Certified Master Inspector

Water Heater Installation

2012-01-21T14:19:00.001-08:00

So you're thinking about changing your water heater. Let's discuss some common issues related to improper installation of a water heater. Since I live and operate "Progressive Inspection Service" within California, will be refering to installation common to this state. Your area may differ slightly.

Let us begin at the top of a gas fired water heater. Check to ensure the exhaust vent has proper rise so as to prevent carbon monoxide roll out. Check to ensure that all exhaust vent joints are fastened correctly, using screws or high temperature tape if allowed in your jurisdiction. Look for rust/corrosion and or active leaks at the upper plumbing connections, (Remember - leaks can cause damage). Are the upper plumbing connections and visible supply plumbing properly insulated? Is the (TPR) valve present? ie; "Temperature Pressure Relief Valve", does it have a proper drain line with discharge to a safe location within 6" of grade? The drain line must not be elevated above the valve, water must be able to gravity flow away from the TPR valve.

What about "Earthquake Bracing"? Here in California we're required to have a double strap earthquake bracing system. The straps should fully encircle the unit. The straps should anchor to wall studs off opposite sides of the unit so as to prevent lateral movement. The upper strap should be located a minimum of 9" down from the top of the unit. The lower strap should be located a minimum of 4" above the top of the gas controls. Don't forget to install the bracing spacers to fill the gap between the unit and wall. This will allow the straps to hold the unit firmly in place.

Let's abandone the old rigid or semi-flexible gas connectors and install a new "CSST" flexible gas connector. Water heaters are one of the major sources of fires in residential structures. The gas system and related components are critical to have properly installed. If the water heater is located in a garage and in the direct path of a vehicle, it must be protected my a metal post embedded in the concrete slab sufficient to prevent contact from said vehicle.

And finally, the bottom of the unit. If the water heater is intalled in a manner in which leaks can cause damage then the unit should have an over flow pan system with proper drain line discharge to a safe location. Again, water heaters are going to leak, when they do we want to limit or midigate the damage they can cause.

Poor Drainage - Negative Slope and Faulty Grade

2012-01-17T11:41:00.000-08:00

Poor drainage conditions are one of the common and damaging scenarios impacting your home or investment property. Negative slope and or faulty grade conditions can cause abnormal wear, damage, deterioration, decay and or water intrusion. Left unchecked, the repairs can run into thousands of dollars.

ASHI Inspection World 2012

2012-01-08T09:19:00.000-08:00

Just finished attending this years #1 rated home inspection industry conference, ASHI Inspection World 2012 in Phoenix Arizona. Four days of outstanding educaction tracks, events, tours, vendor displays, marketing and networking with industry professionals from around the world.

For you history and fine dining buffs who have an opportunity to visit the Phoenix area, don't forget the "Wrigley Mansion" directly adjacent to the Arizona Biltmore Resort.

Happy New Year!

Drainage, Drainage, Drainage!

2011-05-15T14:46:00.000-07:00

I know it never rains in Southern California, at least not very often. When it does, is your home or property protected from possible water damage? Here's a short list of the issues that drive inspectors crazy:

1. Faulty grade elevation issues. The perimeter grade (Soil) should be a minimum of 4" below the exterior wall sill plate framing, stucco weep screed and or siding surfaces.

2. Faulty paved or covered surfaces (Flat Work) should be a minimum of 2" below the exterior wall sill plate framing, stucco weep screed and or siding surfaces.

3. Negative slope or grade conditions. The perimeter landscape, soil, flat work, etc. should have a positive slope away from the structure foundation. Never allow standing or ponding water at or near the foundation.

4. Rain gutters? Do you have any? If not, why not? A properly installed rain gutter system with proper discharge to a safe location away from the structure and foundation will help your home or other structure fight off water damage.

5. Perimeter yard area drainage system. If you don't have one, why not? This is the primary source for maintaining a consistent moisture level around the structure and foundation.

Controlling excessive moisture conditions in and around your property will help you and your home have years of enjoyment at a much lower maintenance cost.

Pay Attention!

2009-04-28T17:39:00.000-07:00

Let's think about all those homes you've been looking at before making your initial offer on your final choice. Were you taking notes? Did you take pictures? Did you spend more than 15 minutes or so in the property? The answer to most of these questions is, "No"... Now comes your home inspection. He or she is spending hours going through your prospective home and finding all sorts of issues, some serious and many not so serious. You might even be thinking why didn't I see that issue when I was here before. It's a common response. Let's try to get you ahead of the curve, so to speak. Look for some basic problematic areas in any home you preview.

Water and mold damage is #1 statistically with regard to problems in REO/Foreclosure properties. This can be caused by prior plumbing leaks, roof leaks or flooding from poor drainage conditions. Take time to look in the cabinets below the kitchen sink and or bathroom areas. Many times water damage and mold growth is clearly visible in these immediate areas and may change your thoughts about the property.

Look for poor drainage conditions. Are there rain gutters? Is there a full perimeter yard area surface drainage system present? Does the grade and perimeter flat work slope away from the foundation? Again, all very easy to observe and yet can immediately notify you of possible red flags with regard to property condition and performance.

Speak to any available neighbors who might know some interesting information about the property and its condition. I hear some crazy stories from neighbors about prior crimes committed in the property, fire damage, flooding, mold issues, etc...

Again, how convenient would it be for you to have this basic information about the property condition when you're considering which property to make an offer on?

Information is empowering. Get as much of it as possible using all means available to you. Happy house hunting!

REO - Utility Liability

2009-03-29T13:46:00.000-07:00

The real estate industry transactional sales requirements and protocols in particular are changing frequently. REO's have become the predominate transaction in many areas across the country. The buyer and agent preview dozens or maybe even hundreds of properties. The buyer with assistance from their agent make an offer to purchase and are successful with bank approval. Now the fun begins. You need to perform your due diligence, including, but not limited to appraisal, physical inspection, termite inspection, geology review and or environmental inspection. You need the utilities to be active for many of the inspections to be performed correctly. But wait! the listing agent refuses to activate the electric, gas and or water services. You or your agent decide to put the services in your names and activate the utilities.

Property liability jumps to the forefront of the issues to consider. Are there known or unknown plumbing leaks, gas leaks or electrical safety issues within the vacant REO property? You're about to find out! It gets better, if the property is damaged by any of these services being activated, who do you think the bank or property owner is going to pursue damages against? You don't own the property quite yet, so your existing homeowners policy isn't going to help you.

Over the past year or so, I've been deposed as an expert witness on more than one occasion involving these issues and or scenarios. It never ends well. The party who has activated the services ends up having full or shared responsibility with regard to property damage, repair and or remediation.

On your next real estate purchase, request and insist the owner or listing agent make the property available for proper inspection including, but not limited to all utilities being active at time of inspection.