Alaska Home Inspectors

David Mortensen · Home Inspector

It seems like I have a listing agent pissed at me every week lately, I must be doing something wrong...or right!
I put that a TPR valve was too close to the platform and repairs were needed.
I also put that a deck needed lag screws from the ledger to the rim joist since nails were insuficient in case of a large load being applied. I put this under "Repair items" not "Health and Safety".
And finally, I said a leaking kitchen sink drain needed repair. He felt this was too minor an issue to put on a summary page.
So where do you guys and gals write this stuff, does it ever make a summary page? Thanks for the feedback. David

Carol Perkins · Home Inspector

TP&R drain line (6- 24 inches from floor). Goes in my summary if appears that it could be easily blocked by debris, shrews, or what have you. I once asked a plumbing instructor why it had to be that high and he said it was so that you notice if it was leaking but not so high that the steam would block access to the valve or controls. He also mumbled something about getting a bucket under it. i am glad we don't have to extend the drain to the exterior because not one would ever notice the drip then.

Leak under the sink is not minor if it leads to dampness and mold or gets worse.

Lags were not required until this last code change but just like smoke detectors and GFCI's they are an important safety addition. If the deck is more than a few feet off the ground then it is put in my summary. Other wise I will list it as a recommended repair with in the report only. This is a judgement call and that is why your client is paying you. Not one of those items is difficult or very expensive to repair.

Glad to see you are stirring up the Realtors. The secret is to give the theory behind the recommended improvements but it doesn't always work. Rolling Eyes

Patrick Hartshorn · Home Inspector

I think you are doing it all correctly! I hate to diss on realtors but the "times are tough" does not open the door of negligence on our part so that they can get a house sold without any issues.

If a home has leaky plumbing = A potential health issue from both the grey water and the potential of microbial growth!

If a home has a popoff drain that does not meet a code, then it does not meet the industry standards either! I was taught to inspect homes using industry standards when there were no applicable codes for the area, of course the books I was given to follow the standards were the code books? I was taught by our plumbing instructor that the height issue also relates to keeping the steam from hitting the floor with too much pressure and spraying everywhere or being too high and creating a hazard of shutting the system down.

As for lags on the deck, I kinda look at the railing standards and if the deck is high enough to require a railing then it should be lagged! This can be a safety issue but I also try and put it in the maintenance needed section. I have put it in safety if the deck is obviousley a risk due to improper or a lack of securing to the residence.

I also have realtors that are mad at me but I don't know what to tell them. I will not overlook items just so they can make a comission. My insurance is way to expensive and as I always say "I have insurance because it is the law, not because I want to use it".

Anyhow, my opinion is to keep up what you were taught, don't give into someone else so they can get a commission and create a risk of litigation for yourself.

Pat

David Mortensen · Home Inspector

Thanks for the responses, I'm glad we are on the same page. Here's some other's...
Where do you put the lack of anti-tip devices on stoves?
Fogged windows?
Baluster spacing over 4"? (but under 6")
Protective bollard in front of a gas heating system in the garage?

Patrick Hartshorn · Home Inspector

I have started puting anti-tip, balusters and bollards under safety every time but with the sentence beginning "recommend"

Recommend that the ballusters be......., this can be done easily by......

Recommend that "anti-tip" devices be installed behind the stove to elliviate the possibiliey of........

Recommend a bolllard be installed in front of ........ to elleviate the possibility of......

As far as the windows, I give the speal on controlling moisture and himidity within the home and allowing air circulation too the windows. I have paperwork I give them explaining the whole unhealthy home issues with high himidity and lack of air circulation. I usually put this in the "habitability" section of our reports, as long as the window sills are not wood and have a major growth problem already started. It can move to health section if the damage is bad?

Pat.

David Mortensen · Home Inspector

Thanks for the response Patrick. It's nice to hear that we do things similiar. David

Carol Perkins · Home Inspector

The spacing on the railings is a problem if you are looking at a very old house. the old standard was 6 inches. The reason they changed to 4 inches was because kids were getting their heads caught.

The fogging between the panes of glass are a maintenance item. They do not affect the longivity of the window. Evidentually there will be a mineral build up that will become unsightly. I tell the people put it in the report but do not list fogged windows in the summary.

The last line of my summary is "Please read the entire report as there may be other items that you will wish to have addressed before buying this house."

David Mortensen · Home Inspector

Thanks Carol, good advice.

Patrick Hartshorn · Home Inspector

OOPs, sorry about that, I was working with a gal on her severely condensated windows and took your "fogging windows" the wrong way. My response was for wet windows.

Does anyone have the truth on the gas within the window panes as far as how much work it does on detering sun ray's, heat transfer, etc??? I have been told several different concepts but never was able to get it for sure. I know when the windows are fogged I but it in the report as "the seal has failed....., recommend repair or replacement", but I can't answer the common question "what does it hurt other than the view"?

Any comments.

Pat.