Arizona Home Inspection & Construction Blog ACSI

When you are considering buying a home there are certain steps you should take to make sure the experience is a successful one.

Don’t get me wrong, there will be stress but you can reduce that stress by following these simple tips.

Hire a experienced Realtor, not just a real estate agent.

A Realtor has access to tools that other agents do not and they tend to have more education in real estate than other agents as well.
A Realtor has a code of ethics they need to follow and they have taken the time and money needed to join a professional association. In other words a Realtor is a real estate professional, not just someone that sells houses.

Select a few different agents and interview them, don’t just use someone because they are your sister’s, boyfriend’s, father. Ask them about their last transaction, ask if they work with buyers and sellers, how long have they been in the business, ask for referrals from past clients. This person is going to help you make one of the biggest investments of your life, find someone you can relate to and trust.

Pre-Qualify for your home. Don’t make large purchases on credit.

If you purchase a new car or home entertainment system it can reduce the available credit you have and prevent you from qualifying for the home you want. Wait, or you can pay cash for the item so it doesn’t effect your credit

Don’t get new credit cards before, (or right after)  you qualify for the loan, this will also reduce what you qualify for.

Find Your Home

Find the home you will be happy in for the next 5 years, Yes think about the future, if your planning on having children than that one bedroom condo will likely not work very well.

After you find the home check out the hidden fees, like the HOA, property taxes, etc. You may be surprised how different taxes can be from one county to another. For more information about hidden home expenses click here

Make sure the CC&R’s do not prevent you from using the home as you plan. Some places will not let you run a business from your home or they will not let your friends park on your street. Check this out before you buy.

Take photos of the homes you look at.

This will help you remember what you liked about each home as well as help you document what was installed in the home when you made your offer. Today there are a lot of people stripping appliances and ceiling fans as well as other things out of the home. Photos will help you prove what was there when you made the offer and will stop the he said, she said argument.

Hire a professional Home Inspector

Hiring a professional home inspector may be one of the single most important things you need to do.

You may be tempted to hire the inexpensive person, or just have a friend or relative do the inspection, but this is not the same as hiring a professional. Think of the inspector as a Doctor or general practitioner, they will examine the home and determine if it needs repairs or if there is a problem that needs a specialist, like a electrician or roofer.
Again you want someone that belongs to a professional association like ASHI (The American Society of Home Inspectors) or NAHI (The National Association of Home Inspectors) Both of these organizations have difficult tests, standards, ethics, as well as education and experience requirements. The important thing here is these organizations enforce their requirements, if you don’t get your continuing education every year they will remove you from their web site.

If home inspectors in your state is licensed you will want to verify the person you hire is in compliance with the local laws. Since the real estate market has dropped, many inspectors did not renew their state licenses however if they are called they still perform the inspections.

Check the cost of Home Owners Insurance

After you get the inspection contact your home owners insurance agent and see what the insurance is going to cost for this home.

There are several things that may show up on a home inspection report that can have a finical impact on your home owners insurance for example:

• Aluminum or knob and tube wiring instead of copper.

• Is there a swimming pool? Does the pool have a slide or diving board?

These things can make your rates jump and some companies have stopped writing policies on homes with Aluminum wiring or Knob and tube wiring. You don’t want to buy a home you can’t insure.

Many consumers believe that all home inspectors are licensed and trained. Nothing could be further from the truth. In most states, anyone can buy an occupational license and call themselves a home inspector. Less than a dozen states have licensing programs that require experience and recognized testing. Some states have minimal requirements. Caveat Emptor. You can find your state’s licensing requirements on the ASHI web site by clicking here In Arizona simply go to www.btr.state.az.us

For more information on how to hire an inspector click here

Have Additional Inspections and the appraisal performed

This includes Radon inspections, Mold inspections, Termite or pest inspections, EIFS inspections, Energy inspections, Thermal imaging etc. Your Professional home inspector may offer some of these services, however, again you need to check their experience and qualifications. Just because someone spent a few thousand dollars on a thermal imaging (infrared) camera, does not mean they know how to use it or interpret the images.

You will also need a professional appraisal, with all the bank troubles that have been in the news lately the bad appraisers have mostly gone away.

Attend the walk through and closing

At the walk through: Bring the photos from your first visit, verify the appliances and ceiling fans are the ones that were there when you made the offer. If the sellers agreed to repair issues identified on the home inspection, then you may want to call the inspector and get a re-inspection. I always suggest you ask for copies of the receipts for any work the seller had performed and I suggest you discretely call the contractors and make sure that they performed the work. There have been sellers that will get a bid, then do the work themselves, and write paid on the bottom of the bid they give you to make it look like the work was done by a licensed professional.

At the closing: Ask questions, this is the last chance you have to get answers. There will be countless documents that need to be signed, make sure you understand what they are before you sign them. If repairs were agreed to and they were not performed this is where some of the money can be set aside so those repairs can be completed.

The bottom line is hundreds of homes are sold across the US every day, working with professionals can make your home buying experience a pleasant one.

If you want more information about home inspections, what to look for in an inspector, common issues found during a home inspection or how to get your home ready for a home inspection click the links.

It’s warming up and my kids are already getting in the pool.

If you have a pool here are some simple pool tips that I hope will help you maintain your pool and keep your family happy and safe.

ROUTINE SWIMMING POOL MAINTENANCE:

TWICE A WEEK:
1. Check and maintain your Pool Chemicals Such as keep your ph. levels at 7.4 – 7.6.
2. Test and maintain the free available chlorine level at 1.0 – 3.0 ppm.
3. Empty the skimmer baskets and clean tile or pool water at water line with Pool Surface Cleaner, and skim leaves, insects and other floating debris from the pool surface.

ONCE A WEEK:
1. Shock the pool by adding one bag of Shock per 10,000 gallons. Additional shock may be needed after a rain storm, heavy bather load, or exceptionally hot weather.
2. Add a maintenance dose of Algae Preventative or to prevent algae growth.
3. Brush walls and use a pool vacuum to clean floors.

MONTHLY:
Take a water sample to your professional Water Testing Service or take a sample to your local pool supply store for a complete Swimming Pool Chemicals analysis. (Most swimming pool supply companies will do this for free)

MID-SEASON:
Clean your filter with Filter Cleaner Degreaser to remove any oils and grease that may have accumulated on your filter.
After using a Flock or Metal Remover wait 24 to 36 hrs. then use your Pool Vacuum to clean pool floor before swimming.
On Rainy or Windy Days Never Test your Pool Water using test Strips, or any test kit.

TEST THE WATER REGULARLY

The best time for testing your swimming pool water is at dusk. Remember if you are using test strips, when you open the container and get your strip do not dripped any water in the container or it will contaminate. Selects an area of the pool where there is no water coming back to the pool from the filter. You should dip the strip at elbow depth, wait 30 seconds and then compare the colors. If you’re using reagent type of a test kit selects a suitable area in the pool, and dip the tester elbow depth, put in the proper amount of drops and compare to the chart.

The next steps are very important to pay attention to. First wait at least four hours after swimmers have left the pool to perform your test. Try to test the water at least four times a week, you should wait at least 8 to 12 hours after a rain storm or a windstorm. Usually weekends are not a good time as your neighbors are mowing the lawn, fertilizing or other summer activities in which the contents of could get in your pool and affect the reading.
Should you get a pH reading of normal for three weeks or more and then suddenly you’re pH reading is either low are high, take no action until you can check it again in 24 hours. If you’re getting the same reading 24 hours later then make your adjustments. Remember small adjustments do not overdo it. Make your adjustments and test in six hours, and then repeat if necessary. Do not test immediately after putting chemicals in your pool, you should wait at least six to eight hours before testing.

Always keep safety in mind when installing chemicals, never put chemicals in all at the same time. Chemicals should be installed four to six hours apart. Never put calcium hydrochloride in a chlorinator especially with other chemicals such as Tricor or other types of chlorine tablets, this could cause an explosion. Never put chlorine shock in a skimmer as this will damage the internal parts of your filter.

It is best to shock your pool late on Sunday as it is most likely nobody will be swimming for at least 24 hours which is the recommended time to swim after shocking. Shocking your pool should only be done at dusk, this will give the shock time to take affect before the sun comes out. Install any algae inhibitors at least four hours before shocking this will give you the greatest affect.

LOOK FOR LEAKS

▪ Loose tiles or cracks in the pool deck may be an indication of a leaking pool.
▪ Cracks and gaps in the bond beam may be an indication that your pool is leaking. If you notice water-saturated soils in the area around the pool, pool pumps or plumbing, your pool may be leaking.
▪ If you see bubbles in the return water when the pool’s pump is running, it’s likely there’s a leak in the suction side of the filtration system.

If you have leaks contact you pool professional.

FILTERS
Cartridge Filters – When cleaning cartridge filters, soak them in a cleaning solution for 24 hours, then hose them off before reinstalling.

D.E. Filters should be disassembled and cleaned at least once per season.

Sand Filters – Is your sand filter 3-5 years old? If so, ask your pool professional if it’s time to replace the sand. If your filter pressure gauge indicates that pressure has dropped below the normal reading for a clean filter, check to see if you have a clogged pump or skimmer basket.

GASKETS, O-RINGS, & RUBBER FITTINGS
If your pool has a deck-mounted junction box, check the condition of the gaskets regularly–and replace as needed–to make sure the box cannot be penetrated by water.
When closing your pool for the season, coat all accessible o-rings, rubber fittings, and gaskets with a silicone O-ring lube to keep them from drying out.

HEATERS
To maintain your heater’s heating efficiency, follow a regular program of preventive maintenance, including annual inspection and de-liming of the heat exchanger when necessary.

LIGHTING
Check the lights for proper operation. Don’t forget to check the GFCI for the underwater pool light to make sure it is functioning properly

PUMPS
Turn the pool pump off before operating the multiport valve. If your pump starts running louder or making unusual noises, shut it off and contact your pool professional. If your pump motor hums but will not start, turn off the power and check to see if the impeller is clogged with debris.
Make a habit of checking and emptying skimmer and pump baskets regularly.

SKIMMERS
To prevent your skimmer basket from tipping over when the pump switches on or off, place a small weight or rock in the bottom (the weight must be larger than the suction pipe below the basket). Check to make sure the skimmer weir is in place and is moving freely. Make a habit of checking and emptying skimmer and pump baskets regularly.

POOL  SAFETY

Install barriers to make the pool or spa area safer and delay entry of unsupervised children. Fences should be at least four feet high with self-closing, self-latching gates, which are kept in good working order. Power safety covers or doors equipped with an alarm system or self-closing and self-latching devices are other effective safety features. While these measures do not replace supervision, they can prevent or detect access by young children to the pool. Use these barriers in “layers,” with each layer adding to the safety of the pool.

Don’t leave toys in the water: Toys could lure a child back when a parent is not present.

Enroll in a water safety course with your child: Your decision to provide your child with an early aquatic experience is a gift that will have infinite rewards.

Watch the weather: Know local weather conditions and prepare for electrical storms. Because water conducts electricity, stop swimming as soon as you see or hear a storm.

I hope these tips are helpful for you and I hope you have a safe and happy summer, If you have any questions about your pool or any other component of your home considering hiring a professional home inspector to check things out and provide you with recommendations for maintenance or repair.

For more information about Arizona home inspections or our other services please visit the Phoenix Home Inspection Web site

It’s getting hot and last night my wife turned on the AC for the first time this year.

Do you ever dread that thought? Do you wonder if the unit will actually work the next time you flip the switch?

Here are some helpful tips to help your air conditioning unit last as long as it should.

• Change the filter every month. I don’t care if you use a two inch pleated or a one inch fiber filter, they both have the same amount of  air and particulates trying to pass through them. an easy time is every time you pay the electric bill, go change the filter.
• Clean the return air grill and filter box. Most people have vacuums with all kinds of fancy attachments they never use. Put one of those attachments on the vacuum and clean the grill in front of the air filter, then open the grill, remove the filter and clean the area behind it. (Now that the attachment is already on the vacuum, clean the ceiling fan blades too, you can’t believe the amount of dust on the top of some of the blades)
• Clean the area around the outside air conditioning unit. These units pull air through the sides and blow it out the top. Anything that restricts the air from flowing in the sides (or out the top) will make the unit work harder and reduce the efficiency. I recently was in a subdivision where the builder located the laundry dryer vent right next to the outside AC units, The units had lint restricting air flow on one side.
• Check the units clearances. Anything that restricts the airflow around the AC unit will effect its performance, make sure the clearance around the unit is at least what the manufacture recommends. If you get the model number off of the unit you can typically find the installation manual on line.
• Check to see what is above the unit. Anything less than five feet directly above the unit  can effect how the unit functions, this includes roofs, trees, structures etc.
• What drains on the unit.  This is one of the most controversial topics about air conditioning in Arizona. The outside unit is designed to be outside (duh) it can get rained on too, however most all manufactures put in the installation instructions not to place the unit under roof that will direct water on to or in to the unit. This make a lot of sense when you think about it. We have a balanced fan at the top of the unit blowing air up, in monsoon season we have a heavy rain and you have a huge section of roof diverting the water on to the spinning electric fan. I see units installed like this all the time and if they are over 5 years old they typically have already had the fan motor replaced, however homes where the units do not have the roof water draining on them don’t seem to need to have the fans replaced. You can decide if this is an issue you wish to address, it is not a difficult thing to correct, simply place a gutter at the roof that directs water away from the unit (and the foundation)
• Have the unit serviced on a regular basis, if your refrigerant is running low you may not know it but running the unit that way for a long time can reduce it’s life so have it serviced. It is typically cheaper to do this before it gets too hot outside.
• Check your duct work. Most of the homes in the phoenix area have flexible round duct work. Think of this duct has a hose that has air flowing through it. If the hose is kinked, pinched, restricted or not supported it will effect the amount of air that flows through it. I frequently see duct work improperly installed. Have a licensed contractor tune it up if needed. If you have not changed your filters on a regular basis you may want to have the ducts cleaned.

Remember when you purchase the home to have a home inspector look at the air conditioning, not just the unit but the ducts and registrars as well and verify that there is air flow in every room. For additional information about air conditioning .

For more information about Arizona home inspections or our other services please visit the Phoenix Home Inspection Web site

I recently read a blog post from the Phoenix Real Estate Guy about preferred vendor programs and it got me thinking about this again.

Why does someone refer someone else for business?

In the Home inspection business it could be for several reasons;

• The inspector is top notch, spends as much time as needed at the site and their report is easy to understand.
• The inspector is fair to the home and does not scare clients or kill deals.
• The inspector is a friend, or  family member.
• The inspector paid the real estate office to be on their preferred vendor program. Yes you read that right, it happens more than you think.

Arizona Home inspectors are regulated by the AZ. Board of Technical Registration (BTR) and the BTR strictly prohibits inspectors from paying to be on a preferred vendor list. However many Real estate offices and Home Inspectors get around this by calling it a joint marketing program. Just advertise in the offices relocation guide and we will allow you to put your marketing materials in our office. The BTR has also said this is prohibited if the number of inspectors that can advertise is limited.

The bottom line is not all referrals are provided because the person does the best job.

I track all my marketing and I have found a disturbing trend. There are several agents that have hired me to inspect their own home and referred me to their family members that do not refer me to their other clients.

Why is that? Why would there be a double standard when giving referrals?

If your looking for a home inspector, ask the agent if this is the inspector they would use on their own home. You can also get some additional tips by viewing How to hire a home inspector and feel free to read my other posts for some other tips and tricks.

For more information about Arizona home inspections or our other services please visit the Phoenix Home Inspection Web site

Home ownership, part of the American Dream, but if you don’t plan right your home could keep you up at night.

Did you get a professional Home Inspection? Great, now get out the report and read it. A professional home inspector will note the condition of many components of the home. They may tell you if the component is near the end of it’s life, if that is the case there are a few things you can do.

Research local home warranty companies.

There is a difference between home warranties and home insurance, your insurance is not going to fix the furnace or air conditioner when it quits at the worst possible moment.

Read the home warranty information completely. understand what they do and don’t cover and do not pay for the additional coverage unless you know exactly what it covers. I found one local company that will cover the air conditioning registers for an extra $60 a year. If a register fails you pay a $50 service call and they will come out and replace the $20 register. Yes that means you are going to pay $110 to replace a $20 register on the rare chance it should fail.

Don’t get me wrong, home warranties can be a good thing, I have one on my house. I have a 25 year old heat pump that I am just waiting for it to fail then they can replace it.

Budget for repairs.

Again look at the home inspection report and figure out what is going to need to be repaired soon, find out how much it will cost and start setting money aside now. When you have the money, it may be a good idea to have the item repaired or replaced before it fails. there are some pretty nice tax incentives to upgrade appliances these days and I would much rather decide when I am going to replace a water heater than wait till it floods the house.

Perform routine maintenance.

So many homes age before their time due to poor maintenance. There are several checklists online to help you decide what to look at, and even videos on You Tube that will show you how to perform the work. Don’t wait, do the little work while it is still little, if you fail to take care of the house it will come back to bite you in the end.

So what are you waiting for?

Go take care of your home so it will provide you years of comfort.

If you need someone to help you decide what needs to be done, call a ASHI Certified Home Inspector.

For more information about Arizona home inspections or our other services please visit the Phoenix Home Inspection Web site

The weather is beautiful and the weeds, insects and allergies are all going to try and keep you from enjoying it. don’t let them. Here are some simple tips you can use to help keep your home happy.

Check your exterior paint. Now is the time to fix it before it gets too hot.

Caulk the exterior, not just the joints around your doors and windows but also where the concrete joins with the perimeter of the home. This will help prevent moisture from entering those cracks and help keep the ants from using the concrete sidewalk or driveway as the roof to their new condo.

Check the weather stripping around the doors and replace it where needed. This nice weather isn’t going to last and you don’t want to be cooling the great outdoors this summer. (Did I sound like your mother?)

Check the wood trim around the windows and doors for damage. Use a screwdriver or ice pick and probe the wood, if it is damaged the metal will puncture it. Replace the damaged wood then caulk and paint.

Check out your roof. Look for birds nests, loose shingles or tile. You may not even need to go on the roof. Walk across the street and use a pair of binoculars to view the roof. Not only is it safer but it will make the neighbors wonder what your doing. (I don’t recommend looking at your neighbors roof with binoculars, they may not understand)

If you have gutters, clean them and make sure they are secure. If you don’t have gutters I would consider adding them. I see lots of damaged foundations that could have been prevented with gutters and downspouts directing the water at least 5 feet away from the home.

Change your air filter. While you are there, get out the vacuum and use the attachments to clean the box the air filter goes in as well as the accessible duct work.

Have the Air conditioning serviced now before it gets too hot and the contractors are too busy to get to you. While your at it check the outside of your air conditioning unit and make sure it is clean and free from debris and damage, dirty coils restrict air flow and end up costing you more money.

Trim the plants away from the home. This prevents the plants from damaging the home and keeps those pesky insects from using the branches as a bridge to get to the home.

Check out your toilets, place a few drops of food coloring in your tank and wait a few minutes to see if it drains into the bowl, if it does then it is time to change the flush valve or you will be wasting lots of water over the next few months.

If you need help determining what needs to be done, think about calling a home inspector. Unlike a contractor, the home inspector does not make money off of the repairs so they are likely to be a little more practical.

For more information about Arizona home inspections or our other services please visit the Phoenix Home Inspection Web site

I recently say another blog where someone commented that a home inspection should take about an hour and a half, I almost had iced tea come out my nose when I read that.

Buying a home is one of the biggest investments you will make in your life, and you want someone to check it out and tell you what the condition of the home and all it’s systems are. A quality inspector will take much longer than an hour and a half. Most homes that are under 2000 square feet will take 2.5-3 hours depending on the age and condition of the home.

I spend almost an hour on just the exterior and roof. I can’t imagine a home inspector passing off a one hour inspection as a professional job.

Arizona Home Inspectors (like many other inspectors) are required to follow a Professional Standards of Practice. These standards require the home inspector to observe and describe several components of the home and/or  their condition.

Fro example on the exterior they have to inspect the:

Wall cladding, flashings and trim

entryway doors, windows

Garage doors and their operators

Decks, balconies, stoops, stairs, areaways, and portches including railings

Eaves, soffits and fascias

Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building.

We haven’t even gotten to the roofing section yet.

I looked at a home the other day and includes some of the photos here for your review.

The roof had several issues but there were hidden issues throughout the home.

The home had new carpet and new interior paint, this almost prevented me from seeing where the master shower had leaked under the living room wall.

The wood shingle roof was shot, the patio cover had a hole in it.

Tthe duct work in the attic was falling apart and you couldn’t see the duct work unless you crawled through the attic.

There were open electrical boxes in the attic as well as lights hanging from the wires.

The garage door opener was plugged into an extension cord that ran across the attic, through the ceiling and plugged into an outlet in the laundry room.

The bottom line is you should a professional home inspector to take 2.5-3 hours to inspect your home, longer if they are preparing the report on site.

One of my favorite advertising ploys is the big home inspection company that promotes the fact that they inspect over 400 item when they look at a home. Some will do the inspection in two hours and print the report on site. 400 items in 120 minutes, that is 7200 seconds or 18 seconds per item. How good do you think that inspection is.

I know many fine home inspectors and they will schedule their inspections 4 hours apart, it they get a home over 3000 square feet they might just schedule that one inspection for the day.

If you have a home inspector that is performing inspections in two hours or less, check to see how well they are insured, they are going to need it.

Hire someone that is educated, experienced, and ethical, or hire the cheap fast guy and after you move in you might find this in your attic.

For more information on how to select a home inspector or answers to other home inspection questions please visit our Arizona home inspection site.

If you are not in Arizona and you need a professional home inspector check out ASHI, the American Society of Home Inspectors

As an Arizona Home Inspector living in the valley of the sun one would think that window leaks are not a very common occurrence. unfortunately the opposite is true.

I see more and more homes with leaks around the windows all the time.

There are several different types of windows but since I live in the desert south west and aluminum framed windows are the norm, that is what I am focusing on in this blog.

There are several reasons for it. Poor drainage, blocked weep holes and flashing issues top the list, I will cover each of these items in a little more detail.

Most windows have weep holes. these are small openings at the bottom of the exterior side of the window that allows any moisture that makes it into the window track to drain back out. Sometimes when performing home inspections I notice these weep holes are blocked by dirt, debris (dead insects) or covered by shade screens. Sometimes they have been sealed by the home owner to prevent dust from coming in the hole. NEWS FLASH That dust will not cause damage to the home, failure to allow the moisture out will cause damage, you can damage the drywall, framing, baseboards, flooring, help create a mold issue and more simply because you didn’t want to clean a little dust.

I tell my home inspection clients to use the attachments on their vacuum cleaner to literally suck the dirt and debris out of the window track. (it works well on the air return grill also)

Another reason is Arizona desert doesn’t get much rain so many contractors either didn’t install window flashing or they didn’t install them properly. The flashing is what keeps the water out if it makes its way through the stucco or exterior cladding or maybe it simply enters between the window and the siding.

The flashing should be installed so it directs water back out of the wall. So if the flashing is above the window the building wrap (Tyvek or building paper) should be on the outside of the flashing however if the flashing us under the window, the wrap should be behind the flashing so the flashing direct water from the window back outside of the flashing. This picture shows flashing under a window that is installed backwards.

When I perform expert witness work we cut into the wall to investigate the damage and the leaks. I will mark the areas that are stained with chalk then spray test the exterior of the window and see if there are leaks and if the leaks are in the same areas as the stains. This picture is of a window that was being spray tested for about eight minutes before I took the photo. You can see the chalk and even see the drip splash as it hits the bottom of the wall. This home is about 5 years old.

If you want to know if you may have window leaks in your home there are some things you can do:

• Clean the windows and tracks, make sure the weep holes are not blocked.
• Look for stains around the sides and bottom of the windows and at the baseboard and carpet tack strip as well.
• Hire someone with a thermal imaging camera to inspect the home right after a rain or spray test the windows and have either thermal imaging or destructive testing performed by competent qualified contractors.

Thermal imaging is a great tool if used correctly but the operator needs to have proper training and a firm knowledge of building science before they perform the testing. If the wall is dry the camera will not show leaks, if the water is not in contact with the inside of the sheet rock the camera will not show it either. I have spray tested windows and waited over an hour before the moisture made it through the exterior cladding, insulation and came in contact with the interior surface, therefore the only way to know absolutely is to open the wall.

I understand that scares some people but some are even more shocked when I open a wall and show them what is inside.

Mold and rot in wall from window leak

Rotted wood removed by hand

If you have questions or comments about how to find window leaks, how to find a competent inspector or what to do when you have window issues please feel free to contact me through our Arizona Home Inspection Website

Lately my job stinks.

I am not talking about the economy (however that may that is part of it) I am not talking about my boss (I’m self employed) I am talking about odors. The kind of smells that make your nose hair curl.

I have been called out on several cases lately that have to do with odor, here are some examples.

1. Moisture causes mold and mildew in a custom home and it stinks. They hired someone to remove the damaged material and perform repairs but they forgot to stop the moisture. Now the smell is back (so is the mold)

2. Office space that has moisture coming up through the slab, they have plastic chair mats at the desks that prevent the carpet from drying and the mildew smell will turn your stomach, for some reason people don’t want to work in this environment.

3. A preschool that has sewer odor entering the building to the point that the City actually closed the place one day this year due to hydrogen sulfide levels. The owner of the building keeps applying band-aids to the problem instead of identifying and fixing the issues.

4. A Arizona Home Inspection where the 4 year old water heater has been sitting and the sulfur smell (rotten eggs) is so bad that when I turned on the hot water the agent ran out the door and refused to come back in.

What do all four of these places have in common? (No I don’t mean the fact that they stink)

All of these issues could have been addressed with proper planning, all can be repaired easily with a simple process, Identify the source , (Mold, bacteria, etc) Identify the cause, (Moisture, sewer vents, anode rod in a water heater) plan repairs that address the cause and the source.

This is where most people fail, they treat the symptom and not the cause of the problem, then the problems come back. Honestly, many times the reason they take this short cut is to save a few dollars. I need to tell you that doesn’t work. Not when you figure that the problem will return, you will be paying to fix it again, these issues tend to get worse with time and you lose valuable time dealing with the issue over and over.

Many time the problem comes down to building science, how do the different building components work with each other. For more information on that see our blog on Building science.

Over the years I have learned lots about building science as well as home and building construction and inspections but this is the first time I can remember where I can honestly say my job stinks.

I recently performed a home inspection in Gilbert, Arizona. I could tell from the ground that the wood roof had issues.

Since a picture is worth a thousand words, I thought I would take a video to share with you.

I am always telling people to have a home inspection, if you own a home, are buying a home or having issues with your home a professional home inspector can help you understand what is going on. Remember homes and roofs don’t last forever.

Let me know what you think and remember if you need a Phoenix Home Inspection or an inspection anywhere in central Arizona, give me a call

Over the years people have broken a home into the different components and/or systems. It’s only natural, we tend to do it all the time. In medicine doctors used to ask lots of questions and then base their diagnosis on the answers along with the symptoms, but now if you neck or back hurt you go to a chiropractor, if you feel ill you take a pill, we just don’t seem to focus on cause and effect any more. The neck ache or upset stomach could both be symptoms of something else, the same is true with buildings.

Think of a building like a body, it has different systems just like your body, For example:

The Electrical system is the nervous system
The Plumbing is the circulatory system
The HVAC is the respiratory system
The Framing is the skeleton
The Exterior cladding is the skin

When something penetrates the skin it can attack the other systems, you can get a virus that grows inside you.
When moisture penetrates a building you can have mold. Simply treating the symptom without identifying how the problem entered will not solve the problem.

So how does this relate to buildings?

When you turn your clothes dryer on you are drawing 400-600 cubic feet per minute (CFM) out of your home, heating it and blowing it out of your home through the dryer vent. Your bathroom fan, stove hood, and central vacuum systems all take inside air and blow it outside. The problem is that while you are operating those appliances the air has to be replaced inside the home, otherwise your home would deflate and crush like a little kids juice box that is sucked dry.

Professional competent home inspectors do more than just look at the different systems in the house, they look at how the systems work with each other.

When the fans are on, does the gas water heater back draft and pull carbon monoxide into the home, does the air come down the chimney? These negative pressures can pull hot, cold, wet, dry and or polluted air into your home. That’s right, moisture, odors, radon, pesticides and more can enter your home because of the negative pressures caused by the home owner.

These are things that are considered by the best home inspectors but overlooked by many. These issues are more than just energy saving issues, they can create life safety issues.

You don’t have to wait until you buy a home to get it inspected. If you are having comfort issues or notice that you feel better outside of your home than inside, you may want to consult a professional home inspector that has had some building science training.  They may suggest thermal imaging or blower door testing and these items typically cost more than a normal home inspection but you may want to consider them. It could bring a whole new meaning to having a healthy home.

For more information about home inspections or thermal imaging visit http://acsillc.com

April 2, 2010

Thousands of U.S. homes tainted by Chinese drywall should be gutted, according to new guidelines released Friday by the Consumer Product Safety Commission.

The guidelines say electrical wiring, outlets, circuit breakers, fire alarm systems, carbon monoxide alarms, fire sprinklers, gas pipes and drywall need to be removed.

“We want families to tear it all out and rebuild the interior of their homes, and they need to start this to get their lives started all over again,” said Inez Tenenbaum, chairwoman of the commission, the federal agency charged with making sure consumer products are safe.

About 3,000 homeowners, mostly in Florida, Virginia, Mississippi, Alabama and Louisiana, have reported problems with the Chinese-made drywall, which was imported in large quantities during the housing boom and after a string of Gulf Coast hurricanes.

The drywall has been linked to corrosion of wiring, air conditioning units, computers, doorknobs and jewelry, along with possible ill health effects. Tenenbaum said some samples of the Chinese-made product emit 100 times as much hydrogen sulfide as drywall made elsewhere.

The agency continues to investigate possible health effects, but preliminary studies have found a possible link between throat, nose and lung irritation and high levels of hydrogen sulfide gas emitted from the wallboard, coupled with formaldehyde, which is commonly found in new houses.

U.S. Sen. Bill Nelson (D-FL) said now the question is who pays to gut the homes.

“The way I see it, homeowners didn’t cause this. The manufacturers in China did,” Nelson said. “That’s why we’ve got to go after the Chinese government now.”

Southern members of Congress have sought to make it easier to sue Chinese manufacturers and to get the Federal Emergency Management Agency to help homeowners pay for costs not covered by insurance. They also say the U.S. needs to pressure the Chinese government, which allegedly ran some of the companies that made defective drywall.

About 2,100 homeowners have filed suit in federal court in New Orleans against Chinese manufacturers and U.S. companies that sold the drywall. U.S. District Judge Eldon Fallon is expected to rule soon in a pivotal case against the Knauf Plasterboard Tianjin Co., the only Chinese company that has responded to U.S. suits.

Separate claims by thousands more homeowners against Chinese manufacturers are pending, said Jordan Chaikin, a Florida lawyer whose firm represents about 1,000 homeowners.

They are “continuing to live in their homes with Chinese drywall, patiently waiting for this thing to be resolved so they can move on with their lives,” Chaikin said. “We’re not waiting for the government to move quicker than we are in the courts.”

In some cases, homebuilders have paid to gut and rewire homes. In others, homeowners who can afford it have paid for the work themselves. Knauf Plasterboard has offered to pay for remediation in homes where its defective drywall was installed.

On Friday, Knauf Plasterboard agreed that high hydrogen sulfide levels appeared to be the main concern, but it noted the commission’s studies were preliminary and may not reflect conditions inside a home. The company said its studies have shown that drywall should be removed, but that plumbing and wiring do not need to go.

Daniel Becnel, a New Orleans lawyer representing Chinese drywall plaintiffs, including Sean Payton, the head coach of the Super Bowl champion New Orleans Saints, said the government guidelines issued Friday were “word for word what our experts said.”

He also said Congress should give homeowners grants to cover the cost of home gutting.

“Get these people out of this environment,” he said. “You’re making these people sicker and sicker and sicker. You will have long-term effects.”

In Cape Coral, Fla., Joyce Dowdy, 71, and her husband Sonny, 63, plan to move out of their $150,000, 1,600-square-foot home while it is gutted to get rid of tainted Chinese drywall.

Joyce Dowdy said she suffers from nose bleeds and her husband has a persistent cough. They blame the drywall.

“We can’t live like this anymore,” she said.

They’re borrowing money to do the gutting, which means that instead of a mortgage-free retirement they will be paying monthly bills cover the costs of repair.

“It’s costing us as much as we paid for the house,” Dowdy said. “But we can’t just walk away … Our house is worth nothing at the moment.”

But Randy Noel, past president of the Louisiana Home Builders Association, said the Chinese drywall problem has been exaggerated. He called the new guidelines “overkill.”

“Nobody has come up with a house yet that has caught on fire from the Chinese drywall, no one has come up yet with a house that leaks water or gas because of Chinese drywall,” he said.

He has examined numerous homes containing Chinese drywall and found minor problems, he said.

“It’s a black soot on top of the copper, brass and silver,” he said. “You wipe the stuff off and it looks as good as new.”

These days money is tighter than the tube against a tire (and some of us are running tubeless) any steps you can take to save energy will also save you money. Here are a few tips from your Arizona Home Inspector.

Turn fans of when your not in a room. Fans don’t change the temperature of the air, they just make it feel different, If you’re not in the room you can’t feel the fan anyway, so turn it off.

Think about your laundry habits. Did you ever think about when you dry your clothes? Did you realize the HVAC  system function more efficiently, extends the life of the unit and will reduce maintenance costs.

Think about all the places air leaks into and out of your home. Do what you can to reduce the amount of air that leaks out and you will reduce the amount of air that comes in.

Photo from EnergyStar

Turn off the computers when they are not being used. I was at a friends home the other day and they have 3 laptops and two desk tops that are on 24 hours a day, even though there is no one home for 6 hours a day and they sleep 8 hours a day. did you catch that over 50% of the time the computers are on the people are gone or sleeping.

Unplug your TV or put it on a power strip that you can turn off. Some of the new flat screen TVs consume more power when they are off than the refrigerator does with 3 teenage boys at home.

Let the dishes in the dishwasher air dry.

Drop the thermostat one or two degrees at night. Your under the covers anyway. Or get a programmable unit that does it automatically. I don’t recommend adjusting it more than two degrees or you will spend more energy trying to get the house back to comfortable than you saved by adjusting it.

Use a toaster oven when you can instead of the range oven.

Close the fireplace damper and seal the opening when not in use. I found magnets for cars work well. I found an old car sigh and simply cut out a circle slightly larger than the damper opening. (just remember to remove it before you start the next fire.

In today’s market there are lots of bank owned homes on the market. Several people have decided to purchase some of these homes and fix them then flip them. Most of these people  are not licensed contractors and are just people with little to no experience or they hire people with little to no experience to do whatever work need to be performed to make the home look good, not necessarily function well.

Many Arizona Home Inspectors are performing home inspections for people purchasing these homes and finding significant issues with these homes. The Arizona state law says people do not have to be licensed to work on their own homes however there are exceptions.

§32-1121 Persons not required to be licensed;

A. This chapter shall not be construed to apply to:

5. Owners of property who improve such property or who build or improve structures or appurtenances on such property and who do the work themselves, with their own employees or with duly licensed contractors, if the structure, group of structures or appurtenances, including the improvements thereto, are intended for occupancy solely by the owner and are not intended for occupancy by members of the public as the owner’s employees or business visitors and the structures or appurtenances are not intended for sale or for rent. In all actions brought under this chapter, except an action against an owner-occupant as defined in section 33-1002, proof of the sale or rent or the offering for sale or rent of any such structure by the owner-builder within one year after completion or issuance of a certificate of occupancy is prima facie evidence that such project was undertaken for the purpose of sale or rent. For the purposes of this paragraph, “sale” or “rent” includes any arrangement by which the owner receives compensation in money, provisions, chattels or labor from the occupancy or the transfer of the property or the structures on the property.

(emphasis added)

This means that if the person is planning on living in the home for 12 months or more, then they can do the work themselves or hire handymen to do the work (as long as the total construction cost labor and material is under $1000)

Otherwise all work would need to be performed by a licensed contractor.

Since many of these homes have been stripped by the previous owners, it is very doubtful that cabinets, counter tops, flooring and painting can be performed for under $1000. It is even more unlikely that these people are going to be occupying the home for 12 months.

They even took the kitchen sink

If you are purchasing a home that has been recently flipped, I recommend asking the seller for copies of all receipts from licensed contractors and receipts for all materials.

I am currently working on several cases where a home was flipped and they concealed damage, some of these items were missed by home inspectors and some were not able to be identified until the home was occupied again.

This is definitely a buyer beware issue.

Home Buying tips:

Hire a licensed Realtor, not just a real estate agent

Hire an ASHI Certified home inspector. This person will have passed a written exam, performed over 250 home inspections, has a code of ethics they must adhere too and they are required to get a minimum of 20 hours of continuing education every year.

If there are items that need to be repaired after the inspection make sure the work is performed by licensed contractors.

Scott Warga, is the Qualifying party for ACSI American Construction Specialists and Investigations LLC,(ROC216772) a dual licensed residential and small commercial contractor. He is also a qualified Phoenix home inspector certified by the Arizona Board of Technical Registration (#38062) and was appointed to the Arizona Board of Technical Registration’s Enforcement Advisory Committee. He has 9 years construction experience and has performed residential and commercial property inspections for over 8 years. He has specialized in forensic inspections, investigating failed, damaged and defective construction for over 4 years. He is a member of the American Society of Home Inspectors, (#205826) and currently sits on their board of directors. He has been an instructor of home inspection at Mesa Community College, for Inspection Training Associates, a Kaplan Professional School and Arizona Sun-Tech Home Inspection School. He has served as District Chairman & Vice President for the Arizona chapter of the American Society of Home Inspectors and an approved instructor for both them and the Arizona Department of Real Estate. If you need an Arizona Home Inspector, he is your guy.

You made an offer on a home and it has been accepted, Your real estate agent is recommending you have a professional home inspection. They even recommended 3 different Arizona inspectors they you could hire, but can you trust your agents recommendation?

In every industry there are good and bad people, I am sure you know of a bad hair dresser or car salesman and you may even know a bad real estate agent or home inspector. I am also guessing you still get hair cuts and and own a car. The philosophy I recommend is one that Ronald Regan used to say, “trust but verify”. Your agent may provide you with 3 different business cards or brochures, but what does that really tell you? I suggest you get the information from your agent and then do a little homework. It wont take long I promise.

Experience:
First check out the inspectors experience. In many states inspectors need to pass an exam (just like hairdressers and real estate agents) however Home inspectors that are Certified Members of ASHI (The American society of Home Inspectors) have completed over 250 fee paid inspections. It is possible that the inspector you are checking on has years of experience, but doesn’t belong to ASHI but you may want to ask why. ASHI Inspectors are required to get a minimum of 20 hours of continuing education every year, it is a professional association for home inspectors, to put it simply, ASHI is to home inspections what National Association of Realtors is to real estate.

Communication:
One of the most important duties of the home inspector is to communicate the condition of the home. You can not tell by looking at a business card or brochure how the inspector will communicate the information you need to make your decision. Ask your agent if they have any reports you can look at, if not, then call each of the inspectors your agent recommended and ask for a sample of their report. You will be surprised at the wide range of reports that are out there from checklists to books, hand written 3 part carbonless copies to computer generated reports with photos.

This is one of the most overlooked details. If you need someone to help you understand the sample report, how are you going to understand what the condition of the home is that you want to purchase.

Are they Licensed:
Many states now license inspectors, however many inspectors that used to be licensed are no longer current with the state and therefore my be operating illegally if thy perform an inspection for you. In some states you can check to see of the inspector is licensed. If you are in Arizona you can check at the AZ Board of Technical Registration, if you are in a different state check out ASHI’s site (here)to get the contact information for your area. You may also be able to check to see if the inspector has been disciplined by the state in the past but this will take a little more time.

What is included in the home inspection?
Most state now have standards that professional home inspectors must meet and most of these standards are based on the ASHI Standards of Practice. But do you want someone that just meets the standards or exceeds them. Can they perform thermal imaging, mold or radon tests, and at what additional cost?

Cost
This is the item that many people base their decision on, however in my opinion, it is the least important factor. People that are professional and are in high demand cost more than the new guy that has does not have the experience, or has more claims against him than clients. This is the most expensive purchase most people make, I do not understand why many base their decision on the lowest priced inspector they could find.

The bottom line is both the home inspector and the real estate agent have liability when they work for you. Most agents (and inspectors) in business today are not looking for a quick buck. The downturn in the housing market has flushed most of the non-professionals from the business. I would hope that you can trust your agents recommendation however, like I said before it is a good idea to trust but verify. It is possible that your agent doesn’t know that the inspector they recommended is no longer in compliance with the states regulations or has been disciplined by the state, I am pretty sure the inspector didn’t tell them.

If your agent did not recommend a home inspector, or if you are not happy with the recommendations they provided, use ASHI’s find an inspector and find a ASHI Certified Inspector near you.

Scott has served in several positions of leadership in Arizona ASHI, and currently is on the Board of Directors for The American Society of Home Inspectors He is state certified and serves on the BTR Enforcement Advisory Committee for Home Inspectors. You can find him at www.acsillc.com

How to buy a bank owned home.

If your in the real estate industry, you will enjoy this spoof on REO’s

Don’ forget if you are buying a home to have a professional home inspection by a professional home inspector.

If you need an Arizona home inspection please contact us.

MOISTURE IN CONCRETE SLABS POURED ON GRADE IN ARIZONA

You bought a new home, ordered your options and moved in. A year or two go by and you start rearranging the furniture. That’s when you noticed the odor. You lifted the protective mat under your desk chair and the smell made your eyes water or maybe you smelled it when you opened a closet door or an unvented room. Did you order a light colored vinyl flooring for your kitchen but now the floor has a darker color coming through? Maybe it has a gray or green tint, maybe it has a purple or orange hue or maybe it has bubbled or lifted off of the floor. Did your Arizona Home inspector miss something? Did you have an Arizona Home Inspection? Is this something a phoenix home inspector even looks for? NO.

These problems and many others are caused by moisture vapor coming up through the concrete slab. This condition is occurring more frequently here in the Phoenix area and there are a few factors that contribute to the problem. Before we cover those factors, let’s look at the problem a little closer.

The Issues

Moisture vapor coming up through a slab can cause wood floors to warp, delaminate swell and promotes mold growth. The moisture can cause the mastic that holds tile to the floor to fail, this leads to the floor tiles sounding hollow and lifting off the floor. The vapor frequently passes through carpet and other floorings unless there is some type of vapor barrier. Vinyl flooring creates a barrier by itself; other examples of barriers could be a chair mat, floor runners with a non-slip backing or anything else that prevents the moisture from escaping. The bottom line is, if moisture can’t pass through the flooring, then it is trapped under the flooring. That leads to the next question, where does the moisture come from?

The Source

The moisture typically comes from two sources. The water in the concrete mix slowly dries by traveling to the top of the slab and evaporating. This process can take six months to completely dry a properly placed slab. The other source of moisture is from the soil beneath the slab. Moisture evaporates and once concrete is placed on the ground,
the evaporation of moisture in the soil is severely restricted. The moisture in the ground is rarely viewed, discussed or even considered an issue during construction since the slab is still in the drying process and there is not a large temperature difference above and below the concrete. However, this changes once the home is completed. Now the air inside the home is conditioned and the temperature change and pressure change along with the difference in relative humidity between the air above the slab and the soil beneath the slab causes a vapor pressure difference. Simply put, moisture travels from heat to cool. The moisture under the slab is drawn to the cool, dry, air conditioned concrete slab. Concrete is porous, it is not water proof and the moisture vapor rises to and passes through the slab by capillary action and vapor diffusion.

The Cause

Moisture under a slab wasn’t an issue in the desert a few years ago, but today is a different story. Today’s construction techniques are a little different, contractors are flooding building pads to address issues with the soil like compaction and expansiveness. Homes are also being constructed on properties that used to be agricultural land.
This land may have been a dairy or a farm field that used to be irrigated frequently. Soils tests are commonly performed before the land is developed. Recently these soils tests results indicate moisture levels of 20% to 50% in the soil anywhere from two to 10 feet down. (It is rare that soil samples are taken below 10 feet deep)
It takes a long time for moisture to rise to the top of a concrete slab from 10 feet down, maybe even years.

Sometimes the grading and drainage of the property directs moisture into the soil below the foundation. (This is something an Arizona home inspector looks for)
This, in effect, can recharge the moisture source under the slab. There is also the possibility of an underground plumbing leak or the landscape system adding moisture to the soil under the slab. However, homes are built on moist soils all over the world, why do we have a moisture problem in the desert?

Construction Issues

The moisture is drawn up to and through the slab by capillary action, vapor diffusion and evaporation. The quickest way to prevent the moisture from migrating through the slab is to stop these actions from occurring.

One of the things that need to change is the aggregate base course (ABC) that is being used in the desert. Currently the ABC is a sand/stone mixture, however sand promotes the capillary action and therefore makes a poor choice as ABC in an area where there is elevated moisture content in the subsoils. Using a stone as ABC would help eliminate the capillary action.

Another way to reduce the moisture is to provide adequate grading and drainage. This should include controlling roof drainage and diverting it at least 8 feet away from the foundation. The landscaping plumbing and control valves should also be located several feet away from the foundation as the control valves have a tendency to leak and the further away that moisture is from the foundation, the less likely it it is that it will have an impact on the foundation.

The most effective way to control the moisture is with a vapor barrier. This is a thin plastic sheet placed on top of the ABC before the concrete is poured. Previous construction practices would place the vapor barrier below the ABC or place a thin layer of sand on top of the vapor barrier so that moisture could escape through the top and bottom of the slab, however the moisture still migrates up through the slab. Placing the barrier below the sand or ABC creates a reservoir for the water that drains from the wet concrete and capillary action prevents moisture from draining by gravity through the sand.

It may interest you to know that a vapor retarder is required by the International Residential Code (IRC) in section 506.2.3, however, it may be omitted if the local building official approves the omission due to local site conditions.

So how is the issue corrected?

Correcting the Issue

The best way to get rid of the moisture in the slab is to prevent it from getting there in the first place. Check the moisture content of the soil, use ABC that is ½ inch or larger and install a vapor barrier above the ABC and below the concrete If the home is already built and you own it then you need the help of professionals.

Have a calcium chloride test performed on the floor slab to determine the rate of vapor transmission through the slab. If floor coverings are present they will need to be removed before and during the testing. Testing commonly takes 24 to 60 hours. There are many different flooring companies that can perform this test for you, or contact the engineer you want to assist you with this project.

Check for moisture sources around the home including grading, drainage, irrigation, roof downspouts, and swimming pools. Have the supply and the waste plumbing checked for leaks. If you still have not corrected the issue, then consult with professionals. Expect them to core through the slab and determine if a vapor barrier is present and investigate the conditions of the soil and ABC under the slab.

Methods of repair are limited and should be considered fully before proceeding. The slab surface can be sealed. This will reduce or even stop the vapor transmission temporarily. A good sealer may last ten years, inexpensive sealers may not last a year. Before sealing, all floor coverings and furnishings will need to be removed from the slab.
There are other methods of venting or draining the slab that are available, some involve forcing air under the slab or drawing air from under the slab. Another method is to install a drainage system that gets the moisture away from the slab.
All of these repairs should be reviewed by an engineer before they are implemented, and the work should be performed by a contractor experienced in this area.

Scott Warga, is the Qualifying party for ACSI American Construction Specialists and Investigations LLC,(ROC216772) a
dual licensed residential and small commercial contractor. He is also a qualified Gilbert home inspector certified by the Arizona Board of Technical Registration (#38062) and was appointed to the Arizona Board of Technical Registration’s Enforcement Advisory Committee. He has 9 years construction experience and has performed residential and commercial property inspections for over 8 years. He has specialized in forensic inspections, investigating failed, damaged and defective construction for over 4 years. He is a member of the American Society of Home Inspectors, (#205826) and currently sits on their board of directors. He has been an instructor of home inspection at Mesa Community College, for Inspection Training Associates, a Kaplan Professional School and Arizona Sun-Tech Home Inspection School. He has served as District Chairman & Vice President for the Arizona chapter of the American Society of Home Inspectors and an approved instructor for
both them and the Arizona Department of Real Estate.