Re-Roofing with Tile?

So today's inspection involved an un-
permitted tile roof system installation on a 1930's vintage home. This particular tile is a 1 1/8" concrete tile and not of a light weight manufacturing process.

Can you add this tile to your home? Yes, but we have to verify that the existing roof support structure can handle the extra weight of the tile.

In this homes case, the added load was to much for the existing framing. Substantial deflection up to 4" was noted at multiple locations of the finished roofing surfaces. Review the attic interior truss and ridge framing showed multiple cracked or broken framing members.

First, it's time to contact an independent licensed roofing contractor, not the company who installed this particular roof. Once the issues have been confirmed, step two is two get a structural engineer involved who will design the roof structure framing improvements for the roofer to follow.

Remember, always used licensed contractors and when in doubt, error on the side of safety!

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com

Tub Shower Surround

I'm amazed at how many people think you can just slap some tile over the bath tub/shower drywall and make this beautiful tiled enclosure.

Did you forget that there's going to be a lot of water and vapor moisture in the area? Did you think the tile and grout was water tight?

Today's picture shows water intrusion into the spa tub service area/interior wall framing we noted after a fill and release test of the tub and spray test of the shower. Turns out, where ever we sprayed water on the tile surround, leaked into the equipment area. As usual no permit and no licensed contractor was involved.

Remember, use only licensed contractors. Pull permits when necessary. And always error on the side of safety. Leaks can and will cause damage!

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com

Tall and Cripple Walls

Tall wall and or cripple wall framing is most commonly found at the first floor level in a home with a raised foundation. We might find this framing configuration in hill side construction or in the sub area from the top of the foundation to the interior floor elevation of a flat lot home. In older homes we can find an upper cripple wall configuration in a raised roof above the upper plate.

In today's picture we see a 1920's vintage garage where it appears the roof was raised approximately 30" to accommodate an interior loft configuration. A couple of issues have been created by these non permitted alterations. We've increased the exterior wall framing load on the original concrete footing/foundation. We've failed to add lateral support framing to the original exterior wall framing. We've also failed to install proper earthquake resistant "Simpson" framing hardware at the upper cripple wall to prevent failure during a seismic event.

Remember, always use licensed contractors, obtain the proper building permits and in this case structural engineering reports and when in doubt, error on the side of safety!

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com

Framing Alterations

Once again, almost everything requires a permit from your local building department. I know, you hate to hear that but just the thought of a building official reviewing a contractors work will cause that contractor to pick up his game.

Today's picture is of substandard floor joist framing alterations visible in the sub area. The original material is termite damaged, worn and or altered. The contractor chose to scab or sister other members but did not land the new joists on the sills, add joist hanger hardware or lag bolt the material to properly re-support the damaged material.

In simple terms, the alterations do nothing to improve structural integrity and were a complete waste of time and money. Remember to always use independent licensed contractors for your repairs and alterations and pull those building permits when necessary.

Remember, when in doubt, error on the side of safety!

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

Electrical Safety

Today's photo is from a home inspection in Lomita, CA. A remodeled 1921 single family home on a raised foundation.

The home is substantially remodeled from top to bottom over the past 10 years with not a single permit obtained in the past 36 years, yikes!

Electrical alterations when done incorrectly can present some of the most hazardous conditions in your home. As you can see from this photo live electrical circuits are resting on grade throughout the sub area. This would include open conductors, outlets without covers, outlets not GFCI protected and or exposed 120v cable wiring.

All electrical circuits, wiring, conduit and equipment should be properly elevated above grade. This particular home needs an independent licensed electrical contractor immediately to resolve these unsafe conditions.

Remember, when in doubt, error on the side of safety!

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

Gas Appliance Exhaust Vent

Chances are you've got a gas fired water heater or heating system in your home. Ever wonder where the super heated carbon monoxide exhaust is going? Well, it's being disposed of via an exterior exhaust vent system. In many cases this vent system extends to the roof line. This allows those harmful gases to dissipate in the air while not harming the structure and or occupants.

It is very important that this roof mounted exhaust vent properly extend away from the adjacent roof line. This will prevent back draft of carbon monoxide exhaust into the unit and or structure. Today's picture shows rust/corrosion and or deterioration of a forced air heating unit exhaust vent which terminates to close to the adjacent roof line. Your exhaust vent must terminate a minimum of 12" above the highest point of the roof line within 4' of the subject vent.

Remember, when in doubt, error on the side of safety, you'll thank me later!

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

 

Water Heater Installation

So, today's inspection was in Big Bear Lake, CA.. A small 1200'sf cabin on a slab foundation. This is a mountain area and cold weather concerns come into play.

First, I notice the water heater is 27 years old, way past its normal life expectancy. It also is lacking proper insulation at the exposed water supply piping in its exterior closet location. It has no over flow catch pan. Enclosure firewall surfaces have been compromised and is adjacent to a sleeping area. The tank mounted lower drain valve actively leaks. Fire box has been back filled with gravel from vermin access. The exhaust vent roof vent penetration leaks. We're missing the State required double strap earthquake bracing system and an active gas leak was noted at the regulator.

This particular water heater system needs to be replaced to avoid some real issues involving possible damage to the property and or injury. We all like to think our water heater will last forever but that's simply not the case. They do indeed have limited life spans.

How's your water heater?

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

Home Inspection - Garage Firewall

Today's home inspection was in Laguna Niguel, CA. Our topic today is residential garage firewall systems. So what is the firewall? When we have an attached garage to a residential structure we must provide a burn rated safety barrier between the garage and any portion of the interior residence.

In one and two story homes the material is most likely "X" rated 5/8" drywall. The seams and joints must be taped and sealed with no appreciable voids. This will also prevent the migration of  chemical odors, fumes, carbon monoxide, etc. from entering the living area. This firewall system will exist at both wall and ceiling surfaces throughout the garage where living areas are present.

Remember, when in doubt, error on the side of safety!

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

Spa Tub!

I know, you love your spa tub. But there are some real life safety issues we need to explore relating to the installation of your spa tub. It should have a dedicated 20 amp electrical circuit. It's electrical circuit should be GFCI protected and the pump motor assembly should be properly bonded to prevent stray current from harming you.

Today's picture shows an empty spa tub pump motor bonding lug, which as you can guess means the system is NOT properly bonded. This particular installation has copper plumbing, a metal motor casing and metal interior wall framing. It is very important that the motor be properly bonded.

Call an independent licensed electrical contractor for further inspection/service as needed to ensure safe, hazard free, code compliant systems integrity today!

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

Safety Railings

So today's inspection was in a high rise condominium tower in Irvine, CA. This particular condo was two story and had a large exterior deck on one level.

What is our #1 concern with safety railings? The ability of them to keep people, more importantly children on the safe side of the said barrier. For this reason the railings are required to be from 36" to 42" high (depending on location) with 4" side load restraint spacing and "NO" horizontal members allowing the railings to be climbed upon by children. Today's inspection had planter boxes directly adjacent to the railing which also provided a climb-able surface for children to scale the railing.

Remember, when in doubt, error on the side of safety!

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

Electrical Wiring

In residential structures, we must take care so as to not harm ourselves and or property with electrical alterations, remodeling and or additions of the "Substandard" kind.

Today's picture is from a Newport Beach Home Inspection where a kitchen remodel has occurred. As you can see, this work was no doubt not permitted and not performed by a licensed electrical contractor. 120v cable wiring must be protected behind finished drywall and or inside protective conduit to prevent physical damage. Single conductor wiring and or exposed pig tail wiring splices are not allowed.

This type of installation poses some very real health and safety issues with regard to electrocution and or fire safety issues. Remember, don't go cheap on electrical and plumbing issues, the resultant damage can be expensive and or dangerous.

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

Garage Door Openers

You're residential garage door opener system is equipped with three basic installation related safety features. Each of these is very important to provide safe operation of the system and to help improve child safety in your home.

     1. The wall mounted control switch should be elevated a  
         minimum of 5 feet above the floor.

     2. The on contact device should be tested monthly using a 2" x
         4" board laid flat under the door.

     3. The optical sensors should be located 5" to 6" above the floor at
         each side of the door.

Today's picture shows a homeowner installed system with the optical sensors not mounted at the door but rather at the motor assembly. As you can imagine this installation provides no safety to pedestrian traffic, pets, vehicles or personal property. Remember, improper installation of a garage door and or automatic opener can cause property damage and or personal injury.

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

Home Inspection Electrical Issues

Electrical wiring? Looks harmless, simple to install? What could go wrong? I'll just add a few switches and outlets in my home and save myself the trouble of paying for an electrician.

Today's picture from a Long Beach, CA Home Inspection shows an Owner added fixture at a hall linen closet. If you can see the electrical wiring at the interior of a home, it's no doubt substandard and unsafe. 120/240v cable wiring is running bare in the interior wall cavities but when it penetrates a wall to the interior of the structure it must be protected by junction boxes and or conduit.

We may not use single conductor wiring and or pig tail wiring splices at any portion of the structure as well. We're trying to prevent physical contract and damage to the wiring and reduce the risk of electrocution and or fire safety issues.

Be safe out there! - Call an independent licensed electrical contractor for help...

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

Ceiling Exhaust Fan

Let me start off by saying, just because you can buy something at "Home Depot" does not mean you're qualified to install it in your home. So yesterdays Long Beach, CA Home Inspection revealed a significant number of substandard electrical alterations, additions and or remodeling. All of which were un-permitted and of course not performed by a licensed electrical contractor.

Today's picture shows an added ceiling exhaust fan over a stall shower in a 1950's vintage home. The device is not rated for damp locations, has open exhaust vent discharge into the attic and has substandard wiring including open pig tail splices, exposed single conductor wiring and missing protective grommet at the penetration into the metal housing. The added wall control switch was mounted within 3" of the open shower enclosure entry, (Can you imagine accidentally touching that switch while standing in the shower? Yikes!).

Be careful out there. Sometimes it's in your best interest to hire a qualified licensed, insured contractor to assist you with the more interesting home projects.

Call us today - we perform home inspections throughout California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

New Home Warranty Inspections

So you're buying a new, never lived in home from a large national builder. Do you need a home inspection for the purchase? Should you get a home inspection for the purchase?

Now most inspectors would say, yes. I on the other hand have a different thought. You'll be receiving a 12 month bumper to bumper warranty on your new home purchase. Anything that arises during that period will be addressed by the builder and or one of the subcontractors or components suppliers. Where the fun begins is after that 12 month window.

I propose you call me on month 11 and we perform what's referred to as a New Home Warranty Termination Inspection. I'll go through the home from top to bottom performing a full and complete inspection per ASHI Standards. The home will have experienced the day to day use of you and your family which will give us a true opportunity to look for imperfections and or issues in roofing, plumbing, electrical, mechanical systems, etc...

Remember, call me on month 11 after your close, we'll professionally and thoroughly inspect your home just like a 30 year old resale. Armed with this report and photos you'll be able to have the builder put your home in tip top shape prior to warranty expiration.

Irrigation System

Yes, I know you like the property to be lush and green during the listing. And the visual does look nice but come on now people.

Trees are laying all over the roof line, shrubs and vines have attached themselves to the exterior wall cladding, patio covers are like Bat Caves.

Well... Guess what? water intrusion is occurring at the exterior wall cladding, roof run off is being restricted, sprinklers are spraying directly onto the structure, walkways, fencing, operating equipment and that's where the trouble starts. You're sprinklers should be at the perimeter structure facing away from same. In many cases its just the opposite. Vegetation traps moisture against the house and vine growth actually acts like a piping system bringing unwanted moisture directly into the wall cavity.

Remember, water can cause abnormal wear, deterioration, decay, water intrusion and or mold growth!

Mobile Home Inspections

Are you buying a modular, prefabricated or mobile home? Have you been thinking that maybe you don't need a home inspection on your purchase? Don't make the same mistake other buyers have made by assuming that these structures don't experience the same issues and pitfalls of more traditional homes. They in fact can experience an entirely different set of issue in addition to conventional homes. There are four major areas of concern when addressing mobile homes.


     * Roofing - Simplistic paneled roofing systems - water
        intrusion issues
     * Plumbing - Significant use of galvanized plumbing - water
        intrusion issues
     * Environmental Issues - Interior walls, insulation, chemicals and
        water intrusion
     * Substructure - Earthquake and or retrofitted support bracing

Don't let "As Is" convince you to pass up an opportunity for your home inspection. That decision could cost you thousands of dollars after the close of escrow.

Railing Safety!

You're living in a condominium development and you have multiple elevated exterior decks with railings for child safety. Are those railings safe? Are they a minimum of 36" above the adjacent standing surfaces?

Do they provide a "Climb-able" configuration for children? Here's a picture from yesterdays condominium inspection in Oceanside, CA. Check out the horizontal bar configuration in the railing which would allow children to climb onto and or over the railing. In this particular case the Homeowners Association installed protective wire mesh throughout the development for added protection.

Your safety tip of the day from the home inspection Pro's at Progressive Inspection Service!

Microwave Ovens

So you've decided to replace your old cook top exhaust fan system with a microwave oven/fan combination. The sales person at the local appliance store has told you its a no brainer, just measure the width of the opening and stick it in there.

Here's a couple things to consider. #1 were going to need a minimum of 15" clearance from the top of the burner surfaces to the bottom of the microwave. Anything less will cause heat and steam damage to the microwave which will cause it to have a very short life span. #2 let's consider our venting source and or configuration. Does the existing unit vent to the exterior of the structure or re-circulate to the interior. Each of these configurations will change the over all size/space requirement and of course may require additional vent plumbing work in an over head cabinet.

Take a picture of your existing configuration. Measure the space between your existing cook top and the upper mounting surface for the microwave. This distance minus the height of the microwave will give you a clearer picture of your finish spacing above the cook top.

Good Luck!

Central Air Unit

So here's your tip of the day. When we have attic mounted central air units, ie; an evaporator coil in the attic it is essential that we have a secondary system to prevent condensation leaks into the attic and or interior areas of the structure.

These secondary forms of protection come in two configurations. Number one a simple secondary over flow catch pan system placed under the evaporator and primary drain pan configuration. The drain line from this unit is normally placed over a window to notify the occupant of an equipment issue should they notice water discharging from same. Number two is becoming more and more popular, its a simple kill switch that is installed at the secondary drain line off the coil housing. Should moisture ever reach this switch it causes the condenser coil to shut down and thus stop the creation of condensation.

Remember all units will leak eventually, plan ahead. Leakage can and will cause damage to your structure.

Home Inspection Access

So, you've put a transaction together, have an accepted offer and you're ready for the next step, your  "Home Inspection". The interior of the house looks great, the listing agent has asked the homeowner to move much of their personal property, furniture, boxes, etc. to help show the property. Guess where they moved everything to.... The garage.

So what to do when you need to inspect a one, two or three car garage? Your Home Inspector and Termite Inspector will both need good access for proper inspection. In this recent case the Buyers Agent asked for garage to be cleared of most personal property and made accessible. The picture above shows what we discovered after the area was cleared. Water damage, mold, compromised fire wall surfaces and substandard water heater installation were just a few of the issues that came to light as a result of having proper access for inspection.

Rental Housing Inspection Services

The goal of our "Rental Housing Inspection Service" (RHIS) is to identify and document substandard conditions in rental properties, promote greater compliance with basic health and safety standards and preserve neighborhood quality and property values. Our service focuses on identification and documenting health and safety issues in/on residential rental property that are:

       * Issues regarding occupant safety - (Unsafe Conditions)
       * Threats to structural integrity of the building - (Unsafe
          Conditions)
       * Items having a negative impact on the surrounding
          neighborhoods

Our "Rental Housing Inspection Service" (RHIS) is designed to focus on single family dwelling, duplexes and apartments. Our objective is to identify, report and correct substandard housing conditions through voluntary compliance from landlords and property owners. This will ensure that residential properties meet minimum health and safety standards. It is our intent to educate property owners of the need for preventative maintenance to ensure residential properties meet minimum health and safety standards. In many instances, the owner/tenant may be unaware of the property conditions and issues.

We will perform inspections to identify inadequate sanitation, structural hazardous, hazardous electrical, plumbing, or heating systems, faulty weather protection, fire hazards, inadequate exits, and unhealthy or unsanitary premises. The identification and correction of substandard housing helps property owners improve their property and neighborhood. This will also ensure that families are living in a safe property and will also benefit the property owner through improved tenant relations and revenue metrics.

Air Conditioning

So your air conditioning system is running poorly. Maybe the temperature split, (Cold) air differential with the ambient indoor air temp is not to your liking. Is your unit low on refrigerant? Could it have a evaporator coil issue? More times than not, it has to do with air flow. Remember, the life blood of the system is air flow.

Do you have a restricted evaporator coil caused by a dirty air filter? Do you have shrub growth or tree contact with the condenser? Or in this case, vandalism has caused restricted air flow across the condenser.

Your air conditioning system is designed to remove moisture from the air. When moisture is removed from air the temperature will continue to drop. But air flow is the main component of the system, whether it be air flow at the return air register, air filter, evaporater and or condenser coils, the entire system is balanced for performance via air flow.

So in closing, check your condenser coil. Don't store material against the unit. Keep pets and plant growth away from the unit. Replace your air filters frequently. Proper air flow will reduce energy costs and help your air conditioning system perform correctly.