Why Does My Water Smell Like Rotten Eggs?

Lately I have been performing home inspections on more vacant homes than occupied ones, one of the issues that I am finding is smelly water. I have found this issue while performing home inspections in Phoenix, Chandler, Gilbert, Mesa and Tempe, but I am sure this is an issue that turns up in home inspections across Arizona.

Most of the time I can flush the system and the smell goes away but if the home sits vacant for a few more months the odor returns.
That is when I get the call asking Why Does My Water Smell Like Rotten Eggs?

The answer is simple, there is hydrogen sulfide and/or sulfur bacteria in the water.
Where is it coming from?
It could be in the water heater, the water softener, the system itself or from a well.
Hydrogen sulfide gas (H2S) can occur in wells anywhere, and gives the water a characteristic “rotten egg” taste or odor.
How is hydrogen sulfide gas produced in a water heater?
A water heater can provide an ideal environment for the conversion of sulfate to hydrogen sulfide gas. The water heater can produce hydrogen sulfide gas in two ways – creating a warm environment where sulfur bacteria can live, and sustaining a reaction between sulfate in the water and the water heater anode. A water heater usually contains a metal rod called an “anode,” which is installed to reduce corrosion of the water heater tank. The anode is usually made of magnesium metal, which can supply electrons that aid in the conversion of sulfate to hydrogen sulfide gas. The anode is 1/2 to 3/4 inches in diameter and 30 to 40 inches long.
What causes hydrogen sulfide gas to form in groundwater?
Decay of organic matter such as vegetation, or chemical reactions with some sulfur-containing minerals in the soil and rock, may naturally create hydrogen sulfide in gas in groundwater. As groundwater moves through soil and rock formations containing minerals of sulfate, some of these minerals dissolve in the water. A unique group of bacteria, called “sulfur bacteria” or “sulfate-reducing bacteria” can change sulfate and other sulfur containing compounds, including natural organic materials, to hydrogen sulfide gas.
What are the sources of hydrogen sulfide in well water and the water distribution system?
Hydrogen sulfide gas can result from a number of different sources. It can occur naturally in groundwater. It can be produced by certain “sulfur bacteria” in the groundwater, in the well, or in the water distribution system. It can be produced also by sulfur bacteria or chemical reactions inside water heaters. In rare instances, it can result from pollution. The source of the gas is important when considering treatment options.
Are sulfur bacteria or hydrogen sulfide harmful?
In most cases, the rotten egg smell does not relate to the sanitary quality of the water. However, in rare instances the gas may result from sewage or other pollution. It is a good idea to have the well tested for the standard sanitary tests of coliform bacteria and nitrate. Sulfur bacteria are not harmful, but hydrogen sulfide gas in the air can be hazardous at high levels. It is important to take steps to remove the gas from the water, or vent the gas to the atmosphere so that it will not collect in low-lying spaces, such as well pits, basements, or enclosed spaces, such as well houses. Only qualified people who have received special training and use proper safety procedures should enter a well pit or other enclosed space where hydrogen sulfide gas may be present.
Are there other problems associated with sulfur bacteria or hydrogen sulfide?
Yes. Sulfur bacteria produce a slime and can promote the growth of other bacteria, such as iron bacteria. The slime can clog wells, plumbing, and irrigation systems. Bacterial slime may be white, grey, black or reddish brown if associated with iron bacteria. Hydrogen sulfide gas in water can cause black stains on silverware and plumbing fixtures. It can also corrode pipes and other metal components of the water distribution system.
How can I find the source of a hydrogen sulfide problem, and what can I do to eliminate it?
The odor of hydrogen sulfide gas can be detected in water at a very low level. Smell the water coming out of the hot and cold water faucets. Determine which faucets have the odor. The “rotten egg” smell will often be more noticeable from the hot water because more of the gas is vaporized. Your sense of smell becomes dulled quickly, so the best time to check is after you have been away from your home for a few hours. You can also have the water tested for hydrogen sulfide, sulfate, sulfur bacteria, and iron bacteria at an environmental testing laboratory. The cost of testing for hydrogen sulfide ranges from $40 to $100 depending on the type of test.
• If the smell is only from the hot water faucet the problem is likely to be in the water heater.
• If the smell is in both the hot and cold faucets, but only from the water treated by a water softener and not in the untreated water the problem is likely to be sulfur bacteria in the water softener.
• If the smell is strong when the water in both the hot and cold faucets is first turned on, and it diminishes or goes away after the water has run, or if the smell varies through time the problems is likely to be sulfur bacteria in the well or distribution system.
• If the smell is strong when the water in both the hot and cold faucets is first turned on and is more or less constant and persists with use the problem is likely to be hydrogen sulfide gas in the groundwater.
What can I do about a problem water heater?
Unless you are very familiar with the operation and maintenance of the water heater, you should contact a water system professional, such as a plumber, to do the work.
• Replace or remove the magnesium anode. Many water heaters have a magnesium anode, which is attached to a plug located on top of the water heater. It can be removed by turning off the water, releasing the pressure from the water heater, and unscrewing the plug. Be sure to plug the hole. Removal of the anode, however, may significantly decrease the life of the water heater. You may wish to consult with a reputable water heater dealer to determine if a replacement anode made of a different material, such as aluminum, can be installed. A replacement anode may provide corrosion protection without contributing to the production of hydrogen sulfide gas.
• Disinfect and flush the water heater with a chlorine bleach solution. Chlorination can kill sulfur bacteria, if done properly. If all bacteria are not destroyed by chlorination, the problem may return within a few weeks.
• Increase the water heater temperature to 160 degrees Fahrenheit (71 degrees Celsius) for several hours. This will destroy the sulfur bacteria. Flushing to remove the dead bacteria after treatment should control the odor problem.
CAUTION: Increasing the water heater temperature can be dangerous. Before proceeding, consult with the manufacturer or dealer regarding an operable pressure relief valve, and for other recommendations. Be sure to lower the thermostat setting and make certain the water temperature is reduced following treatment to prevent injury from scalding hot water and to avoid high energy costs.
What if sulfur bacteria are present in the well, the water distribution system, or the water softener?
• Have the well and distribution system disinfected by flushing with a strong chlorine solution (shock chlorination) as indicated in the “Well Disinfection” fact sheet from the Minnesota Department of Health (MDH). Sulfur bacteria can be difficult to remove once established in a well. Physical scrubbing of the well casing, use of special treatment chemicals, and agitation of the water may be necessary prior to chlorination to remove the bacteria, particularly if they are associated with another type of bacteria known as “iron bacteria”. Contact a licensed well contractor or a Minnesota Department of Health (MDH) well specialist for details.
• If the bacteria are in water treatment devices, such as a water softener, contact the manufacturer, the installer, or the MDH for information on the procedure for disinfecting the treatment devices.
What if hydrogen sulfide gas is in the groundwater?
The problem may only be eliminated by drilling a well into different formation capable of producing water that is free of hydrogen sulfide gas or connecting to an alternate water source, if available. However, there are several options available for treatment of water with hydrogen sulfide gas.
• Install an activated carbon filter. This option is only effective for low hydrogen sulfide levels, usually less than 1 milligram per liter (mg/L).* The gas is trapped by the carbon filter is saturated. Since the carbon filter can remove substances in addition to hydrogen sulfide gas, it is difficult to predict its service life. Some large carbon filters have been known to last for years, while some small filters may last for only weeks or even days.
• Install an oxidizing filter, such as a “manganese greensand” filter. This option is effective for hydrogen sulfide levels up to about 6 mg/L. Manganese greensand filters are often used to treat iron problems in water. The device consists of manganese greensand media, which is sand coated with manganese dioxide. The hydrogen sulfide gas in the water is changed to tiny particles of sulfur as it passes through the filter. The filter must be periodically regenerated, using potassium permanganate, before the capacity of the greensand is exhausted.
• Install an oxidation-filtration system. This option is effective for hydrogen sulfide levels up to and exceeding 6 mg/L. These systems utilize a chemical feed pump to inject an oxidizing chemical, such as chlorine, into the water supply line prior to a storage or mixing tank. When sufficient contact time is allowed, the oxidizing chemical changes the hydrogen sulfide to sulfur, which is then removed by a particulate filter, such as a manganese greensand filter. Excess chlorine can be removed by activated carbon filtration.

I don’t typically copy other blogs and put them on my own but this one deserves all the attention it can get.

Please read below and if you like what you see please click on the link to continue reading.

“He’s an honest guy.”

“I’ve always done business this way.”

“I trust her.”

All those statements may be true. Relying on handshake agreements (or, the more old-fashioned gentlemen’s agreements) is a risky business in the construction field. Written contracts are crucial to enforcing binding agreements once the dirt begins to turn. However, a contract is more than a written recital of previously-agreed upon terms. A contract has the ability to change the terms between the parties, often without one of the parties realizing it. And, as Chris has previously noted, the [written] Contract is King.

A written contract often contains a “merger clause” (also called an integration clause). A merger clause is a statement that the contract is a complete statement of the agreement and replaces, or supersedes, prior terms, oral or written representations, or any side agreements. All of those negotiations are deemed merged into the written document, and the written contract has the (rebuttable) presumption that it represents the final agreement between the parties.

An example of such a clause:

This Agreement contains the entire agreement of the parties, and supersedes all prior negotiations, agreements and understandings with respect thereto. This Agreement may only be amended by a written document duly executed by all parties.

To continue reading the blog please go to the original site here

Click here to view the embedded video.

When performing a home inspection the inspector must also look at the roof.
Here are some of the things an inspector must consider while evaluating a foam roof.

I like Foam roofs, They provide additional insulation, reflect heat and are a great moisture barrier, however, all roof need maintenance. As a Home Inspector I must look at all the issues, identify them and advise the client how to address them.

Please forgive the video quality, I couldn’t find someone that wanted to stand on the roof with me in 110 degree heat to make a video.

We perform Home inspections, roof inspections commercial inspections and forensic inspections in Gilbert, Chandler, Mesa, Tempe and the greater Phoenix Arizona area.

I sometimes write about people failing to meet the standard of care. It may be a builder that performed in a unworkmanlike manner, how building inspectors fly through a home and miss many defects or how a home inspector failed to identify issues. Today is different, today I want to praise someone for taking pride in their work and doing the job right.

I am frequently retained by home buyers to perform construction phase inspections. The builders all walk the home as well as the subcontractors and the municipal building inspectors looking for defects. However, I have yet to inspect a home where I did not find several issues that needed to be corrected even after all of the other inspections are complete. I recognize that we are all human and we all make mistakes, but if we are tasked with the job of finding others mistakes and looking out for the well being of the workers and end users of a building, I believe that is exactly what we should do.

Today I looked at an Ashton Woods home that is under construction. I must first say that while I perform expert witness work on a regular basis, I have never had a case against Ashton Woods. I have made several trips to this property and found that the work performed on this home is generally better than others I have inspected. Today is the first time I met the superintendent and the first time he became aware that I was performing random inspections on this property. This leads me to believe that this superintendent actually takes some pride in his work and has the knowledge to back it up. I pointed out a few issues and he addressed them appropriately. I am frequently asked who the best builder is and my normal response is; “Most of the builders use the same subcontractors so their quality is the same, the difference is who your superintendent is”. What I am about to say should not be construed as an insult to Aston Woods, in fact after seeing their work I would feel more comfortable recommending them than many other production home builders.

While we were at the site the Town of Gilbert building inspector arrived. I have been in the construction industry for years and have seen more inspections than I care to recall. Some inspectors will perform a framing inspection in a few minutes others will take a little longer. Some inspectors pay attention to the details on the plans, however I have seen as a rule, many just walk through and look for common construction practices. I had never met this inspector before and he introduced himself as Erik Zavala. He took the plans and went to work. He was at the site for well over an hour and he paid attention to the details. He was through, he found several issues that need to be corrected however he was also polite and professional. If more municipal inspectors performed their duties the way Erik did, it would no longer be a question of who is the best builder or superintendent, but who was the building inspector on this project. After seeing him work I would feel more comfortable purchasing a home in Gilbert than most other jurisdictions.

For the record, I have not always felt this way about The Town of Gilbert. I have fought with their permitting process a few times. I have had good inspectors and some that were not so good. I have seen building inspectors assigned over 30 inspections in a day. Yes I said 30, that means in an 8 hour day they need to perform one inspection every 16 minutes and that doesn’t include drive time or time to do the paperwork. That was not the case today. It has been 10 years since I have seen an inspector that paid this much attention to detail.

I commend The Town of Gilbert for having a person like this perform building inspections. The people of Gilbert can sleep better knowing a person of Erik’s caliber is inspecting their homes.
I know this is not my typical post, however I feel if you are going to criticize people for not doing their job, you must also compliment those that meet or exceed your expectations. Today Erik and therefore the Town of Gilbert did just that.

For most of us, our home represents the largest investment we’ll make in our lifetimes. It’ll also be one of the most complex transactions for most of us.

In the center of it all – is the property we’re attempting to buy. Homes are made up of major systems such as plumbing, electrical, refrigeration or heating to name just a few. The home itself is a complex combination of systems and subsystems. Literally hundreds of defects can exist which wouldn’t be obvious to the naked eye. A professional home inspector will inspect the entire structure from roof to foundation, interior and exterior and all electric and mechanical parts of the home.

“Buyer Beware” at one time was the mantra. That’s no longer the case in Arizona. The Arizona Association of Realtors Residential Purchase Agreement provides two significant protections for buyers: First, there is a period of time during which the Buyer can have the property inspected by a professional Home Inspector. Secondly, there is a mechanism in the process that provides for the Seller to disclose all known defects to the Buyer. The Seller’s Property Disclosure Statement (SPDS) is a form that asks every conceivable question related to the property. Unless a Buyer waives the requirement in the original offer, the seller is required to complete the form and provide it to the buyer within 5 days of the contract. Buyers comparing the sellers responses with the Inspection Report have intimate knowledge of the property before the escrow closes. After the inspection, the provision in the agreement allows the Buyer to request the Seller to repair the major systems before the escrow closes.

Arizona Home Inspectors are required to be registered and certified with the Arizona State Board of Technical Registration. This Board is also the regulatory agency for Architects, Assayers, Clandestine Drug Laboratory Site Remediation On-Site Workers and On-Site Supervisors, Engineers, Geologists, Home Inspectors, Landscape Architects, Surveyors and Remediation Specialists.

Certification by the State of Arizona requires a minimum of 80 hours of classroom education, successful completion of the National Home Inspection Examination, and 30 parallel inspections in the presence of a certified home inspector. (THATS RIGHT A WHOPPING 30 INSPECTIONS WITH SOMEONE ELSE)

So the question is: “How does a Buyer choose a home inspector?”

First be sure they licensed by the state then ask the following questions:
Are they members of the American Society of Home Inspectors (ASHI)? ASHI Certified Members have performed over 250 fee paid inspections.

Be aware of the distinction between membership and doing the inspection to ASHI standards or the NACHI Code of Ethics. The State of Arizona Requires inspections be done to the AZ-ASHI Standards of Practice. These are more stringent than just the ASHI Standards.

Are they bonded, insured and do they carry Errors & Omissions insurance? The State of AZ requires they be Bonded OR Insured, not both.

What is their past experience? You want someone that has been in the area for years and is knows about local construction, Our climate is different than other places and therefore we build things differently. If you want to know about common defects found by Phoenix Home Inspectors

What are their rates? Cheaper is not the best route to go when your basing a huge investment on it.

Additional testing or inspections that a Buyer may want to consider include those for wood destroying organisms, Thermal Imaging, mold, radon gas, etc. Not all home inspectors are qualified to do these inspections or tests. There would probably be an additionally charge as well since these are above and beyond the inspectors normal qualifications.

It’s important to remember the home inspector is a generalist. As a Buyer, you may also want to consider additional inspections on major systems such as the roof, refrigeration, plumbing and electrical by contractors licensed within those specialties.

While there are no guarantees that all defects will be found and all future problems prevented, the process in place today in Arizona allows home buyers to have confidence in their decisions.

More Information about selecting an Arizona Home Inspector

What You Should Know About Arizona Home Inspections

A home inspection is one of the most important parts of the home buying process, as it goes beyond aesthetic appeal, location, and price — the reasons why most people decide to buy a home — to ensure that the house is structurally sound. Think of it as a way to protect yourself: A house may look inviting on the outside, may even seem like a good deal, but it could still have unseen problems that would cost you a lot of money in the long run.

With so much riding on the home inspection, there are a few things you need to know in order to better protect yourself.

* Only do business with well-known, well-respected home inspection companies. There are a lot of fly-by-night home inspection companies out there and others that used to be in business but they did not maintain their state requirements and therefore are operating illegally , so be sure to do your research and only do business with the respectable ones! You can check the Better Business Bureau, RipOffReport.com, and other online review sites in order to verify a company’s reputation.
* Look for good credentials. Before hiring a home inspection company, find out their credentials and Google them to make sure they are valid. Make sure their credentials are well respected in the industry (for example are they a member of ASHI or NAHI).
* Spring for additional tests. There are several tests that the home inspector can do that will cost you extra, but that may prove to be a good investment. For instance, you can have the home tested for radon, mold, termites, or have thermal imaging performed to locate insulation issues or moisture issues. Although these tests cost more than just the standard home inspection, they are a good idea as they offer additional protection.
* Accompany the home inspector. Even if the home inspector doesn’t find anything wrong with the house, there is a lot to be learned by tagging along during his inspection. He can give you tips such as where more insulation may be needed, how long you have until the roof will need to be replaced, and whether there are signs of repairs or additions that have been made over the years. These may not be deal-breaking structural issues, but they are still good to know.
*

Follow up on any problems the home inspector identifies

. As already mentioned, the home inspection is for your protection. If any problems are found, you will have the opportunity to either back out of the sale OR make the sale contingent on the repair (i.e., the seller fixing the problem will be part of the revised sale contract). You may also want to renegotiate a lower price based on the home inspector’s findings, so that you will have the money to do the repairs yourself (instead of having the seller do them). Even if you are only flipping houses and don’t plan on spending much time in the home yourself, you have to assume that your buyer’s home inspector will find the same problems that yours just did, and you don’t want to find yourself stuck with a home you can’t sell without doing major renovations first.

Don’t underestimate the value of a home inspection. The average buyer or seller often does not recognize the signs of a serious problem, so a home inspector’s expertise is needed to help you steer clear of financial black holes and properties you won’t be able to resell when the time comes.

Source:Go Homing Blog
For more information about home inspections in phoenix Arizona and the surrounding areas please see the following links.
How long is a home inspection?
How to hire a home inspector video
The hard truth about infrared (Real Estate Agents Read This)
General home inspection information

Facebook has become a buy me, try me, join me, hear me, shop me, help me, add me, like me, love me, hate me, friend me, share me, request me, cause me, plead me, receive me, accept me, see me, gift me, hit me, challenge me, build me, feel me, question me, donate me site!

Yikes!

When I log on, it’s right in my face, often visually exhausting.

After joining Facebook, I was excited to reconnect with family and friends and now when I get online and sign in, I am inundated with a barrage of requests, images, suggestions of joining this club and that cause and I guess I’m just not all that interested. It no longer holds the appeal for me it once did, therefore I will be spending less time there. Don’t get me wrong, I like Facebook and will still stop buy but that is because I have blocked most of the games and gifts from posting on my page.

With twitter, there is no Farmville or other games, there are no fake gifts, hugs, flowers, drinks etc. just people sharing information and trying to push their stuff, and I don’t follow those people who push to hard.

I just found WordPress for blackberry and found out how to update my blog from my phone.

If you have a wordpress blog and a blackberry you need to try out this app. Go to the BB app world and download it today.

Toby has been a outspoken supporter of our troops throughout the years, this is one of my favorite songs

Please take the time to thank a solider today, and Please remember those that are no longer with us.

Take time to thank a veteran this weekend

To many people, Memorial Day means a hot barbecue, a much welcome three-day weekend, and the beginning of summer vacation. It’s easy to forget the significance of the holiday, which, originally called Decoration Day, is a commemoration of U.S. citizens who died while in military service.

Memorial Day, originally enacted after the American Civil War, is an historical reminder of the virtues and values that our country has believed to be worth fighting for—equal rights, democracy, freedom.

This Memorial Day, I’d like to pay special homage to the individuals who have sacrificed their lives for the sake of our nation. These courageous warriors have given us the tremendous gift our Western lifestyle.

Many people observe this holiday by visiting cemeteries and memorials. A national moment of remembrance takes place at 3 p.m. local time. Another tradition is to fly the flag of the United States at half-staff from dawn until noon local time. Volunteers often place American flags on each grave site at National Cemeteries.

Members of the Veterans of Foreign Wars take donation for poppies in the days leading up to Memorial Day; the poppy’s significance to Memorial Day is the result of the John McCrae poem “In Flanders Fields.” gatherings, and sporting events.

The National Memorial Day Concert takes place on the west lawn of the United States Capitol. The concert is broadcast on PBS and NPR. Music is performed, and respect is paid to the men and women who gave their lives for their country.

This weekend pleas make it a point to thank not only those that are serving or have served in our armed forces but thank the men and women that serve in our police and fire departments as well.

These people put their life on the line to keep you safe, let them know you appreciate it.