Little House on the Hill

Now and then I am invited to inspect a home and on arrival wish I had found it first. This is one of those houses located North West of Mount Airy. Cedar sided home with rock foundation and chimney situated on two acres sitting on top of a hill in the middle of a former dairy farm. Great-room with two story vaulted ceiling and stone fireplace. Two bedrooms down and master up.  The Little House on the Hill.

View of house from bottom of driveway

Front of house

Front of house

View from front porch

View from front yard

View from front yard

Sorry, I didn't make photos appropriate to show here of the interior, trust me it was just a good! This is one lucky home buyer!

Reference Library

(Order your copy by clicking on the book)

Every wish you had access to a reference library of home inspection issues? Through my relationship with Horizon - A Carson Dunlop Company I am able to offer you access to their Home Reference Book:

(Click on the topic to access that information)

Roofing, Flashing and Chimneys
Exterior
Structure
Electrical
Heating
Cooling and Heat Pumps
Insulation
Plumbing
Interior
Appliances 
Life Cycles and Costs
Supplementary 
Asbestos
Radon
Urea Formaldehyde Foam Insulation (UFFI)
Carbon Monoxide
Mold
Household Pests Termites and Carpenter Ants

Home Setup and Maintenance
More About Home Inspections
When Things Go Wrong
ASHI Standards of Practice
CAHPI Standards of Practice

A Builders Opnion

You do know that builders do not like home inspectors, right? Check out what a builder said about me:

“The quality of a home or building inspection is determined by the experience of the inspector. Chris' vast experience as a general contractor and as a inspector make him one of the most knowledgeable inspectors around. I highly recommend Chris as an inspector both for his hands on knowledge of correct construction techniques as well as his experience inspecting multitudes of homes and buildings."

Find that difficult to fathom? See it here

Garage/Party Room

Do you have a double carport and need a double garage and a party room. Try out this ingenious idea. Add a garage door and WINDOWS. Problem solved - Former Double Carport = Double Garage/Party Room. Yes, you may click on the photo to enlarge!

Mountains or Mole Hills

NOTE PHOTO OF EXPERT HOME INSPECTOR

This article is significantly edited (if you can believe it) from my May 3, 2003 Newsletter. This was one of my most popular articles.

Have you heard this? “I don’t care for that inspector; he tends to make mountains out of mole hills.” Why do you think that is said? A Home Inspector tends to view a home with an attempt toward x-ray vision determining issues which may not be readily evident. Here are Two examples of hidden damage difficult to discern from visible evidence:

Leaking Window?

A good example of this came up while inspecting, what the Realtor referred to as, “such a happy home.” A repair contractor was replacing wood flooring below a window. To the “happy home” listing agent, end of issue, mole hill resolved. I asked, what had caused the problem and where was the material he removed? He stated that water had come through the window; he had re-caulked it and disposed of the damaged wood.

Walking outside I observed no overhang on the roof and gutters hung directly to the exterior wall. Had he been on the roof? No. I observed, from the crawl space, that the floor repair was extensive. Climbing on the roof I found the mountain. A leaf guard had been installed on the gutter incorrectly sloping toward the house. Water, for an extended period, had been running behind the gutter down through the wall around the window to the crawl space below severely damaging the floor system. How much damage was hidden at the roof below the shingles and inside of the exterior wall?

Unfortunately, this was only one of numerous unhappy home issues causing the buyers mother to frown throughout the inspection, an unhappy buyer, and ultimately unhappy Realtors. With a new Realtor aboard I inspected the next, far more “Happy Home” as was clearly evidenced by the mother's beautiful smile. Now that I recall, after seven years, that first Realtor has never called again. Must be because she cares so much for her clients.

The Thing in the Closet

This had nothing to do with a home inspection. My experience with “The Thing” began with an e-mail from a Realtor, whom I had never met, stating:

Dear Chris: I am calling on you for some professional services for myself. I need to have a mold test conducted. Please contact me at: --- Look forward to hearing from you.

Maybe this Realtor was having visions of a mountain in her own home. Unfortunately, the mountain she envisioned was not the same I envisioned. I responded that I do not perform mold tests, due to their being no official protocol established. Being a Home Inspector, who just loves making mountains out of mole hills, I asked her for additional details.

Our home is 2 ½ years old. About Christmas time, we noticed a white tubular plant with some type of leaves growing in our foyer coat closet. It came up between the floor and the baseboard. I am sending you some pictures of the plant & it's location in my home. We have not bothered the plant at all. It is exactly where it has always been. The floor & lower wall have both a dusty white & black substance--didn't touch the plant. The floor is hardwood--underneath, I am not sure. The 2 closets are on each side of the front door & the whole area is "bumped out" -- see exterior picture. Closet is on an outside wall. Grade is close -- see pictures--not sure if this goes all the way down to the basement. This house is only 2 1/2 years old & we never saw this before Christmas. Could have been growing the whole 2 years up from the ground. We have called the builder & he has not yet called us back. Look forward to hearing from you.

Among the pictures she sent was this intriguing picture at the right, which definitely garnered my interest (Click on it for a larger version):

I believe most “Happy Home” Realtors, had this not been in their own home, would have jerked up the little plant, threw it in the backyard cleaned up the floor and walked away. Mole hill solved. Not me, I like mountains. Later I found out that the husband and daughter had contracted a rash which a dermatologist decided came from “The Thing.”

My e-mail response:

Dad and I have been doing a little research into your little plant. I actually have seen pictures of this type growth before, have personally seen it in forests and in old unoccupied rotting homes, but have not encountered one in an occupied home other than in damp crawl spaces. Based on the information I have so far, it appears that it is what I call a flowering fungus. What appears as flowers is actually know as fruit. It prefers to grow on damp wood in dark damp places. The dust on the floor is spores it produces in its attempt to populate your home. This type of fungus is usually found growing on rotted wood in damp areas. It is not unusual to find these in homes, but it is unusual to find one growing in an occupied area of a home without damp rotting wood. What I am concerned about with yours is not particularly the fact that it exists or how it got there, but where it is getting its needed moisture from which could be an indication of a problem, which may need to be addressed. I am interested in coming to look at it closer.

With visions of a mountain, I conducted an inspection of the subject property limited to issues related to the growth of what appeared to be a fungus in the left front foyer coat closet. (Click on photo for a larger version):

Warping and dampness was noted in the wood floor adjacent to the growth. The moisture readings of the wood flooring, in the area of the warping and dampness, peaked out a moisture meter indicating the wood flooring to be extremely wet. The homeowners were so enamored by the growth that they had not even noticed that the wood flooring was wet and warped. What is the old saying “Can’t see the forest for the trees.” It is generally accepted that this type of fungus must have moisture to survive and grow. Therefore, its very presence is indicative of a moisture problem, which needs attention. Visions of a mountain were traipsing through my head.

Without destructive inspection it was impossible to determine positively what was causing the moisture problem. Based on experience and training it was possible to conjecture what may be causing the problem, which has resulted in the wet warped wood flooring and fungus growth.

My original article goes into great detail about my findings conjectures and recommendations. I will save you suffering through the details by simply stating that I instructed her to have the wet areas ripped out and not to stop until the cause of the moisture was found and repaired in both closets, even though the other closet had no evidence of an issue.

It is very difficult to determine the exact cause of the very evident moisture problem without the use of destructive investigation, which is beyond the scope of a home inspection. This type of inspection is best to be performed by a reputable repair contractor as part of the repair process.

Showing his responsibility, but making it very clear that he didn’t think it was a big deal, the builder agreed to remove the wood flooring. It was clear that was all he intended to do and that he was going to dry out the sub flooring and replace the finished flooring. Fortunately, the homeowner observed the process, how very wet and rotten the sub flooring was, and demanded that it be removed to observe what was underneath, as I had recommended. To their surprise the flooring band below this floor and supporting the two story exterior wall was dripping wet and so rotten that it could be ripped apart and removed with bare hands (click on the picture at the right for an enlarged version). The floor in the second closet to the opposite side of the front door was removed, although there was not evidence of an issue, and the same condition was discovered below that floor. Maybe I do have x-ray vision. Immediately attitudes changed and the homeowner and builder began to treat me differently. Disdain began to change to trust and respect as the contractor ripped out, repaired the damage and installed foundation vents.

What was the cause? Below these closets was a closed un-vented masonry cavity extending from the first floor to below the basement floor probably ten feet deep (click on the picture at the right for an enlarged version). The chimney effect of this shaft was drawing the moisture out the ground below and depositing it on the wood floor system destroying it in the process. Remember, this is a 2 ½ year old home!

What about “The Thing?” Not being a fungus expert, I did an Internet search and made contact with Professor Tom Volk of the University of Wisconsin La Crosse Department of Botany. Here is his response (click on the links, you will not regret it!):

Hi Chris, Greetings from Wisconsin. Thanks for the interesting article. It is interesting to see that fungus indoors. I can give you further information on it. It appears to be a Pleurotus species, commonly known as Oyster Mushrooms.
See: http://botit.botany.wisc.edu/toms_fungi/oct98.html
They are a delicious edible mushroom. However they are well known for their prolific white rot of wood. There are very few health problems associated with it, although some workers in farms where these are grown become allergic to the spores after constantly being exposed to them for several months. However I don't think that could happen in this case because there would not be enough spores. Hope this helps. ---Tom

My conclusion, following contact with the expert? Wood-eating monster from outer space which causes severe incurable rash in humans. I recommend leaving the premises, burning it to the ground to stop the spread of its spoors. Remember, I must make mountains out of mole hills I am a Home Inspector. Don’t you hope I am available when this dastardly little creature attacks your new home? You would think, after doing all of this without charge, that this Realtor would be calling me constantly for her inspections? Not, I don't think that I have heard from her again in the seven years since this happened. Such is the lonely life of a Home Inspector. The better the job the less the Realtors will call.

Social Networking

OK, they (I am not sure who they are) tell me that I must improve my social networking skills. Here goes, you can now check me out at these social sites (click on logos):

You can learn all about my business background and establish business connections at Linkedin.






Check out home inspection happenings, ideas, recommendations and see photos of my inspections on Facebook.






Yes, I will now be tweeting as "The Yard Dog" on twitter about home inspection happenings, where I am, what I am doing, neat quotes from my reading (I read a great deal) and the things I learn in my sixty year search for wisdom.

What a client thinks

Unsolicited comment from a recent client:

"Thanks so much Chris, you have been the only cog in this process thus far that has demonstrated exceptional customer service and professionalism!"

Now, that made my day!

New EPA Renovation, Repair and Painting Certification

Do you live in, own, deal with the sale of, or intend to perform work (such as repairs following pre-purchase inspections) in any home constructed prior to 1978? Surprise, this new certification requirement will now affect you!



Beginning in April 2010, federal law requires that contractors performing renovation, repair and painting that disturb lead-based paint in homes, child care facilities, and schools built before 1978 be certified and they must follow specific work practices to prevent lead contamination. The recommended actions and practices aren’t new; they began on April 22, 2008. However, the certification requirement, enforcement of recommendations becoming requirements and fines is a very different scenario.

What is at risk? First and foremost is the safety of the children spending time in these homes or buildings. It doesn’t end there. There are new liability issues related to landlords, contractors and Realtors who may be involved with repairs especially if they fail to use EPA certified contractors. If you live in or are involved in any capacity with a home built before 1978, for your welfare and the occupant’s safety, make sure your contractor is properly trained and certified in accordance with the new EPA regulations and uses lead-safe work practices during renovation or they are subject to fines of up to $37,500.00 per violation per day of noncompliance. Put simply, demand to see and be given a copy of your contractor’s certification and the EPA “lead hazard information pamphlet” (click on the photo below). Verify for yourself that all contractors are following proper protective procedures.

For additional information visit EPA’s website at:

http://www.epa.gov/lead/pubs/renovation.htm

The Perfect Storm Brewing

Some storms are bad but, some are good. I think that a good storm is brewing all around us! I am not alone in my thought! All of the conditions are coming together for this storm to occur and there is only one factor preventing it from hitting us full force. Here are the factors which are leading to a perfect storm in Real Estate sales:

1. Pent-up demand
2. High inventory
3. Low prices
4. Motivated sellers
5. Low interest rates
6. Incentives from government and other sources

What is the one thing preventing this storm from occurring? It is lack of buyer confidence. When this one factor changes, Katie bar the door!

Have you noticed the little blond giving Real Estate advice on the NBC Today Show? Maybe you have seen her on the program Shark Tank. At first I wasn’t very comfortable with what she had to say because she appeared attune to a single market “New York City” rather than the Nation as a whole. Are you aware who this tiny lady is? Maybe we should pay attention!

Being old sometimes has its privileges such as receiving the AARP magazine. A recent article about “Real-Estate Seer” Barbara Corcoran by Laurie Wiegler was titled:

A Tycoon’s Tips

BUY NOW! That’s the hot advice of respected housing expert Barbara Corcoran, who says she’s never seen a better time to purchase a home. “Typically when real-estate prices are low, interest rates are high. This is the first time I’ve seen cheap money and cheap prices simultaneously. This is the good old days we’ve dreamt about.”

Corcoran has a knack for timing. Having parlayed a $1,000 loan into a high-end New York City real-estate firm she started, The Corcoran Group, she sold the company for $66 million in 2001, before the market cratered.

Now, as an investor on ABC’s Shark Tank, Corcoran encourages buyers to jump at the abundance of good deals, “It’s a perfect time to snatch a bargain or to upgrade,” she says. And when does she think the market will rebound? “Real estate is slow to unwind but fast to recover. I suspect we’ll make up for most of the loss of the last four years within the next 18 months.”

I like this tiny blond better all the time! Check out her best selling book (click on the image below).

Plumbing – Caulk Toilet at Floor

There is one issue I count on being different on the residential and commercial properties I inspect. The requirement is clearly the same on both. Commercial building toilets will, most likely, be caulked at the floor and single family residential will not.


Why the difference?

It’s simple, an anticipation of enforcement of codes or a lack thereof. Most builders will not acknowledge such but they default to the minimum of enforcement or generally accepted practice rather than the requirement of codes or manufactures recommendations. Many builders and subcontractors actually learn code when their hand is smacked for failing to meet it not from their foreknowledge of the requirement. Hence no enforcement leads to a failure of compliance. This is an easily observable primary example of this issue. Walk into your bathroom. Is your toilet caulked at the floor? Most likely it is not. Should it be?

When conducting a home inspection I handle this differently depending on the home. On new construction I write up “Toilet Not Caulked at the Floor” as a “repair” item. However, on lived in homes I write it up as a "discretionary improvement". When I started in this business I wrote them all up as a repair item. Why the difference? You can’t imagine the flack I have taken over this. Most homes new or existing, in my service area, have un-caulked toilets. Many home inspectors simply ignore this issue because of all of the flack and conflicting opinions. I call that a cop out on the part if the inspector who should know better than to ignore such an issue. Some counties code enforcement inspectors require that toilets be caulked and some ignore this. You might be surprised to observe that large builders who work in multiple areas usually have their toilets caulked while local builders might not only ignore this but may be vehemently opposed to this practice. I have found the difference interesting and have been observing it for many years. Why the difference? I have found it to be simple. Large builders, working in many areas of enforcement, tend to function at the most restrictive, following codes more closely to keep their employees and sub contractors, who function in the different areas, from having issues with the enforcement officials. For example in my service area I will usually find new construction, in most counties, with un-caulked toilets with the exception of Guilford County where they are much more likely to be caulked. Wonder why?

Why are some builders and homeowners opposed to caulking toilets? The primary excuse is leakage or more correctly easily observable leakage. The thought is if the joint is open water from a leaking wax seal will run out onto the floor making the homeowner aware of a leak before the floor is damaged by rot. Interestingly a small open area in caulk at the rear of the toilet will easily accomplish this although most will refuse to caulk at all. Is there interest in observing a leak or simply their bull headed refusal to change their long standing practice of not caulking toilets?

Why should toilets be caulked at the floor?

1. Although our inspections are not code enforcement inspections we must consider code issues, especially on new construction, even though we do not write them up as such. The International and Uniform codes clearly show a water-tight seal is required where plumbing fixtures meet floors and walls. Since issues found on new construction are the responsibility of the builder, who is responsible to meet code requirements, enforced or not, I choose to designate this as a repair item which is easily justifiable under current code requirements. On lived in homes this falls on the homeowner who isn’t responsible for meeting current code requirements and most likely required by code or not, at the time the home was constructed, the generally accepted local practice was not to caulk the toilet. Hence the difference as an improvement recommendation.
2. Manufactures recommendations include that plumbing fixtures should be sealed where they meet floors and ceilings. Interestingly, by default, manufactures recommendations carry the same weight as code in most municipalities. Surprisingly, to some in most situations, where manufactures recommendations exceed the written code the code enforcement official will demand the more excessive be followed. Codes even state where an issue is not addressed in the code that manufactures recommendations are to be followed. That gives the manufactures recommendations the force of code.
3. Often below a second floor toilet you will observe a stain on the first floor ceiling. Has the toilet leaked? Not necessarily. Where do you think the mop water, water dripping from bathing or leaking at a shower curtain goes when it runs up under an un-caulked toilet? Through the opening in the floor at the pipe and to the ceiling below.
4. Have you ever noticed or cleaned the obnoxious build up in the joint at an un-caulked toilet? Think that might be a sanitation issue? The Health Department does. Wouldn’t it be easier to caulk the toilet rather than cleaning the open joint over and over on your knees with a tooth brush (hopefully not the one you use later to brush your teeth)? On second thought if you are willing to clean the joint with a tooth brush and then brush your teeth caulking the toilet will not be high on your list of things to do today.
5. Many experienced plumbers have observed that toilets caulked at the floor are less likely to have leaking wax seals. Why could that be? Easy, Caulking reduces the potential for movement limiting forces on the seal which might cause it to leak.
   

Is your toilet caulked at the floor? Would you desire for me to write this issue up on a home you are purchasing? Do you think your builder should caulk your toilet?

Manufactured Stone - Is there another storm brewing?

(Revised June 4, 2010 links updated October 25, 2014, links updated and revised March 19, 2017)

Today is Sunday March 19, 2017 as I look back on this article I wrote in November of 2009. Interestingly, the brewing storm has been slow progressing but trust me it is whirling around us. The past few weeks I have inspected two townhouses side by side. When I inspected the first the builder walks up, as I am writing up the issues addressed in this old article, stating that he doesn't agree with how inspectors are writing these issues up and that he doesn't see any difference in this and brick veneer.

About a week later as I am inspecting the adjacent townhouse a resident of a third townhouse constructed next door three years previously is present. On bringing up the stone issues she asks if I will step next door and look at hers. As I walk in she explains that a windy downpour came up shortly after their occupancy and water was pouring in over her large living room window in the stone veneered wall. I inquired what the builder did about it. She said that they removed all of the stone and replaced it. Same builder!

Recently, I received a call from a client who has been transferred and a relocation company is buying his home I inspected as a new construction in 2008 before I was fully aware and addressing these issues in my reports. He said that the relocation company had found elevated levels of moisture inside of the manufactured stone veneer walls and asked what should he do? I recommended he call his builder.

A few months ago I received an email from a client who's newly constructed home with manufactured stone I had inspected in April of 2012. He expressed concern over water coming through their walls. I requested photos which clearly showed wet drywall on the inside of the stone wall. I inquired if he had addressed issues with the stone addressed in his home inspection report. He apparently listen to those who advised him that my opinions were over the top and chose to do nothing. What advice could I offer at this point. Only that I told you so.

Fortunately, a few builders have taken this issue seriously, changed their ways but not completely, and far from 100%. One contractor confronted me on one of his homes and stated to do it the way we are writing this up cost $1.50 a square foot more and he isn't going to pay for it. Unfortunately, many improper installations are in place and the only way you may know they are leaking and damaging your home is to conduct an interior wall moisture test.

Now to the original article from 2009: 

Raise the storm flags, batten down the hatches, prepare the bilge pumps and rain suits there appears to be another real estate storm brewing. Storm clouds are forming on the horizon and you need to be aware, not caught by surprise, when the force of this storm hits the market place.

Do you recall the issues with asbestos, hardboard siding, synthetic stucco (EIFS), polybutylene water pipe, radon, mold?

Do I have your attention?

If you have been around for a fraction of the time I have you have noted a major shift in the architectural appearance of newer homes. Drive through almost any newer upscale neighborhood and you can’t help but observe the change. What is this growing architectural detail? Manufactured Stone or more properly stated Adhered Concrete Masonry Veneer. This wonder is cropping up on homes in all price ranges. Why? Buyers love it! The problem with fast expanding usage of a newly popular product is that proper installation practices often lag far behind the demand for the product. So it is with this product.

Put bluntly the issue is similar to the Synthetic Stucco (EIFS) situation where lack of proper installation practices allows for moisture damage to the wood components of the wall system. A repair contractor familiar with both repair of EIFS systems and Manufactured Stone systems makes this comment in the Journal of Light Construction: “With cast stone veneer, leaks and rot often show up sooner, progress more quickly, and cause more severe damage inside the wall.”

Ouch, that smarts! Are you paying attention?

Sooner or later the growing demand for a product and lack of skilled installers aware of proper installation procedures reaches a state of crisis where action is required to correct shortcomings. For this product the time is fast arriving. If you haven’t experienced this issue on a home inspection report, you will shortly. Local home inspector associations and The North Carolina Home Inspection Licensure Board are in the process of addressing this issue with its licensed home inspectors. Many are already on the band wagon and others will be quickly climbing on board as the board makes its recommendations for how this issue is to be addressed in our reports. They may call it a “recommendation” but don’t take that lightly because the board doesn’t look down with pride on those who fail to adhere to their “recommendations”. Most home inspectors will take heed and begin addressing this issue if they haven’t already. Be prepared, you will be reading about this in reports soon. Here is a preliminary look at how this is shaping up. Soon something of this order is how inspectors will be addressing this issue:

Manufactured stone veneer has been installed on the (list areas) of this house. An inspection of the visible components has revealed that the stone veneer has not been installed in compliance with installation guidelines provided by the Masonry Veneer Manufacturer's Association (MVMA). A PDF copy of the installation guidelines is available at: http://ncma-br.org/pdfs/masterlibrary/MVMA%20Installation%20Guide%204th%20Edition%20web.pdf

Specific problems noted with the visible components include, but may not be limited to: (list all that apply)

• Weep screeds are missing at the base of wood frame walls.
• Weep screeds are missing at the tops of window and door openings.
• There is no caulk between other materials and the masonry at windows, doors and adjacent trim.
• The masonry veneer is in contact with the ground
• The masonry veneer is in contact with paved surfaces
• The masonry veneer is in contact with roofing materials
• Kick-out flashings are missing where roof eaves meet the masonry veneer
• Metal lath is visible between stones, indicating that the proper base coats of mortar were not applied prior to installation of the stone.
  

The lack of proper detailing and flashing may result in water penetration behind the siding, resulting in structural damage. The installation of the manufactured stone veneer should be evaluated, compared to the specific installation requirements of the stone manufacturer and the MVMA, and repaired as deemed necessary by a licensed general contractor or masonry contractor.

Please note that because the water resistive barrier, metal lath and basecoat of cement stucco are completely concealed behind the manufactured stone veneer, they cannot be evaluated by a visual inspection.

How will this affect homeowners, Realtors, homebuyers and sellers? That’s the interesting component. You will be hard pressed to find any installations of this product in the state of North Carolina installed per the “Installation Guidelines for Adhered Concrete Masonry Veneer”. Most likely the code enforcement authorities will follow behind addressing this issue in new codes as they are introduced. In the meantime you should be aware that all products installed in this state are “required” to meet manufactures recommendations. Therefore, although this may not be clearly addressed specifically in the current code it is implied and can be enforced at any time.

For detailed information on this issue check out the December 2004 issue of Journal of Light Construction article titled “Manufactured-Stone Nightmares”. For a copy of the guidelines provided by the Masonry Veneer Manufacturer's Association (MVMA) a PDF copy of the installation guidelines is available at: http://ncma-br.org/pdfs/masterlibrary/MVMA%20Installation%20Guide%204th%20Edition%20web.pdf

Inspections every day 8AM to 9PM

I do inspections seven days a week, yes, that includes Saturday's and Sunday's. It's all about accommodating your clients.

Now, I have extended my hours from 8:00 AM to 9:00 PM every day. Before I cut it off at 6:00 PM but, no more. This will continue as long as there is daylight after which I will shorten the hours until spring.

Don't get excited, when I can't keep up or need a break I simply block out time for reports or for me.

Take advantage of the most available home inspector in the Triad.