Three, and even Four story townhouses are popping out of the ground like Magic Mushrooms all over Seattle. They represent special problems for the Home Inspector: from roofs too high to get on, to having to undergo extensive Olympic Training to make the many flights from bottom to top. Another HUGE problem it that is almost impossible to get a good cover shot for the Inspection Report----so you end up using a picture of the kitchen, the gas fireplace, or the Hydronic heating system----occasionally the view of Mt Rainer.
I know inspectors that would, in fact, literally keel over and die if they had to do a four story townhouse. For me they are kind of fun in that respect. Most of the time I find myself having to wait for my buyers to catch up. I have been known to joke with my buyers about how they will be able to give up their gym memberships once they move in----no more Golds----no more Jenny Craig----no more Stone Gardens. It is interesting that the vast majority of people buying these critters are under 30, with no kids, and are Olympic Athletes----go figure.
One particular, recurring issue that I have been finding in these structures is low water pressure and flow at the 4th story fixtures----and high blood pressure at the Inspector's fixtures. Water pressure (as indicated by PSI), will push water up hill at a rate of 2.31 feet per PSI. A more practical way to look at this is that if the water pressure at the outside faucet at the ground level is 43 psi----by the time it gets to the 4th floor Master Bath shower head it will be approximately 13 psi lower, or around 30 psi. Typically, the "minimum" pressure we like to see in homes is around 40 psi.
There are some fancy water-saver shower heads that would be a trickle at 30 psi. One of the routine comments I get from buyers when they call me to book the inspection is (after I ask them if they have any concerns about the home): "there seems to be very little water at the Master Bathroom." I tell them----oh that is very common----just use the shower at the ground floor level.
Actually it is "usually" a very easy fix. Most townhouse complexes, or the individual units themselves, have "pressure-reducing" valves. The pressure is just set too low, and the plumber merely needs to adjust the valve to provide adequate pressures to the higher fixtures. In the picture at the left, the Pressure Reducing Valve is the brass colored doohickey above the yellow main water shut-off handle at the bottom of the picture. At the very top of the picture, the blue thingamabob is the Expansion Tank.
Note: this valve should never be adjusted by someone that doesn't know what the heck they are doing. Here is why. Any system with a pressure reducing valve is also very likely going to have an "expansion tank." The pressure in the expansion tank has to be adjusted to the same as the desired house pressure----prior to installation of the tank----just a little complicated for the average homeowner.
Charles Buell
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I haven't inspected a four story home yet.
But another main item I have found in multi story homes is problems with the heating and cooling systems.
Too many of these homes tries to to it with one unit and with this set up you are only going to get one level to suit you.
Charles, another good post. At first I thought you were commenting on whether the *building* of townhomes was an Olympic sport, because it sure seems like builders are trying to outrun each other on how many (and how fast) they can put up!
Now I see you meant running up and down all the levels, nevermind the lift up into the attics!
And it's quite true, there are some corner-cutting things we've seen here too. Even if the place is NEW, have it inspected!
Phillip, most of ours around here are 3 story---but occassionally I get a four----really 3-1/2 as all they do is develope what would normally be the attic space.
Suzanne, I have always enjoyed "double meanings"---thanks for commenting.
I feel like negotiating offers should become an Olympic sport - so many multiple offers over the past couple of weeks.
Hope, I guess there are not medals for the extraodinary "working" Olympians:)
Charlie,
So far we do not have many of those tall beasts here. I know what you mean about getting a cover shot. I have used the bay a couple times, never the expansion tank...you can do better than that.
That's so funny, a cover picture with Mt. Ranier. How about one of the front door and surrounding area?
Good information about the PRV and corresponding adjustment on the thermal expansion tank pressure.
Steve, I expect they will be migrating up your way soon.
Hank, yes I have used that as well----it is usually right next to the garage door----makes for a great cover shot:)
Seems to me that there is another OBVIOUS problem presented in your picture..... That Blue Tank has their label "upside down". Seems they have a quality control issue themselves. Just think anyone who nees to ready any "warning" labels on that blue tank would have to stand on their head to read it appropriately.
Sean Allen ..... Justa my non-professinal "S.A." opinion.
Sean, good thinking. However in this case, while there have been those that have argued the "finer" points of how these tanks should be installed, they are allowed to be installed in any position by the MFG. I guess they just don't care how much of a contortionist a person has to be to read the label:)
I think I would pick one of the ground floor units. There's nothing like good water pressure! Ahhhh!
Lizette, nice try----unfortunately not an option with these beauties. Usual scenario: Ground floor is garage and office, second floor is kitchen and living, third floor is two bedrooms, forth floor (if there is one) master suite. Assorted bathrooms on each level.
Charles good post. We must be on the same wavelength, as I ran into a property on the top of a hill Saturday where the water pressure was 30 PSI. I will write about it sometime this week. Not being a copy cat...
Charlie - I need to move myself into a 4 story - just so I'd be forcing myself to get fit!
Better you than me Charles. Keep your 4-stories in Seattle, Ohio doesn't want them. lol
Michael, your PSI issue on a hill might be a more difficult solution though? Did you ever have to recommend a pump?
Carol, I find that hard to believe based on that bathing suit picture you posted a while back:)
Kevin, where you been? Hope you have been busy of having fun some other way. Do you think we shuld start calling them Gymhouses? (Goldhouses?)
I'm home free on this one. Arkansas doesn't grow these things....at least that I have noticed.