was by  a 20 foot ladder from a second story deck.  I am trying to give you the sense that this roof was anything but accessible.  But  WHAT A VIEW of the Olympic Peninsula and the Puget Sound----and a bird's eye view of the surrounding area.

This indeed would be a great place to sit and have breakfast and enjoy the view.  Facing West and watching the glow of the sunrise on the mountains in the distance is always a treat.  It is a treat because a lot of things have to be in place for it to happen.  For example it has to be a day with no clouds or fog.  Believe it or not that scenario does happen in Seattle every now and then.

A month ago when I first inspected the roof there were issues found that would need to be addressed and hence the reason I was back for a re-inspection at the property.

The first time I inspected the roof I noted that the seagulls were NOT very happy with my being on the roof and they raised quite a ruckus around the building.

When I inspected the roof the second time I found out why.



There is nothing like eggs to make me start thinking about breakfast.



But I think I will pass on these---not knowing what stage of development these eggs are at---I never much cared for feathers in my scrambled eggs.  Have you ever stopped to think about the "ingredients" that go into making an egg?  I think I will stick to chickens. 



Charles Buell, Seattle Home Inspector

How you handle sticky situations can tell the world a lot about who you are and how you will be in other sticky situations.  

People want to get a sense of whether you will gum up the works or not.  They want information they can chew on without feeling they have to immediately spit it back out.

If you want to get rid of those unpleasant qualities that you have been carting around for years---how about considering symbolically going down to the Pike Market in Seattle and finding Post Alley and sticking them on the infamous Gum Wall.  When you walk by the wall and smell the cornucopia of gum flavors that have come from all around the world you can perhaps leave yours there as well.

I can not think of a more colorful way to deal with a sticky situation.

I think even Jackson Pollock would approve. 

Charles Buell, Seattle Home Inspector

What is so special about Seattle?

This is a question I get asked a surprising number of times every year. 

And it is not just directed at Seattle, but at the entire NW---GIVEN ALL THAT DAMN RAIN! 

It is asked, almost without exception, by people who have never been here.

Everyone knows the old statement about Art and pornography:  “I can’t define it but I know it when I see it!”

Well Seattle and the NW is kind of like that.

The other day I was on a roof in downtown Seattle using my new Fuji S2700 and took this picture of Mt Rainier.

Like I said---I know it when I see it.

I went to the doctor the other day for a routine checkup-----actually that is not true.  This is what I should do!  Now most people might go to the dentist a couple of times a year----and keep things in their mouth tuned up---but when it comes to regular doctors, most people, unless they are hypochondriacally disposed, put off going to the doctor until something is actually wrong.

I guess our minds take the possible things that can go wrong at the dentist and multiply it by 100 to arrive at the number of more things that can be found out at the doctor’s office.  After all, most people would rather undergo a root canal than a colonoscopy or a mastectomy.  There is just so much more to lose going to the doctor.

The harsh reality is that if we went to the doctor for more periodic check-ups we might be able to avoid some the very dire consequences we fear----or at least minimize them.  The problem with this approach is that if there is a bear in the woods he will bite us regardless of how much we deny its presence.

It is the same with our houses.

When was the last time you had your house inspected.  If you have lived in it for 5, 10, 20, or 40 years I can guarantee that there will be issues that need to be addressed.  This is especially true if all those special touches you have had done, that you are so proud of, were done without permits.

Like going to the doctor, having your home inspected could save you thousands of dollars by finding things that could cause terminal issues with the home.

There are likely electrical issues you have no clue about.

There are likely plumbing issues you have no clue about.

There are likely plumbing issues you have no clue about.

There are likely heating & cooling issues you have no clue about.

There are likely wood destroying organism issues you have no clue about.

What you don’t know about your house can, if not kill your house, drain you wallet way more than the measly cost of a home inspection.

When was the last time you were in your crawl space? 

Are you trained to know what you are not aware of in your crawl space?

If you have not had your home inspected in the last 2 years I recommend that you call your favorite home inspector today.

If you are in the Seattle area call me-----I will be happy to give you a quote to inspect your home.

And I promise----no colonoscopy!

     As a Licensed Structural Pest Inspector, the inspection of House Boats for conditions conducive to wood destroying organisms almost seems like an oxymoron.  And yet the few that I have inspected, or worked on, have had no more issues with wood destroying organisms than other Pacific NW homes.

     It just isn’t logical that you could throw some logs in the water---chain them together---build a house on top----and not have any problems.  Some of the Seattle House boats have logs that are 100 years old----and still floating.  Many of the land-bound homes of Seattle, that are 100 years old, have foundations that are in worse condition.  I suspect that the early houseboats did have problems---especially in the wood structures between the floating logs and the house floor structure.  These structures most likely frequently needed to be replaced----until pressure-treated lumber came along.

     Here is what the Washington State Law says about Conducive Conditions:

     (1) Conducive conditions found during a complete WDO inspection must be noted in the complete WDO inspection report.

     (2) Conducive conditions include, but are not limited to, the following:

          (a) Earth in direct contact with wood or inadequate clearance between earth and any wood or material subject to damage from moisture. (Well I guess this doesn’t apply to houseboats----no dirt anywhere near it.)

          (b) Vegetation, in direct contact with the exterior of a structure, which may contribute to moisture or damage by WDOs. (Not much in the way of vegetation around a houseboat either----gotta get out there and mow that water.)

          (c) Restricted or nonfunctioning gutter systems. (You have to be kidding?)

          (d) Conducive debris in substructures. (Does driftwood and flotsam and jetsam count?)

          (e) Bare or unimproved ground in substructures. (Sounds like semantics to me----no ground anywhere near the substructures.)

          (f) Standing water or evidence of seasonal standing water in a substructure. (Ruh Roh!)

          (g) Failed or missing caulk or grout at water splash areas. (OK---safe bet)

          (h) Moisture from plumbing leaks, lack of ventilation, or other sources that may contribute to damage by WDOs. (Well this covers a wide range of possibilities----but no different than any home.)

     So why do these old log “foundations” do so well?  To answer that question we have to go back to the basic survival requirements of most wood destroying organisms:  Food (plenty of that), water (plenty of that----actually too much), adequate temperatures (ideal year-round), and oxygen/air (bingo----no air in submerged logs). 

     There is one more thing that has to be factored into the equation----these old-growth cedar logs are naturally resistant to decay/rot and resistant to many of the Northwest’s finest wood destroying insects.

     Usually Licensed Home Inspectors and Licensed Structural Pest Inspectors in the State of Washington are mostly interested in the control of moisture to reduce and eliminate the conditions suitable for Wood Destroying Organisms.  Houseboats are a rare example where the elimination of oxygen helps do the trick. 

     For all the rest of the structure the usual rules and protocols apply.

     If you live in a part of the country where the temperature dips below freezing, you should not leave your hoses connected to outside faucets.

     DO YOU KNOW WHERE YOUR HOSES ARE?

     Whether these are “Frost-free” type faucets or old style faucets that have interior shut-offs to drain the outside faucet, the hoses should be removed.  Water that remains in the hose can defeat the purpose of both types of faucets.

     Many homes have frost-free hose faucets.  These faucets actually have a long tube that runs to the interior space and the handle of the faucet has a long stem that runs inside the tube and shuts the water off inside the house----making the valve less likely to freeze.  When the valve is shut off the tube drains ----unless there is a hose on it out (at least it should if it is sloped the correct way).  Leaving the hose in place will defeat this function of the faucet.

     If you have an older home without frost-free type faucets there “should” be interior shut-offs so that the outside valves can drain the pipes.  Not operating this interior shut-off clearly leaves the valve vulnerable to freezing regardless of whether there is a hose on it or not.

     Some people like to put insulating foam caps over these valves and keep their fingers crossed.  These caps should not be unnecessary on frost-free type faucets.  I have seen these caps actually fill up with ice from VERY minor leaking of the valve and then this ice backs up into the tube where it can damage the valve.  This can happen with either type of valve.

     As a Seattle Home Inspector when I find hoses in place from October 1st until April 1st, I do not re-install the hoses after I test the valves for water pressure.  It will vary around the country, depending on how cold it gets, as to when you should leave your hoses disconnected in cold weather.  In Minnesota never leaving them in place might be a good idea.  Just kidding Reuben.  

     You have to love it when you and the people you meet here in the rain, get to take their umbrellas and go do something good together out there in the "real rain"----the real world.

     I had the distinct pleasure of doing an inspection with Courtney Cooper, of Cooper Jacobs Real Estate Services the other day. 

     I met Courtney here on ActiveRain way back when I first started playing here in the rain and we got to know each other as she and I duked it out on our way to the top two spots in Seattle----here on ActiveRain.  In those days it seemed like a daunting feat to get to the top, but now I just enjoy sitting up there with Courtney.

     We met for real, the first time, at the first Seattle ReBar camp a couple of years ago and have seen each other at Raincamps to follow----and have always threatened to work together.

     As those of you that know Courtney know----and for those of you that don't know her yet----Courtney has carved out for herself a nice little niche in the world of houseboats.  If you want to know anything about houseboats----or floating homes as they are also known----just ask Courtney Cooper. 

     It was great fun doing the inspection with her and having the inspection be a floating home to  boot made it extra special.

     Houseboats are the quintessential definition of Seattle eclectic----and I relish every opportunity to wander the docks.  This is not an easy feat because most of the docks are private-----some even gated.

     At this inspection Courtney had brought in a diver to check out the "foundation."  I was happy to defer to others everything below the finish floor surface.  This was one crawl swim space I did not mind NOT inspecting-----although it would have been cool checking out 100 year old logs.  The diver brought some trinkets up for us all to check out----like this crawdad----aint't it cute?

     It was a beautiful day on Lake Union and the views were worth a million bucks----or two.  Here is one of the views----pretty spectacular don't you think?

Charles Buell, Seattle Home Inspector

     The Standards of Practice for Home Inspectors in Seattle and all of Washington State are what one would describe as “Minimum Standards.”  They provide a “guideline” for basic performance.  This is true of all Standards of Practice for our profession----whether these Standards are State mandated or derived from one of the Home Inspector Associations like ASHI, InterNACHI, NAHI or CREIA.

     Some inspectors use these SOP’s as a way to define “only” what they will do.  In other words the “minimum” becomes the “maximum.”  While this business model may meet the requirements of their License or membership in an Association, it does not provide much in the way of service to the buyer.

     But this tangent is not what I am here to talk about today.

     Washington State Standards of practice has several things that are quite different from other Standards of Practice around the country.  One of those differences is the requirement that we will report, “The existence of a connected service-grounding conductor and service-grounding electrode when same can be determined,” and we will report, “When no connection to a service grounding electrode can be confirmed.”

     In other words we are checking to see if the house electrical system is properly grounded.

     Without going into all the technical details, and the myriad ways to achieve electrical system grounding, I want to state that this can actually be quite difficult and I expect that many inspectors fall back on the “…when same can be determined,” part of the requirements.  I have always taken this part of the inspection very seriously.  It was part of what I looked for even before our Standards of Practice came into play.

     One of the basic means of achieving grounding----especially in older houses was for the electrical system grounding conductor to be attached to the incoming water pipe.  This connection was preferably attached previous to the main water shut-off.  Think of it as using that long length of buried pipe between the house and the street as the “grounding electrode.”  It was not uncommon for houses to have this wire connected to the piping somewhere in the run of pipe “after” the water shut-off or especially in homes with no interior water shut-off.  The reason why the wire should “technically” be located street-side of the water shut-off----or right where it comes though the foundation for example----is that it is less likely to become “compromised.”

     These compromises happen in many ways----and I find them often.  As an example, let’s say the system is grounded to the water pipe at the water heater which is five feet away from where the pipe comes into the basement.  Mr. Homeowner decides the wants a water filter installed and does so in that section of pipe between where it comes through the foundation and where the grounding wire connects to the pipe at the water heater.  Because the filter is plastic we now have lost proper grounding of the house electrical system.  It would not be accurate to say the system is “not grounded” however, because there is still a path to ground back at the utility company transformer----wherever that is.  What is lost is redundancy and “proper” pathways to ground.

     Another common way the system is compromised is when repairs to the piping are made----as in metal pipes being replaced with plastic pipes.  Here is another example of how the system can become “compromised.” In this first picture we can see the grounding clamp and wire connected to the cold water pipe near the water heater. 

     When the house was originally built this connection provided a continuous pathway to the pipe that ran underground out to the street.  At some point repairs had to be done to the pipe and a section of the old galvanized pipe had been replaced with copper.  That in itself should not be a problem because they are both metal.  Whoever did the repair knew enough to know that copper and galvanized pipes are different metals and electrolysis can occur if connected directly together.

     The “di-electric” unions used to connect the two different types of pipe have a little plastic bushing that separate the two pipes-----preventing electrolysis but also disrupting the continuity of the electrical system grounding.

     These “system” grounding issues are not usually difficult for the Electrical Contractor to correct----but should be done for safety.

Charles Buell, Seattle Home Inspector

     The days of the classic 50’s diners are long gone----with only a few of the Real McCoy left standing around the country (not counting a few knock-off wannabe’s).

     These diners were gathering places of the locals to share gossip (early networking) and a place for truck drivers to have coffee thrown at them. 

     A “city” incarnation of these diners is the small restaurants located in old houses and other structures no longer suited to their original purpose.  Immediately excluded from this genre of eateries are restaurants that have relied on “architectural planning” and/or “large bankrolls” to create artificial ambiance.

     The places I am talking about are the labors of love of the visionary owners/entrepreneurs that are more interested in service and quality of food than in whether the place looks like Martha Stewart or the Olive Garden.  They are places to share gossip, have great coffee and eat----with the kids or without.

     The Wild Mountain Café, in the Crown Hill Neighborhood of Seattle, is such a place.  It is easy to find, at 1408 NW 85^th St, because it is the only Purple House on the street.  It’s funky exterior and interior, is awesome Seattle-eclectic at its best.  There is artwork on the walls, and there is live music on Friday’s. 

     Tables are set up throughout the “house” such that you can eat in the living room next to the fireplace, in the dining room (where else), in one of the bedrooms----no beds though (dang----no breakfast in bed) or even in the bar.  You can order breakfast (lunch & dinner too) as simple as the plain old “Jane Doe,” or as plentiful as the “Joe Schmoe.”  There is even a kids menu.

     So----check it out when you are in the neighborhood and you need a good cup of coffee, a good meal----or just need a place to hang with friends, meet with your real estate agent, or rendezvous with a lover----or just read the paper by yourself.

Charles Buell, Seattle Home Inspector

     One of the most common wood destroying organisms in the NW is the Moisture Ant.  Like Dampwood Termites and Anobiid Beetles, they are “opportunistic” in the sense that moisture conditions have to be correct (conducive) for them to be present. 

     As a Licensed, Washington State, Seattle Home Inspector and a Licensed Structural Pest Inspector, if I found evidence of these critters in your home----either past or present----the following is what you would see in your Inspection Report:

Moisture Ant colonies typically start in already decayed wood and are considered a secondary infestation.  Their nests are designed to promote moisture and further decay of the wood they cover.  Removal of the damaged wood and replacement with sound wood will be required.  Moisture ants require moisture to thrive, and eliminating the moisture source must be part of control measures.

      Added to this statement would be their location and a description of the damage and the possible causes of the leaking.  It might not be possible to determine the extent of damage, because the actual damage might be located much further away from where their visual signs are found.

     For example, the other day I found this Moisture Ant structure extending from the top of the foundation up to the floor structure. 

     While there was minor decay present in the wood covered by this structure the bulk of any damage is likely above the floor structure somewhere else.  In this case, the area of real damage is somewhere in the chase around the insert fireplace.  It will likely be necessary to remove some of the siding to actually figure out how much damage there is and to determine the source of moisture that is, or was, supporting the colony.  In this case, there was no present activity----the nest was only damp.  There is not enough moisture being introduced for the structure to stay wet enough to support the colony.  This indicates that either it was a past condition that has been remedied or a condition where they become active seasonally-----when long periods of rain allow enough moisture into the area to support their presence.

      It is not unusual to see Moisture Ants come and go in the home as the moisture conditions come and go.

      Of all the insects we deal with as Structural Pest Inspectors, I think I am most fascinated with Moisture Ants.  Partly because I know that they are not the “real” problem and the extent of damage is usually not going to ruin the house----like Anobiid Beetles can.

      You can think of Moisture Ants as sort of a “flag” waving at you.  It is saying, “HEY, knucklehead, you have a leak over here!”  You fix the leak and the ants go away.  You don’t have to get out your arsenal of non-environmentally safe chemicals and, ATTACK!  They are smart and know when they are not wanted----and simply leave.

      They build these marvelous structures called “carton” out of the materials they eat.  Take a look at this picture of Moisture Ants carton behind a baseboard electric heater. 

     They have taken the wet cellulose fiber and turned it into some of the coolest carton I have found.

     This wet “nest” now is able to keep surrounding wood structures wet and extends the moisture into structures that were previously not wet.  As this wood decays it too becomes food and habitat for the Moisture Ants ----and the colony can grow.  It is this ability to expand their nests into previously dry areas and causing decay/rot that gets them to be classified as a “wood destroying” insect. 

     In reality, whoever didn’t notice the leak, and fix the leak might also be considered a wood destroying organism.  It is generally human beings that create the conditions that are conducive to many wood destroying insects in our homes.

Charles Buell, Seattle Home Inspector