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

The Sub Area

"The Sub Area", often forgotten or at least ignored by many homeowners. If you're home is constructed on a concrete slab foundation, this article won't apply to you directly.

If however your home is constructed on a raised foundation with accessible crawl space, please continue. On a recent inspection in San Diego, CA our subject property was an original 1930's vintage craftsman cottage. It's on a perimeter masonry stem wall foundation with interior post and pier foundations. Myself, the termite inspector and a plumbing contractor who is performing a video camera inspection of the 80+ year old waste line system will all access the sub area during the course of our respective duties.

I'm looking for general condition of the foundation and components, moisture, drainage and bracing of the existing structure. First, the sub area is damp with muddy soil conditions at multiple locations, (Poor perimeter yard drainage is responsible for same). The isolated post/pier foundations show visible degradation, newer post/pier foundations have been added but lack pressure treated material and are prefabricated resting directly on grade rather than poured in place. The perimeter sill plate framing is not braced and or anchored at the stem wall foundation to resist movement during an earthquake. As we continue to crawl the perimeter we discover multiple foundation cracks ranging is size from hairline to 1.25" in width with visible deflection.

After crawling the interior perimeter we begin the interior field area of the sub area. Next up, fire damage was discovered directly under the interior hallway off the bedrooms. Further review of the interior structure revealed deflection of interior floors, plaster cracking at wall/ceiling surfaces and doors being out of square.

Our recommendation.... Time to enlist the services of an independent licensed foundation contractor for further evaluation and service as needed to ensure structural 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

Air Conditioning

Let's talk central air systems! More specifically let's think about the air conditioning side of your system. In basic terms everything about your AC system has to do with air flow.

Better air flow at the air filter, evaporator coil, condenser coil and ducting all lead to an efficient system. As you can see in today's picture the condenser coil is in substantial disrepair with damage to the cooling fins and housing. Time to get the HVAC Contractor out for a visit as this coil is in need of replacement.

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

RHIS - Rental Housing Inspection Service

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.

My service focuses on identification and documenting health and safety issues in residential rental properties 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) for single family dwellings, duplexes, and apartments. The inspection 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.

Inspections 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 help to ensure that families are living in a safe property and also benefit the property owner through improved tenant relations and revenue metrics.

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

Water Heater Safety

Today's picture is of an interior mounted water heater in a 1980's condo somewhere in Irvine, CA. This particular unit is "Gas" fired. There are a host of issues with the installation, none more important than fire safety.

As you can see in the picture, the close proximity of stored chemicals and combustibles is unacceptable for a gas fired unit. The fire box of the unit is blocked and facing the stored materials as well. Nice touch with the fire extinguisher...

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

Electrical Alterations

So today's photo is of a 1970's vintage home in Mission Viejo, CA. The home is tenant occupied and has had electrical wiring, switch, light fixture and or outlet alterations and additions throughout the home.

This particular issue is regarding electrical wiring splices. We'll refer to this configuration as an exposed pig tail splice without proper junction box.

In most areas of the U.S. you may not have exposed 120v or higher wiring in the interior of the home and it would NEVER be acceptable to have an exposed splice as shown in the photo.

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

Termite Inspection?

So today's topic, "Should I get a Termite Inspection" for my home purchase? I'm surprised how many buyers are moving forward in their purchase without a Termite Inspection. In the old days many lenders required a termite clearance prior to funding the loan. Today, there are many loan options that don't require it.

I'm also finding many of these "No Termite Inspection Loans" are occurring in low income areas where the properties are in distress, poorly maintained and in serious need of the very inspection and repair that they are being exempted from.

These new low income home buyers will be shocked and devastated when they begin to realize after close of escrow and move-in just what repair costs they're going to face. Termite Inspections, Wood Destroying Organisms Report, Structural Pest Control Report or whatever they're called in your part of the country. Don't purchase a home without one!

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

Insulation

So today's picture is off a large sub area in a 70's hillside home. Owner had been complaining about high energy bills and wasn't sure if the home was insulated in the attic and or sub areas. As you can see from the picture, it was sort of insulated...

Not only do we need insulation but we need it to be intact, installed correctly and functioning as originally designed by the OEM, (Original Equipment Manufacturer). This particular home has approximately 2500'sf of sub area with most the the insulation either missing, out of position or damaged from rodent debris and or water.

We must also ensure that the combustible vapor barrier not be left exposed. The barrier must face the living area of the structure and installed in a manner to ensure fire safety. Again always refer to the OEM safety installation instructions.

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

Asbestos Ducting

Today's picture appears to be a possible damaged, altered and or disturbed asbestos bearing ducting system in a 1960's vintage home. Let me first state if your inspector believes a damaged or disturbed asbestos system is present it should be verified and reported on by a "Certified Asbestos Consultant".

The "CAC" would them determine what remediation protocol is best suited for the particular property and or project. A homeowner or buyer could then begin the process of bidding the necessary remediation with a defined scope of work.

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 California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com

Deck Support

So today's photo is of a condo inspection in Dana Point, CA.. This particular unit had two exterior decks. The lower level deck has a isolated support post system resting on a masonry block retaining foundation wall.

As you can see in the picture, substantial wear, damage and or rot is present at the post. The metal bracing securing the post is rusted through and in complete disrepair. Here in California we experience earthquakes and it is very important that this type of framing configuration be intact and well maintained.

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 California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com

FHA Compliance Inspection Reports

So today's subject is FHA Compliance Inspection Report Services. This particular inspection service is designed to meet the needs of new home construction FHA loan requirements. The target audience is not the general public but directed toward FHA lenders who need these services to close the escrow on time and within budget.

We're California's #1 source for FHA Compliance Inspection Report Services having completed thousands of these inspections over the past 5 years. We pride ourselves in excellent customer service and dedicated to communicating the order and property status to the client on a frequent basis. You'll never question the status of the order as you'll be kept apprised of the entire process.

When only the very best home inspection services will do, call the Certified Master Inspector Pro's at "Progressive Inspection Service". You'll thank me later!

www.progressiveinspection.com

Guard Railing Safety

So today's picture is in a 1960's vintage custom home in Laguna Beach, CA.. Reverse two story with entry at upper level and a main stairwell down to the lower level. Side load restraint requirements on safety railings was 9" spacing back then.

The code was changed to 6" and then to today's 4" spacing requirement. As you can tell from the photo, the side load restraint has been completely removed which creates a fall hazard for children and adults. Easy to resolve but a major safety issue in its current condition and configuration.

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 California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com

Fire Damage

Today's photo is of a 1912 structure in Corona, California. No permit history on this structure for its existence and or evolution over the years. Disrepair throughout the property but a newer roof system.

This is where the fun starts.. As I enter the attic the smell of charcoal is noticeable. As I move the flashlight beam throughout the attic, there it is.. "Fire Damage". Not just discoloring but complete structural degradation at rafters, studs, cripple walls and joists.

How can this be? Obviously a significant fire event occurred. Did an insurance company pay a claim? How did this get re-roofed over the fire damage? Was there a permit? We found out later, there were no permits and little information about its current condition. What we do know is it's time to call the structural engineer.

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 California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com

Aluminum Wiring

Today's inspection photo is of a 1968 tract home in Lake Forest, CA. Home's of this vintage can be equipped with Aluminum branch electrical wiring. Aluminum wiring was used briefly by the construction industry from the late 60's to early 70's..

Aluminum wiring systems began to show problems related to fire safety issues almost immediately which is why it is no longer used in residential electrical systems. Aluminum was not well suited for use with standard outlet and or switch connectors along with wire nut pig tail splices. The wiring can loosen causing arcing and creating fire safety issues.

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 California including Laguna Niguel, Dana Point, Irvine, San Clemente, Mission Viejo, Aliso Viejo and a community near you!

www.progressiveinspection.com