Insulation Safety

Today's topic is "Insulation". We all know the benefits of insulation in our homes and commercial structures but there can be a risky downside if the insulation is not properly installed.

For the purposes of this post, we'll be addressing fiberglass batt insulation. There are multiple types and manufacturers of fiberglass insulation. Some have vapor barriers, no vapor barrier, vapor barriers that are non-combustible and vapor barriers that are extremely combustible.

During a recent inspection we found an extremely well insulated attic, however the insulation was installed improperly with the combustible vapor barrier left exposed. OEM warning labels were clearly printed in English on each section of the subject insulation. This highly flammable paper barrier can act like kindling for a fire and the vapor barrier rendered useless because its not facing the interior of the structure. Any number of ignition sources can exist in a structures attic and if the conditions are just right, fire can be the result.

CPSC Warning

Remember, always use licensed contractors when working on your property, pull those permits when required and when in doubt, error on the side of safety.

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

www.progressiveinspection.com

Fireplace Safety

Many new homes are being constructed without fireplace features but if you have a home with a fireplace, today's topic is for you...

The Chimney Safety Institute of America recommends the following:

Level 1 Inspection

If your appliance or your venting system has not changed and you plan to use your system as you have in the past, then a Level 1 inspection is a minimum requirement. A Level 1 inspection is recommended for a chimney under continued service, under the same conditions, and with the continued use of the same appliance.  ​

In a Level 1 inspection, your chimney service technician should examine the readily accessible portions of the chimney exterior, interior and accessible portions of the appliance and the chimney connection. Your technician will be looking for the basic soundness of the chimney structure and flue as well as the basic appliance installation and connections. The technician will also verify the chimney is free of obstruction and combustible deposits.

Level 2 Inspection

A Level 2 inspection is required when any changes are made to the system. Changes can include a change in the fuel type, changes to the shape of, or material in, the flue (i.e. relining), or the replacement or addition of an appliance of a dissimilar type, input rating or efficiency. Additionally, a Level 2 inspection is required upon the sale or transfer of a property or after an operation malfunction or external event that is likely to have caused damage to the chimney. Building fires, chimney fires, seismic events as well as weather events are all indicators that this level of inspection is warranted.

There are no specialty tools (i.e. demolition equipment) required to open doors, panels or coverings in performing a Level 2 inspection. A Level 2 inspection shall also include a visual inspection by video scanning or other means in order to examine the internal surfaces and joints of all flue liners incorporated within the chimney. No removal or destruction of permanently attached portions of the chimney or building structure or finish shall be required by a Level 2 inspection.

When a Level 1 or Level 2 inspection suggests a hidden hazard and the evaluation cannot be performed without special tools to access concealed areas of the chimney or flue, a Level 3 inspection is recommended. A Level 3 inspection addresses the proper construction and the condition of concealed portions of the chimney structure and the flue. Removal or destruction, as necessary, of permanently attached portions of the chimney or building structure will be required for the completion of a Level 3 inspection. A Level 2 inspection includes everything in a Level 1 inspection, plus the accessible portions of the chimney exterior and interior including attics, crawl spaces and basements. It will address proper clearances from combustibles in accessible locations.

Level 3 Inspection

A Level 3 inspection includes all the areas and items checked in a Level 1 and a Level 2 inspection, as well as the removal of certain components of the building or chimney where necessary.

Removal of components (i.e., chimney crown, interior chimney wall) shall be required only when necessary to gain access to areas that are the subject of the inspection. When serious hazards are suspected, a Level 3 inspection may well be required to determine the condition of the chimney system.

https://www.csia.org/

Remember, always use licensed contractors when working on your property, pull those permits when required and when in doubt, error on the side of safety.

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

www.progressiveinspection.com

Sewer Camera Inspection

Today's topic is one that property owners, buyers and agents give little attention until a major issue occurs or escrow has closed, "Main Sewer Line Condition"...

Ever wonder why you rarely have a main line sewer issue until maybe the holidays when you have 20 people at your house? It's not because the problem occurred on that specific day but rather you've introduced enough waste volume for the sewer plumbing issue to expose itself.

If your property's main sewer line plumbing is 20+ years old, it's time for a "Sewer Camera Inspection". These simple and affordable services will provide you with a live video feed of the main sewer line interior configuration and condition. Your licensed plumber will be able to witness breaks, cracks, low spots holding water, misalignment and or intrusion issues. They'll also witness the main sewer line lateral connection to your local municipalities main sewer system or in some cases, lack thereof...

Here's a short video on sewer camera inspections:

https://www.youtube.com/watch?v=ZV4A0leQr1c

Remember, always use licensed contractors when working on your property, pull those permits when required and when in doubt, error on the side of safety.

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

www.progressiveinspection.com

Site Drainage

It's been a couple years since Southern California has experienced significant rain fall. You knew it would rain eventually but delayed that site drainage project one more season.

Now you wake up in the morning and find standing water all over your property. Maybe you've noticed damp interior walls, stains, blistering or separation at flooring and baseboard surfaces. Chances are, you've got an exterior drainage issue....

• Do you have a serviceable full perimeter rain gutter system with down spout discharge away from the foundation? 
• Do you have a serviceable full perimeter yard surface drainage system with discharge termination at the street side curb? 
• Are your perimeter yard planters at or near the structure improperly configured so as to trap water against the foundation and or exterior wall?
• Do you have negative slope/grade at perimeter yard areas which cause water to flow towards the structure foundation?
• Do you have faulty grade conditions at or above the foundation and or exterior wall sill plate framing?

These are just a few conditions that indicate inadequate site drainage conditions. Not only can water intrusion cause damage to the wood frame/plaster surfaces of your structure but your foundation doesn't like excessive moisture either. Excessive moisture conditions can cause damage to your structure's post tension foundation cables and or rebar. Abnormal cracks, degradation, displacement and or failure of the foundation system can occur.

Remember, always use licensed contractors when working on your property, pull those permits when required and when in doubt, error on the side of safety.

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

www.progressiveinspection.com

Saving Energy

In today's home ownership environment, energy consumption is a daily battle. Although green energy providers and sources are expanding, the costs of energy sources are rising as well. Indoor air quality has a significant impact on the performance, efficiency and cost of operating your central air systems for example.

We've attached a great article from Realty Times on these very issues...

http://alturl.com/ib9bd

Remember, always use licensed contractors when working on your property, pull those permits when required and when in doubt, error on the side of safety.

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

www.progressiveinspection.com

Tile Roof System

Let's talk about tile roof systems for a moment. Contrary to what you might think most leaks don't occur in the field. Look to the flashing detail including but not limited to valley's, changes in exterior elevation and or the penetrations. Tight valley tile installation and poor flashing detail is a "roof leak" waiting to happen. The tight valley configuration can and will restrict run off during heavy inclement weather conditions, this allows water flow to migrate off the valley flashing onto the paper and or to the interior of the structure.

Today's recommendation.... Refer to an independent licensed roofing contractor for further evaluation/service as needed to ensure roof systems integrity prior to close of escrow.

Remember, always use licensed contractors when working on your property, pull those permits when required and when in doubt, error on the side of safety.

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

www.progressiveinspection.com

Window Leak?

Today's topic is the dreaded window leak... But is your window actually leaking. On a recent inspection the Owner was kind enough to disclose that she had a leak at the living room corner window during inclement weather conditions. Indeed there was water damaged plaster and stains at the lower sill, wall surfaces and baseboard below the window. Once we removed the vertical blind, additional water damage, black discoloring and possible mold growth were noted at the upper header and plaster surfaces. A tight crawl in the attic revealed that the source of moisture was not the window but rather a roof leak coming from the fireplace chimney flashing.

Today's recommendation.... Refer to an independent licensed roofing contractor for further evaluation/service as needed to ensure roof systems integrity prior to close of escrow.

Remember, always use licensed contractors when working on your property, pull those permits when required and when in doubt, error on the side of safety.

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

www.progressiveinspection.com