ASHI Reporter July 2015

ASHI

Reporter JULY 2015

Inspection News & Views from the American Society of Home Inspectors, Inc.

EVENT-DRIVEN PUBLIC RELATIONS (PR): HOME SHOWS

p20

Is the ASHI Board of Directors too big? You Decide!

Your Top 10 HVAC Questions Answered It's Time to Fire up the Grill ‌ Safely Air Conditioner Refrigerant Lines On My Mind: Building a Relationship With the Client 1

July 2015 | www.ASHIReporter.org

| 7 | 9 | 18 | 22 | 38 1

! e e F r EASY TO USE

FROM EMSL ANALYTICAL

ASHI

Test Kits

Reporter July 2015

Vol. 32, #7

9 Features 7 |

9 |

Is the ASHI Board of Directors too big? You Decide!

Brendan Ryan for the Bylaw Committee

Your Top 10 HVAC Questions Answered Part 1 Kenny Hart and Carol Dikelsky

18 |

It's Time to Fire up the Grill … Safely Carol Dikelsky

Mold

Bed Bug

Radon

ERMI DNA Technology

Accurate DNA Testing

Meets EPA and State Regulations

20 |

Event-Driven Public Relations (PR): Home Shows

18

Alan Carson – Carson, Dunlop 22 |

Air Conditioner Refrigerant Lines Alan Carson – Carson, Dunlop

Departments 6 | Being Frank From ASHI's Executive Director

Random Thoughts, Brilliant Ideas and Hair-Brained Schemes

Allergens

Methamphetamine

Dog Cat Dog, Cat, Cock Cockroach, kroach Dust Mite, Mouse and Latex

Dangerous drug residue left behind from illegal Meth Labs

Call for your t i K t s e T e e r F 1.888.958.8170

16 |

You Tell Us Letters From our Readers

28 |

ASHI Community

30 |

Herspective From the Women of ASHI Monica Johnson, Wellspring Home Inspections

32 |

Your ASHI

34 |

Postcards From the Field

New Inspector Status, Education

Membership News & More It’s Wacky Out There

38 | On My Mind

22

Building a Relationship With the Client

Please note the chapter listing is online this month.

www.emsl.com

34

ASHI National Officers and Board of Directors ASH I M I S S I O N S TAT E ME N T To set and promote standards for property inspections and to provide the educational programs needed to achieve excellence in the profession and to meet the needs of our members.

Alden Gibson, President Breslau, ON, 519-648-3963 alden@inspectgib.com

Tim Buell, Treasurer Marysville, OH, 614-746-7485

Randy Sipe, President-Elect Spring Hill, KS, 913-856-4515 randy@familyhomeinspections.com

Larry Cerro, Secretary Tallahassee, FL, 850-222-4404 larrycerro@comcast.net

Howard Pegelow, Vice President Milwaukee, WI, 414-545-4186 hpegelow@yahoo.com

Bill Loden, Immediate Past-President Madison, AL, 256-464-7060 insight@knology.net

tim.buell@gmail.com

Directors

James Allen 2013-2015 Overland Park, KS, 913-894-5893 james@sweethomeinspections.com Bruce Barker 2015-2017 Cary, NC, 919-322-4491 bruce@dreamhomeconsultants.com Ken Harrington 2015-2017 Delaware, OH, 614-507-1061 inspectorken@rrohio.com C. Blaine Illingworth III 2015-2017 Harleysville, PA, 610-565-4181 housemechanic@hotmail.com Keven Kossler 2015-2017 Huntersville, NC, 704-875-3200 Team@CastleCheck.com

Insuring Home Inspectors Since 1992

Main Phone: 847-759-2820, 8:30 a.m.-5:00 p.m.

Mon.-Fri., CST

Officers

Lisa Alajajian 2013-2015 Milford, MA, 508-634-2010 homequest1@comcast.net

ASHI Staff

Bonnie Bruno, Executive Assistant, 847-954-3177 bonnieb@ashi.org Kimberly McGraw, Project Coordinator, 847-954-3179 kimm@ashi.org

Michele George, Director of Education & Events, 847-954-3188 micheleg@ashi.org

Robert Peterson 2013-2015 Carmel, IN, 317-581-0074 inspectorbobp@sbcglobal.net

Mark Lester, Membership Services Coordinator, 847-954-3176 markl@ashi.org

Russell Daniels, Director of Chapter Relations, 847-954-3185 russelld@ashi.org

Janet George, Membership Services Supervisor, 847-954-3180 janetg@ashi.org Jen Gallegos, Membership Administrator, 847-954-3175 jeng@ashi.org

Accounting

Mike Wagner 2014-2016 Westfield, IN, 317-867-7688 mwagner@ralis.com

Toni Fanizza, Bookkeeper, 847-954-3190, tonif@ashi.org Beverly Canham, Financial Assistant, 847-954-3184, beverlyc@ashi.org

Robert Walstead 2013-2015 Colorado Springs, CO 719-495-2652 rwalstead@aol.com

Mike Rostescu, Director IT & Internet Communications, 847-954-3189 miker@ashi.org

Kevin Westendorf 2014-2016 Mt. Pleasant, SC, 843-881-7842 kevinw@lowcountryhome inspection.com Mark Londner 2014-2016 Speaker, Council of Representatives: Purcellville, VA, 540-668-6339 James Funkhouser 2015-2016 mark@LBIhome.com Manassas Park, VA, 703-791-2360 Donald Lovering 2015-2016 Auburndale, MA, 617-698-3903 lovering@earthlink.net

jfunkhousr@aol.com

Publisher: Frank Lesh Editor: Carol Dikelsky Art Director: Arlene Zapata

847-954-3186 Reporter calls only 847-299-2505 (fax) Reporter only E-mail: frankl@ashi.org

American Society of Home Inspectors, Inc. 932 Lee Street, Suite 101 Des Plaines, IL 60016

Advertising: Dave Kogan Phone: 847-954-3187, E-mail: davek@ashi.org

ASHI REPORTER – ISSN 1076-1942 – the official publication of the American Society of Home Inspectors, Inc. (ASHI), 932 Lee St., Suite 101, Des Plaines IL 60016, is published monthly. Annual subscriptions: $44.95 to non-members. Periodical postage paid at Des Plaines, IL 60016 and additional mailing offices. POSTMASTER: Send address changes to ASHI Reporter, 932 Lee Street, Suite 101, Des Plaines, IL 60016-6546.

We cover all of this for one low cost starƟng at $1,375 with $1,500 DeducƟble • Errors & Omissions and General Liability (each within it’s own limits)

Education, CE Approval, Smart Track, InspectionWorld

Membership, Chapter Relations, Booth Rental, Product Orders

Bruce Labell 2015-2017 Scottsdale, AZ, 602-765-2140 inspect@cox.net

Expanded Coverages • Reduced Costs

Frank Lesh, Executive Director, 847-954-3182, frankl@ashi.org

Scott Patterson 2013-2015 Spring Hill, TN, 615-302-1113 scott@traceinspections.com

Tony Smith 2015-2017 Cedar Rapids, IA, 319-533-4565 inspecthathouse@netscape. net

NEW E&O AND GENERAL LIABILITY POLICY

Executive Director

Website, Information Systems, Database

Publications, Advertising, Marketing, Public Relations Dave Kogan, Manager of Marketing & Business Development 847-954-3187, davek@ashi.org Arlene Zapata, Communications Design Manager, 847-954-3186 arlenez@ashi.org

The ASHI School Jack McGraw, Managing Director, 888-884-0440 or 847-954-3178 jack@theashischool.com Steve Reilly, Senior Sales Representative, 888-884-0440 or 847-954-3181, steve@theashischool.com Kendra Eiermann, Administrative Assistant, 847-954-3198 kendra@theashischool.com

• Residen�al and Unlimited Commercial Inspectors • Water and Sep�c Tes�ng • Pool & Spa Inspec�ons

• Real Estate Agent Referral Coverage • Termite Inspec�ons • Carbon Monoxide (poisoning from) • EIFS Inspec�ons • Prior Acts

Even more coverages included at no addiƟonal costs: • • • •

Mold TesƟng Energy Audits Infared Inspec�ons Occupancy/Insurance Inspec�ons

• Indoor Air Quality • Radon Tes�ng • Asbestos Tes�ng • 203K Counsul�ng

Superior AddiƟonal Features: Our insurance includes complementary 1‐year membership in the COA support network, risk management, and technical support for inspectors ‐ a $468 value

Another Benet: Complimentary enrollment in the RWS “0” Deduc�ble Program

The Best Claims Management:

Mike Casey with Michael Casey Associates performs our claims analysis and expert work Our policy requires your consent to se�le a claim Financing Available • Credit Cards Welcome To Learn More: Contact bob@allenins.com or Bob Pearson at (800) 474‐4472, Ext. 201 www.allenins.com

Copyright© 2015, ASHI. None of the content of this publication may be reproduced, in any manner, without the prior written consent of the publisher. Inclusion of or specific mention of any proprietary product within does not imply endorsement of, nor does exclusion of any proprietary product imply non-endorsement, by the American Society of Home Inspectors, Inc. Opinions or statements of authors and advertisers are solely their own, and do not necessarily represent the opinions or positions of ASHI, its agents or editors. See above for information pertaining to submission of articles, advertising and related materials.

4

ASHI Reporter | July 2015

5July 2015

| www.ASHIReporter.org

5

Is the ASHI Board of Directors too Big? You Decide!

Being Frank From ASHI’s Executive Director

Random Thoughts, Brilliant Ideas and Hair-Brained Schemes

Is the ASHI Board of Directors too big?

You Decide!

BY BRENDAN RYAN, BYLAW CHAIRMAN

WHO EVER THOUGHT BOTTLING WATER IN 12 OZ. PLASTIC containers and selling them at a gas station for a dollar would ever make money? Who ever thought selling anything besides gas, oil and maybe a candy bar at a gas station would ever make money?

How about buying coffee for a few bucks a pound, brewing it and selling it for a few bucks a cup?

One unexpected benefit from using this system was an increase in my cardiovascular fitness. But my wife thought that she may have discovered a crack — it was in my head, considering the hundreds of dollars I spent on my “detector.” And there you have it, my Brilliant Idea turned out to be a Hair-Brained Scheme. 

Well, some folks did … and they’ve made a fortune! Brilliant Ideas.

Had someone suggested these ideas to me years ago, however, I would have scoffed at their “brilliance.”

But here’s the story of a Brilliant Idea I came up with years ago when I first started in the business to help find a solution to a big problem inspectors had with finding cracks in heat exchangers.

Years ago, about the only way we could find cracks without disassembling the furnace was to insert a mirror above the burners and look. Unfortunately, an inspector could only see a small portion of the heat exchanger and even then, rust and corrosion could make it impossible to see.

One inspector suggested placing a few drops of wintergreen oil in the burner compartment (with the burners off), turning on the blower, then going to a supply vent and using your nose to sniff. If you smelled wintergreen, there was a crack in the heat exchanger.

Unfortunately, I tried it and after one drop of wintergreen landed on my fingers, that smell lingered with me for the rest of the day.

So, my Brilliant Idea was to purchase an ultrasonic leak detector.

It came in two parts: a sender and a receiver. The concept was based on the fact that sound diminishes as it goes through objects.

So, if there was a crack, sound would be unimpeded. (For you latent physicists, I realize that sound does travel through water and other objects faster than air, but hey, it was my money I was spending.) Anyway, I placed the sender in a burner compartment, turned it on and then went to a supply duct to “detect” the crack.

Then I went back down to the furnace, placed the sender into another compartment, then went to the supply duct and listened again. I used this process for each section of the heat exchanger.

6

ASHI Reporter | July 2015

Attention, ASHI Members!

It is up to you to make the final decision in the form of an official vote on the proposed changes to the ASHI Bylaws. The Council of Representatives (CoR) agreed in January to present a motion to reduce the size of the Board of Directors. This motion was presented at the April Board meeting and the Board approved it. A vote of the membership will be conducted this summer to see if ASHI members agree to this change in the bylaws. It is very important that all members participate by voting, as it takes a considerable number of responses to have a valid vote to change the bylaws. Watch your email for your e-ballot and when you receive it, please cast your vote. It will take only a moment of your time.

The proposed amendment will reduce the number of Directors from 15 to 12. The balance of power will remain the same, as the Officers will lose a vote by the Immediate Past-President becoming a non-voting position.

The bylaw change is worded as follows: 6.4 Composition of the Board. The Board shall consist of twenty-one 17 voting members: fifteen 12 directors and six five officers. The Immediate PastPresident will be an ex-officio member of the Board with no vote.

I would like to follow up on a volunteer project in which Jack McGraw and I participated last spring. We mentored a group of volunteers for Rebuilding Together, a nonprofit organization that builds homes for struggling families in economically depressed neighborhoods. I met Sandra B. Henriquez, former Assistant Secretary for Public and Indian Housing, who is now the CEO of Rebuilding Together. ASHI has offered support to Rebuilding Together. If you’d like to learn more about how you can volunteer in your area, please contact me at frankl@ashi.org.

6.4.0 The above composition will be achieved by reduction of seats available and attrition over three years, allowing for 14 Directors in 2016, and 13 Directors in 2017 and ultimately 12 Directors in 2018. This provision will sunset with the induction of the 2018 Directors.

Pros

The CoR’s rationale is that reducing the number of members of the Board of Directors will enable the Board to operate more efficiently, reduce the burden on the CoR to fill candidate positions and save funds that can be put to better use enhancing value to our members.

• A reduction in Board size can save ASHI approximately $16,000-$20,000 annually.

Frank Lesh, Executive Director American Society of Home Inspectors Direct: 847-954-3182 Frankl@ashi.org • www.ashi.org

• A reduction in Board size will allow for more comfortable meeting arrangements at the ASHI office facility.

• A reduction in Board size could allow for a more efficient work environment, potentially resulting in more work getting done and in a timely fashion.

• A reduction in Board size will bring ASHI’s composition closer to the norm for association structure.

• The removal of the vote from the Immediate Past-President position will maintain the perceived balance of power within the Board by compensating for the loss of three votes by Directors.

Cons

Discussion surrounding this issue also has included dialogue that is not in favor of reducing the size of the Board. The following points represent the opposing positions: • The original premise to save money is a moot point, as costs have been cut and we have a surplus due to the hard work of staff and the Board.

• Currently, ASHI has 10 active Directors and five “freshmen” who are being mentored into the position. Directors fall into the following three distinct classes: > “Freshmen” who have no experience and who spend most of their first year of service getting up to speed on ASHI policies and procedures, as well as the politics involved; > “Sophomores” who begin to contribute to the process and who have the experience to serve in different capacities; > Seasoned Directors who are immersed in the process, who typically serve on several task forces, who are actively involved with ASHI Education, Inc. (AEI) and the Foundation, and who may be ready to move on.

• Volunteers cannot always devote a significant amount of time to ASHI as they all continue to run their businesses. This factor alone dictates the need to have more volunteers, not fewer volunteers.

• We (like the U.S. Congress) may be large; however, some elected Directors do not contribute in a meaningful way to ASHI during their three-year term.

Because this is inevitable, we need other Directors to pick up the slack.

• Words like “nimble” no longer apply. With the ability to call a webinar in a matter of a few days, any major issue can be handled in a judicious and expedient manner.

Budget Impact

A projected savings of up to $20,000 from meeting expenses could be allocated to improve ASHI and better serve its members.

Please vote!

When you receive your e-ballot, please take a minute to vote. Remember, it is your decision because it is your ASHI. 

• A reduction in Board size will reduce the burden on the Director, Nominating Committee, to fill slates each year.

7

July 2015 | www.ASHIReporter.org

7

Your Top 10 HVAC Questions Answered

Get a Free

Phrases & Comments book* with the purchase of 3D Inspection System Premier edition software OFFER CODE ASHIPC Contact us 800-745-6126

I WANT TO TRAIN YOUR NEXT EMPLOY EE WITH G.I. BILL BENEFITS Calling all U.S. Veterans ! Use your qualified G.I. benefits at our Illinois Location.

The ASHI School has been approved by the Illinois State Approving Agency for the enrollment of qualified veterans to receive G.I. Bill Educational Benefits.

www.3dinspection.com *Book value of $95. Contains over 6000 comments from full time ASHI certified inspectors.

Offer available while supplies last.

w w w. t h e a s h i s c h o o l. c o m 1- 8 8 8 - 8 8 4 - 0 4 4 0

MORE The Fullest Service Call Center Customized Just For You.

The Leader in Scheduling & Phone Answering Services Exclusively for Home Inspectors.

8

ASHI Reporter | July 2015

Your Top 10 HVAC Questions Answered Part 1

BY KENNY HART, ACI AND CAROL DIKELSKY

Have you met Kenny Hart?

Kenny Hart, also known as The Plumbing and HVAC Guy, lives in Virginia and has been an ASHI member since 1999.

He’s worked in the plumbing and HVAC field for more than 41 years. If you don’t live in or even near Virginia, you still might know Kenny. He regularly presents training sessions about plumbing and HVAC issues to home inspectors in the United States and Canada. Since his first presentation at the ASHI Great Plains Chapter in 2002, he’s presented information at more than 75 national, regional and state home inspection events,

to him once he began asking the people in the room about their experience in the profession. He said, “I realized that there is constant growth and change in the home inspection business. New home inspectors attend each training session. And everyone who is new to home inspection seems to have a common set of questions.”

Here, Kenny presents a list of those questions. The good news is, he provides the answers as well. Watch for a related article in the upcoming August issue of the ASHI Reporter.

We’ll go “on the road with Kenny” and hear stories of his ASHI (and his American) Road Show Experience.

Contact Kenny Hart at theplumbingandhvacguy@gmail.com or on Facebook at www.facebook.com/ plumbingandhvacguy.

Kenny’s Top 10 HVAC Questions 1. How can I be sure I’m looking at a heat pump and not an air conditioning condensing unit?

Differentiating a condensing unit (an air conditioner) from an outdoor unit (a heat pump) from a distance can be difficult. In fact, equipment manufacturers sometimes use the same cabinets for these two types of equipment. There is, however, one component you’ll find in a heat pump outdoor unit that you won’t find in a condensing unit: a reversing valve, also known as a four-way valve. This component directs the flow of refrigerant gas according to the mode setting of the thermostat. Because condensing units of air conditioning systems only operate in the cooling mode, condensing units do not have reversing valves [Photo 1].

Photo 1: Reversing valve [Image Kenny Hart]

including InspectionWorld.

Kenny hears many of the same questions at his training sessions. Because his presentations draw up to 100 people and because he has returned to many of the same chapters and locations over the years, he sometimes asks himself, “Why do inspectors keep asking me the same questions about the same HVAC issues? Am I not teaching this very well?” But the answer occurred 9July 2015

| www.ASHIReporter.org

9

444Your Top 10 HVAC Questions Answered

2. Can a fuel gas appliance connector pass through the cabinet wall to connect to the furnace gas control?

I’ve held a license as a Master Gas Fitter since the early 1980s. I began installing gas furnaces many years before the Commonwealth of Virginia distinguished gas fitting as being separate from the plumbing and HVAC trade. Since that time, I’ve never extended the connector into the cabinet. Initially, this was because our code prohibited it, and as a tradesman, I felt it was the best practice to use a steel nipple to extend gas service through the metal panel.

This question generates a lot of comments from home inspectors and even from some in the plumbing and HVAC field. It might be confusing because the practice has changed over time or because local authorities have differing rules. But in many areas today, it is an acceptable practice to insert the connector into the cabinet if the connector is protected by a grommet where it passes into the furnace.

Check with your local authority having jurisdiction (AHJ).

3. Can you use copper for natural gas piping?

Provided that the natural gas has no more than 0.3 grains of hydrogen sulfide per 100 cubic feet, copper is approved for use by the International Residential Code and the Uniform Plumbing Code. In my area, copper is used extensively because we routinely install a gas distribution system known as a 2 psi system. With these systems, higher gas pressure is piped throughout the house and then the pressure is reduced with a special regulator at the appliance. This high-pressure delivery system allows for much smaller gas lines than what are used with a conventional gas distribution system. In fact, the gas line of choice by installers of the 2 psi system is 3/8-inch seamless, soft-rolled copper coil tubing.

In 2011, when researching the use of copper tube in natural gas work for an 10

ASHI Reporter | July 2015

ASHI Reporter article I co-authored with Alan Carson, I learned that it was used not only in many states, but also in many other countries. However, despite few problems being associated with it, and even when installed according to a specific set of guidelines developed for copper, some localities do not allow copper to be used for natural gas work of any kind.

Check with your local AHJ. 4. How many elbows can you use on the vent pipe from a temperature pressure relief (TPR) valve?

Temperature pressure relief (TPR) valves are more closely associated with plumbing, but because water heaters are sometimes used in heating systems, TPR valves are found on heating apparatuses as well.

Many TPR valves have a simple blowoff tube installed. The tube directs any discharge from the device to the floor.

However, some TPR valves are piped to a distant location so the flow of water or steam will not damage the immediate area. The number of elbows used to pipe the discharge line away from the heater is important, as each elbow creates resistance to the discharge flow. You’d be hardpressed to find a specific number of elbows cited in a water heater installation manual, but if you look closely, you might see the limit printed on the TPR valve itself. I occasionally find the limit printed on the

large yellow tag connected under the lever on top of the device [Photo 2].

The number I usually find stated is four 90° elbows. When more turns are needed, the installer should consider using longer turn fittings, increasing the size of the discharge pipe or discharging into an indirect waste receptacle.

5. How is a proper sediment trap configured?

A sediment trap is a gas piping configuration that should be installed as close as is practical to gas appliances such as water heaters, furnaces and boilers. Its purpose is to catch debris that sometimes moves along with the flow of gas. It uses a tee, a capped nipple and gravity to trap the debris before it gets blown into the equipment’s burner control valve. For a sediment trap to be effective, it has to be installed so that debris gets forced into the capped nipple or so debris flowing with the gas is diverted or stopped in a manner that allows it to fall into the capped nipple.

Stand Up For Safety

Photo 2: The number of elbows allowed in the discharge line of the TPR valve is sometimes printed on the tag hanging from the TPR valve itself. This Watts TPR valve states that having more than four elbows will create a restriction. [Image Kenny Hart]

Photo 3: With the tee fitting positioned so the run of the tee is vertical and the appliance is connected at the branch, gas should enter through the top run. In many localities, this is the preferred configuration.

[Image Kenny Hart]

With the tee fitting positioned so that the run of the tee is vertical and the appliance is connected at the branch, gas should enter through the top run [Photo 3]. With the force of the gas and gravity, debris will

Your mission is simple: spread awareness, take action and drive the importance of garage, gate and commercial door safety in your community. Join us as a Champion of Safety to keep people and their property protected from harm, for good.

Becoming a Champion of Safety starts with enrolling in the Red Tag Program. Visit LiftMaster.com/SafetyASHI to begin.

© 2015 LiftMaster All Rights Reserved © 2015 Hendrick Motorsports, LLC.

#championsofsafety

11July 2015

| www.ASHIReporter.org

11

444Your Top 10 HVAC Questions Answered

be forced down into the capped nipple and should move past the appliance connection. If the gas feed enters through the branch, the appliance should be connected at the top run. Here, the gas pressure should force the debris into the wall of the tee, and with the help of gravity, the debris will drop into the capped nipple [Photo 4].

Photo 4: If the gas feed enters through the branch, the appliance should be connected at the top run.

[Image Kenny Hart]

6. How long should an HVAC system be energized before it is operated?

Many home inspectors occasionally inspect vacant properties. It’s not uncommon to get to the property just as the utility company is pulling away. Inspectors often are asked to turn on systems and operate the equipment. Testing the condensing or outdoor unit without allowing some warm-up time can seriously damage the compressor. Many manufacturers state that the power should be on for 24 hours before operation, but some manufacturers note that eight hours should be sufficient.

The main concern with operating a system when it has been off for an extended time is that the compressor gets cold. The oil in a compressor actually attracts some refrigerants. R-22 systems are particularly susceptible to this problem. If the refrigerant moves or migrates to the compressor, it can mix with the oil. During a cold startup, the refrigerant can boil or flash off quickly and cause some of this mix of oil and liquid refrigerant to be pumped away from the compressor. Compressors need oil for lubrication and should never pump a liquid.

12

ASHI Reporter | July 2015

Some manufacturers use crankcase heaters to keep the compressor warm during the “off” time. This can help prevent refrigerant from migrating into the compressor.

If the system has been off for an extended period of time, but is then re-energized for the recommended length of time, the crankcase heater also is energized during that time. The compressor will warm slowly and the heat will push any refrigerant out of the compressor before the startup can damage it.

7. H ow important is the trap on the condensate drain?

The main purpose of a condensate trap is to prevent air from moving in or out of the drain connections of the condensate tray.

Traps must be installed in a manner that will stop the air from passing through the drain openings, but allow the condensate water to flow from the condensate tray when the system is running.

If the evaporator/indoor coil and condensate trays are downstream of the blower (which is what happens when either coil is combined with a forced hot air furnace), they will be under positive pressure. This is a blow-through system. With an air handler, the coil and tray are almost always in a draw-through position and are under negative pressure. Air is pulled through the coil and over the tray.

Photo 5: Trap on a blow-through system. Notice the tee fitting between the trap (wrapped in black insulation) and coil is plugged. This allows it to be used as a clean-out, but keeps air from being blown out of the tee (negating the function of the trap) when the blower is on. [Image HVAC-Talk.com]

Without a trap filled with water, air can move in or out of the drain openings when the blower is operating. Air that is lost through the condensate drain in blowthrough systems primarily is an efficiency issue and can be likened to drilling a ¾-inch hole in the ducts for each drain connection without a trap. As for draining condensate, the pressure on a blowthrough system almost guarantees that the pan will drain, trapped or not [Photo 5].

Without a trap on a draw-through system, untreated air is drawn into the air handler while the system is running. If the coil is located in an attic or other untreated air space, untreated air is often pulled inside the air handler and passed through the ducts with the treated air. As with a blowthrough system, this is an efficiency issue, but more importantly, the air being sucked through the drainpipe can prevent the condensate tray from draining, causing it to run over. As the air is sucked through the opening, it can sometimes cause the water in the condensate tray to lift up and be splashed or sprayed from the tray. This is referred to as “geysering” and it can wet the insulation in the air handler and sometimes cause condensate to move into the ducts.

Photo 6: Trap on a draw-through system. The pipe between the coil and trap has a removable cap installed. This allows it to be used as a cleanout, but keeps air from being sucked in through the pipe (negating the function of the trap) when the blower is on. The opened vent (in box), downstream of the trap, will not interfere with system operation.

[Image HVAC-Talk.com]

When condensate drains are installed, a vent pipe or a clean-out fitting often is placed between the evaporator/indoor coil

ELIMINATE HoMEwork Built for the iPad. Unleashing its Power creating the easiest user ability on the Market.

RepoRt & SenD on-SIte So you have No HoMEwork

1/3 page square (4.625” x 4.75” ).

4.625"

A HIGHLY EFFECTIVE

American Home Warranty Company • Immediate “photo” integration • Draw on “photos” onsite • Full “edit” abilities onsite • Readable reports

• Affordable addition to your professional services

DownloaD & TesT for frEE

• Differentiator and proven way to close more sales

FORTREPORTS.COM

• Unique "gap" coverage for 90 days following inspection

ADVERTISING & MARKETING TOOL

FOR THE HOME INSPECTOR!

ENHANCE YOUR SERVICES:

4.75"

1-800-404-5479

www.ahomewarranty.com 13July 2015

| www.ASHIReporter.org

13

444Your Top 10 HVAC Questions Answered

and the trap. A clean-out in this location is handy, but a vent is not needed here for condensate to drain. When this vent pipe is left open or the clean-out unplugged, it negates the value of the trap, as air can be blown from or pulled into the system through the opening. This is a common cause for an overflowing condensate drain with draw-through systems. My recommendation is to install a removable cap or plug in the open pipe. This eliminates the unneeded opening as a vent, but still allows it to be used as a clean-out if ever needed. An opened vent or clean-out pipe after the trap is usually not an issue of concern [Photo 6].

the humidity level within the house and, during operation, the furnace is quieter.

8. I s that furnace direct-vent or not direct-vent?

During session breaks, attendees sometimes ask me about questionable flue termination clearances they observe during their home inspections. I point out that charts and guides are available from manufacturers and code authorities regarding the venting of direct-vent and non-direct-vent furnaces. These guidelines define the clearances required between the vent terminals and air supply inlets to doors and windows that can be opened, air supply openings to buildings and the mechanical and non-mechanical combustion air inlets of other appliances. Some inspectors have told me that they refer to this information during an inspection. It seems that some new inspectors apparently see the words “direct-vent” somewhere on the furnace and assume that the directvent rules always apply to that furnace.

9. When did they start putting the evaporator in the furnace?

When I set up my HVAC exhibits for training, I sometimes hear inspectors wonder out loud or ask other inspectors, “When did they start putting the A/C evaporator in the furnace?” I know immediately they are looking inside the condensing furnace. A 90%+ furnace (also known as a condensing furnace) has two heat exchangers. Less efficient furnaces only have one. The second heat exchanger in many condensing furnaces looks very much like a flat evaporator coil. In my condensing furnace exhibit, this is very much the case, as they both have tubing routed through a block of fins [Photo 7].

Condensing furnaces often can be installed as a single-pipe, non-direct-vent furnace or a two-pipe, direct-vent furnace.

When installed as a direct-vent furnace, two plastic-(usually PVC) sealed vent pipes extend from the furnace to the exterior of the house. One provides outside combustion air to the burner and the other carries away the spent fuel exhaust. A direct-vent installation can reduce air infiltration into the structure and is more likely to ensure that cleaner combustion air will be delivered to the burner. The direct-vent method also helps provide better control of 14

Secondary Heat Exchanger

ASHI Reporter | July 2015

With a single-pipe installation, the combustion air intake pipe is eliminated and the combustion air is drawn from the space around the furnace. The combustion air could be pulled from inside the living area of the house, the basement or even the attic. If the installer determines that the intake air is acceptable for the job and eliminates the intake pipe, the furnace is considered a single-pipe, non-direct-vent installation. The primary benefit of installing the furnace this way is that it reduces installation costs.

With modern condensing furnaces, when air is moved across the primary heat exchanger of a furnace, the sensible heat from the spent fuel moves to the airflow that passes to the house. With a condensing furnace, the spent fuel is cooled even more, to the point that water is squeezed from the exhaust gas. When a change of state takes place this way, latent heat is released along with the sensible heat. To cool the spent fuel gas to this point, a secondary, more restrictive heat exchanger is used. The secondary heat exchanger is what inspectors are seeing. The evaporator has not been placed inside the furnace. It should be located outside of the furnace and downstream of the heat exchanger.

Photo 7: Secondary heat exchanger that gets mistaken for an evaporator. [Image Kenny Hart]

10. W hat should be the clearance for condensing units and outdoor units?

The modern furnaces that home inspectors see in the field have many clearance numbers stamped or printed somewhere on the cabinet. Back, top and side clearances to combustibles are easy to get. But with air conditioning condensing units and heat pump outdoor units, the clearance numbers can be hard to find without consulting the installation manual. When presenting my slideshows, I often cite — directly from the manuals — some of the most important numbers. I usually pull up these slides near the end of the presentation, but I am almost always asked for one or more of these clearance numbers before I get there.

To wrap up my Top 10, I thought I would post a few of these numbers here.

For top discharge (updraft) equipment, the following are recommended clearances: • From walls, privacy fences and similar obstructions, requirements range from 6 to 10 inches • Between units, 18 to 24 inches • From overhead obstructions that can block airflow, 48 to 60 inches • For service access, 24 to 30 inches You should always check out any questions with the AHJ. And for the exact clearance requirements for a specific piece of equipment, the AHJ might just be the manufacturer. 

In the August issue of ASHI Reporter: Join us on the road with Kenny. He will showcase his ASHI (and American) Roadshow Experience.

15

July 2015 | www.ASHIReporter.org

15

You Tell Us Letters From our Readers

Why We Support ASHI

By P. Nathan Thornberry IF YOU ADD UP EVERYTHING WE SPEND IN a year on marketing at inspector events and online resources, you’d find that we spend more than two-thirds of this budget, a disproportionate amount, on ASHI events — from the chapter level all the way to InspectionWorld. We spend so much, in fact, that ASHI and its local chapters always try to make it cheaper for us and we refuse the offer every time. For example, when ASHI pays me to speak, I just buy more booth space or a sponsorship and give ASHI even more money. Local chapters offer to pay for a hotel room when we attend a meeting, so we pay for new members or guests to attend and sponsor their chapter to more than make up for it.

conferences … ASHI InspectionWorld alone is worth the cost of ASHI annual dues.

Will I offend members of other associations by saying this? Perhaps, but generally only those who have insecurities or a bias to begin with. I promote any organization that promotes inspectors and the industry, and many do a great job of it. But none have the reach of ASHI on a local level or through the national conference that defines this industry and has done so for decades.

Whatever your affiliation may be, I invite you to join ASHI and attend InspectionWorld, the largest show in the home inspection industry. 

Why would we do this?

Generally, suppliers — not just in this profession, but in all industries — have the same views on shows and meetings: We want to attend fewer of them, we want them to have more attendees and we want to pay less money to attend. I don’t fault anyone for having this viewpoint; it certainly makes a lot of sense as a practical matter. Less marketing dough + more opportunities = higher profits. In the short term, this tactic plays well, but in the long term, having a strong ASHI, strong ASHI chapters and strong ASHI events in as many locations as possible improves this very localized profession, and that is something worth investing in.

There’s a lot of talk out there about other associations, both regional and national, having online resources or simply having head counts that are very impressive. Some have even heard me compliment these players on their marketing skills or even tout some of the benefits thereof bto ensure that the individual inspector is always on the cutting edge … but nothing compares to a simple benefit for which ASHI is the clear leader: local chapters and national conferences to experience live and in person. That benefit is incredibly difficult and expensive to replicate and many of those putting these efforts together are doing so on a volunteer basis. Vendors, in my opinion, should sponsor these events on every level in a big way, and inspectors who care about where this industry is 10, 20 or even 30 years from now only need to look at where the industry was 10, 20, or even 30 years ago to see the effect that ASHI and ASHI members have had.

Take it from a guy who has been to nearly every chapter of every association out there, every national and regional show, spoken to more than 10,000 people and worked with more than 4,500 inspectors, and a guy who hosts two national

16

ASHI Reporter | July 2015

Nathan Thornberry is the founder of The Inspector Services Group, the largest vendor in the inspection industry and a long-time ASHI supporter, featuring more than 1,000 products and services tailored to the inspection profession. Visit www.InspectorServicesGroup. com or email Nathan at nathan@nathan.tv.

A Letter of Commendation

By Robert Pardi, ASHI Associate Member InterSpecs Property Inspections, Lakeside, CA This letter is to publicly thank my mentor, John Bowley, of Master Specs, San Diego, CA, who introduced me to the world of property inspections.

From the beginning of the mentorship, John and I worked together diligently so that I could understand the kind of education I’d need to pursue to become successful and transform my business (and myself) into a valued asset in the property inspection field.

Before becoming a property inspector, I worked for more than 14 years as a California State– licensed general building contractor and for eight years as an outside field tech for a top communications provider. When I turned my interest toward property inspection, I had the

initial perception that I wouldn’t have all that much to learn. Boy, was I wrong!

Fortunately, John Bowley was the home inspector on call when my spouse and I relocated to Lakeside, CA. From the day I met John and told him that I hoped to become an inspector someday, he offered positive support, helpful information and encouragement for my goal to start a business that I could own and operate without depending on additional personnel (anyone who has ever been a contractor will understand why!).

But when John told me to call him if and when I made up my mind to become a property inspector so that he could help me pursue this goal, my thoughts were something like, “Yeah, right.

Everybody says that, but no one really means it.”

I was wrong again!

The time I’ve spent learning under John’s mentorship has been the most valuable investment I’ve made in this endeavor. John has shared a wealth of information, provided guidance and showed me how to use intelligent practice techniques in all aspects of establishing and maintaining my own inspection company.

I’ve been all over the United States, done many jobs and met many people in my life. One thing I know is that opportunities to meet people like John are rare. John has never steered me wrong, even if I’ve sometimes doubted what he’s told me to do or how he’s taught me to do it. Everything John has said to me about this business has proven to be solid, indispensible guidance that has led me to success.

I’m grateful for John’s assistance and support, and I’m proud to be able to call him a friend. The information and education I’ve received through John’s mentorship is an invaluable tool in my quest for success. Thank you — to ASHI and John Bowley — for the help and support you have given me thus far. I look forward to many more years of continuing these associations, and perhaps someday, I’ll be able to do the same for someone else! 

17July 2015

| www.ASHIReporter.org

17

444It's Time to Fire up the Grill … Safely

instructions you learn can prevent a serious accident from occurring when you use your grill.

It’s Time to Fire up the Grill … Safely

BY CAROL DIKELSKY

ALTHOUGH SOME LIVE IN CLIMATES that allow for easy-access outdoor grilling throughout the year, the majority of us anticipate the arrival of summer “grill season,” when we can leave the kitchen behind and easily use the outdoor grill to make a delicious meal. Summer’s also the season when grilling can go wrong — with results much worse than a badly charred steak. The unsafe use of grills can be dangerous to both people and home properties.

In fact, the National Fire Protection Agency (NFPA) warns that July is the peak time for fires involving outdoor grills.

In about half of the fires associated with outdoor grills, the first thing that ignites is a flammable or combustible gas or liquid.

Grill fires coupled with wind gusts or excess gas hanging in the air can quickly and severely injure people standing nearby, as well as potentially damage a home’s exterior.

So, whether you are on the job inspecting a home or firing up your own grill to prepare burgers for dinner, be sure to check the safety of the grill.

Read the manual Nearly half of all injuries involving grills are thermal burns, most of which are preventable if you follow safety guidelines. For example, you might have heard about the incident that happened in 2012 to ESPN SportsCenter anchor Hannah Storm. The grill’s initial flame went out as she was 18

ASHI Reporter | July 2015

preparing to cook dinner on a cold evening. When she tried to restart the grill’s burner immediately (instead of waiting 15 minutes, as recommended in the user’s manual), the result was a small fireball rolling back at her, causing severe burns on her face, neck, chest and hands.

What happened to Hannah Storm could happen to anyone who’s grilling. She now says, “It’s important to tell and share this story because it was a very simple mistake that I made, but it was a very common mistake. People all over the world grill and they grill all the time, and most of the people that I know really don’t understand the proper procedures.”

Since recovering from her burn injuries, she’s worked with the NFPA to create home fire safety public service announcements (www.nfpa.org/hannah). One of her goals is to encourage people to take the time to read their grill’s instruction manual, which she admits she’d never done before her accident.

Another advocate for being familiar with the user’s manual is Food Network’s Alton Brown. He said, “I know how to turn a gas grill on and off, but I still make a point to read what the manufacturer says about it.”

The U.S. Consumer Product Safety Commission (CPSC) also recommends following manufacturer’s instructions and using caution, especially when connecting or disconnecting liquid petroleum (propane gas) containers. Doing this possibly boring, but very simple, task and then following the

Know what to look for Several features on a grill can be checked during a home inspection.

Refer to the NFPA website for video tutorials featuring how to carry out items on the following list: • Check inside the grill and clear out any animal nests or insects, as these can be combustible and block the gas line.

• Examine the gas line from the source to the burners. Check the gas line for leaks or cracks. > Turn on the gas supply. Spray or brush a soap and water solution (liquid from a bottle of bubbles works as well) along the gas line.

If there’s a gas leak, the reaction with the gas causes bubbles to form around the leak. > If the grill has a gas leak (indicated by smell or by the results of the soapy bubble test) and there is no flame, turn off the gas tank and the grill’s burners. Even if the leak stops, call a professional to service the grill before it is used again. If the leak doesn’t stop, call the fire department immediately.

• Check and tighten any loose connections between the gas supply to where it connects to the burners.

• If the cook smells gas while cooking, he or she should move away from the grill and call the fire department immediately. Do not move the grill.

Choose the right place Another important step is to put the grill in its proper place. Most guidelines generally suggest placing your grill a safe distance away from the home and any deck railings. CPSC guidelines state that grills should be placed at least 10 feet away from a house or any building, and that grills should not be used in a garage, breezeway, carport, porch or under a surface that can catch fire. Also, outdoor grills should not be used indoors because grilling or burning in an enclosed area can lead to carbon monoxide poisoning or contact with flammable materials. For maximum safety, it’s a good idea to place your outdoor grill on a rock or cement surface and to keep a fire extinguisher handy.

In line with these common sense guidelines, ASHI Executive Director Frank Lesh offers a practical tip that a grill should be placed far enough away from the home that a person can easily walk between the grill and the house. He notes, “That’s a reasonable, safe distance. The heat generated by grills placed closer to the house can cause damage. Specifically, synthetic stucco and vinyl siding could melt and wood siding could catch fire.”

In an ASHI Reporter article from May 2006, Lesh provided more details. “In a typical home inspection of a house clad with Exterior Insulation and Finish System (EIFS), it’s important to know what to look for without doing an EIFS inspection and moisture analysis. A home inspector should be sure that the homeowner does not have a barbecue grill too close to the house because the heat from the grill can cause the foam layer of the EIFS to melt.

If this has already happened, you’ll see a smooth indentation that follows the contour of the grill.”

Grill safely and grill often Whatever your preference — chicken, vegetables, red meat, fruit, pork, fish or even

dessert — be sure to safely enjoy the fleeting summer months of grilling. You could even try some of these grilling ideas gathered from various foodie websites: • Use high heat when grilling ground beef burgers to sear the outsides and seal in the juices.

• W hen grilling extra-lean meats, add moist ingredients for juiciness and extra seasonings for flavor and use medium heat.

• Grill fruit — try pineapple, plums or watermelon for a delicious side dish.

Put a chipotle rub on your choice of shrimp or meat to make a great flavor combination.

• Squeeze lemons and oranges over the chicken as it cooks. This trick moistens the skin, which in turn prevents flareups, and the taste is excellent.  Sources consulted

Ahrens M. Home fires involve cooking equipment. NFPA Report. November 2013. www.nfpa.org/research/reportsand-statistics/fire-causes/appliances-and-equipment/ cooking-equipment.

Carli L. The 5 rules of grilling safety. www.marthastewart. com/1113127/5-rules-grilling-safely.

NFPA’s Grilling Safety Tips • Propane and charcoal BBQ grills should only be used outdoors.

• Place the grill well away from the home, any deck railings and out from under eaves and overhanging branches.

• Keep children and pets away from the grill area.

• Keep the grill clean by removing grease or fat buildup from the grills and in trays below the grill.

• Never leave your grill unattended.

Chillot, R. Playing with fire: what you can learn from one man’s barbecue phobia. Prevention.

November 3, 2011. www.prevention.com/food/ cook/5-grill-safety-tips-safe-cookouts.

National Fire Protection Association. ESPN SportsCenter anchor Hannah Storm urges others to learn from her accident and grill safely. www.nfpa.org/safety-information/ for-consumers/outdoors/grilling/espn-sportscenter-anchorhannah-storm-urges-others-to-learn-from-her-accident-andgrill-safely.

National Fire Protection Association. Grilling safety tips. www.nfpa.org/safety-information/for-consumers/outdoors/ grilling/grilling-safety-tips.

National Fire Protection Association. Grilling. www.nfpa. org/grilling. Accessed May 24, 2015.

U.S. Consumer Product Safety Commission. CPSC releases grill safety tips. News Release #97128. May 20, 1997. www.cpsc.gov/en/Newsroom/News-Releases/1997/ CPSC-Releases-Grill-Safety-Tips/.

Carol Dikelsky recently joined the ASHI Reporter editorial team. Her experience includes more than 20 years of editing, writing and managing projects for a variety of association, health care and local publications.

19July 2015

| www.ASHIReporter.org

19

Event-Driven Public Relations (PR): Home Shows

Event-Driven Public Relations (PR): Home Shows

BY ALAN CARSON, CARSON DUNLOP, WWW.CARSONDUNLOP.COM

MOST CITIES HAVE HOME SHOWS FOR homeowners and would-be homeowners.

If you participate in these shows, you may reach both owners and buyers, although it’s likely that more of your audience will be homeowners. When deciding whether to participate in a home show, you should consider that most people do not buy anything at home shows. There are some exceptions, but the main goal of most exhibitors is to get leads.

Marketing home inspections at a home show is tricky. Home inspections are a time-sensitive professional service. You need prospective clients to think of you when they start the home-buying process.

Although you may get some leads at a home show, the people you meet might forget your name by the time they are buying a home — unless you find a way to be memorable. As with any marketing effort, you should measure your return on investment. For example, you may not want to participate in a home show that occurs during your busiest time of year for inspections.

Exhibiting at a home show makes more sense if you offer services for homeowners as well as buyers. Advertising your expertise in testing for lead, asbestos or carbon monoxide, as well as with conducting 20

ASHI Reporter | July 2015

energy audits, radon tests, indoor air quality testing or all of these is a good strategy for home shows. Having a compelling display attracts attention and generates discussion.

If you offer consulting services to homeowners, you might want to highlight these services during a home show. Many homeowners have problems with their homes that they do not fully understand. Showcasing your consulting services at home shows can be great way to generate leads for this kind of work.

Based on our home show experiences, we offer the following ideas for generating leads and improving traffic flow.

GENERATING LEADS Design Your Display Around One Goal Design your booth strategy around one well-thought-out goal. Possible goals include selling something, introducing your service to the public, creating a public relations opportunity or getting leads to follow up on later. We believe the best goal is to generate leads.

Don’t Try to Sell at Your Booth Hundreds of people may walk past your booth. You often have very little time to speak to people. If you try to sell to each

CONCLUSION: There are many

person on the spot, you may significantly reduce the number of people you reach. It takes very little time to find out if a person is a prospect and collect his or her information, but it takes much longer to make a sale. While you are occupied trying to make a sale, other prospective clients may be walking right by your booth.

Have something interesting at the booth to draw people in. You need to solve a problem or fill a need. Sometimes you have to make people think about the problem first.

Termites are a good example. If you offer termite inspections, you could display a well-established termite colony in a transparent display case — this is a strategy that has worked well for us. Samples of molds in tightly sealed containers also may be interesting. A strong visual that does not look like a sales gimmick is usually successful. High-quality photos may work if they are poster-size and very clear.

Approach Those who Show Interest With Open-Ended Questions Be sure to approach anyone who looks at your display or demonstration. An openended question such as “How much do you know about termites?” is often a good beginning.

On the other hand, you could ask a closed-ended question and offer a followup response for each possible answer you may get. If you test indoor air quality, you may ask, “Do you get sick more often in the winter?” You can follow up this closed-ended question with another leading question or an interesting fact, depending on the response you get.

Make the Question General and Qualify the Prospect Ask a direct question that starts the qualification process immediately, like “Do you ever worry about the quality of air in your home?” It’s good to remember that people love to talk about their children and that parents will spend money on things that may have a positive impact on their children’s health or safety.

sources of help for successfully exhibiting at home shows. We suggest attending home shows to collect ideas. Take note of which booths are the busiest and ask the exhibitors about their experiences. Have they been successful in the past?

Watch how participants connect with attendees. Could you do Responses to questions like this can tell you a lot quickly and can help you qualify or disqualify the prospect. A qualified prospect is a person who could benefit from your service. A well-qualified lead is one who understands the benefit.

Offer Your Service as a Prize and get Contact Information One way to make the draw more effective is to offer your services free as a prize. This attracts people who are interested in your service — and that is a good thing! Offering prizes or discounts on your services are reasons for people to give you their contact information. Items such as pens or tape measures that include your contact information make good gifts, and people tend to keep things like these around their houses to use. Including useful information on the back of your business card is another way to advertise to people who might need your services in the future.

KEEPING ATTENDEES MOVING You need a strategy for keeping a good traffic flow going through your display space. Visitors who you may need to help move along fall into two categories: people who are not prospects — you need a polite way to move these people along.

People who are prospects, but who already have given you their information —

moving these people along is more difficult because you don’t want to let them know that you are trying to move them along.

the same?

Be Polite, but Keep Them Moving For the first category of visitors, a good way to move them along politely is to say, “Thanks for dropping in and enjoy the show!” Alternatively, you could say, “It’s been great talking with you. Be sure to take a brochure.”

Will you be the only home inspec-

Say Goodbye, and Offer a Follow-Up For the second category of visitors, close the conversation by saying something like, “It’s been good to meet you. We’ll be in touch next week.”

Follow Up! If you make a commitment to attend a show and collect information from prospective clients, be sure to follow up with them. We know from firsthand experience that it’s very easy to go back to your business the next week, get busy and fail to follow through on your leads. Consider sending prospective clients a calendar, a memory stick or another small gift to help keep you in their minds when they need to look for a home inspector. People enjoy receiving an unexpected follow-up gift.

tion company at the show? We prefer to exhibit at the home shows at which our competitors are not also exhibiting. Do you have it in you to talk a good game? Do you present yourself and communicate well? Most home inspectors do. However, if the whole idea of exhibiting at a home show makes you nervous, do not do it. Spend your time on other marketing activities instead. No strategy will be successful if your heart is not in it.

Thanks to Roger Hankey for his insight and contributions on this article. 

21July 2015

| www.ASHIReporter.org

21

Air Conditioner Refrigerant Lines

Air Conditioner Refrigerant Lines

BY ALAN CARSON, CARSON DUNLOP, WWW.CARSONDUNLOP.COM

Millions of people lose their identities every year.

5

$

MILLION SERVICE GUARANTEE

Function and Material Air conditioning systems rely on movement and the change of state (evaporation and condensation) of refrigerants between an outdoor condenser coil and an indoor evaporator coil. The lines that carry the refrigerant between the evaporator and condenser coils and through the compressor and expansion device typically are copper.

The larger line typically carries a cool gas and is insulated. This is commonly referred to as the suction line, but it is also called the return line or vapor line. The smaller uninsulated line typically carries a warm liquid. It is most often called the liquid line.

Where the evaporator coil is higher than the condensing unit, the suction line should slope down toward the condensing unit with a slope of at least ¼ inch per foot to allow oil to flow back to the condensing unit. The oil, which is used to lubricate the compressor, travels with the refrigerant through the system.

expansion device, close to the evaporator. Many have an arrow on them to show the direction of flow. If possible, check that the arrow is pointing in the right direction. Bidirectional units with arrows pointing both ways are acceptable.

22

ASHI Reporter | July 2015

Identity theft has been the top consumer complaint filed with the FTC for 15 years straight.

Victims are spending an exorbitant amount of time and money dealing with it. The criminals are getting smarter. And they’re not going away. That’s why you need a company that’s more than – IDShield member – L.N. in Sioux City, NE

a website. You need an established institution that understands all the potential threats, how to prevent them and how to restore any damage done.

My investigator gave me great advice and the next day cleared up my situation.”

– IDShield member – L.N. in Sioux City, NE

Line Coiled Horizontally and Refrigerant Boiling Points Any extra piping may be coiled near the evaporator coil. The line should be coiled horizontally rather than vertically. Again, the lines should allow oil to flow back to the condensing unit. With R-22 (old refrigerant), operating pressures in the lines are typically in the order of 70 psi on the suction side of the system and more than 230 psi on the discharge side. R-410A (modern refrigerant) might have a suction pressure of about 120 psi and a discharge pressure of 380 psi. There is considerable variation in these numbers and they are not critical for home inspectors to know because we are not testing refrigerant pressure. Because refrigerants are a gas at atmospheric temperature and pressure, leakage through the lines will dissipate as a gas and may leave an oil residue. At atmospheric pressure, R-22 has a boiling point of roughly -41°F, and R-410A is around -63ºF. Filter/dryer (or filter/drier) In some installations, you will find a filter/dryer in the liquid line.

Filter/dryers clean and dry the refrigerant. Installers often add these to a system when the compressor is replaced or if a refrigerant leak has required recharging. They help remove any contaminants.

They are roughly the size and shape of a soft drink can. They may be located in the liquid line near the condenser outlet or near the

Don’t be one of them.

MONITOR MORE OF WHAT MATTERS We monitor your identity from every angle, not just your Social Security number, credit cards and bank accounts. We ensure everything connected to you is safe, even your social media accounts. If any change in your status occurs, you receive an email update immediately.

COUNSEL WHEN YOU NEED IT Our identity specialists are focused on protecting you. They are available to provide you with a complete picture of identity theft, walk you through all the steps you can take to protect yourself and answer any questions. Plus, they are available 24 hours a day, every day, in the event of an identity theft emergency. We’re always here to help, no matter what.

RESTORE YOUR IDENTITY COMPLETELY IDShield is the only company with an exclusive partnership with Kroll, the worldwide leader in theft investigative services. If a compromise occurs, contact your licensed private investigator who will immediately begin restoring your identity to exactly the way it was.

A typical filter/dryer. Ensure that the arrow is facing away from the condenser.

Receive discounted legal services and identity theft protection by visiting: http://bit.ly/legalshield-ashi or call Joan Buckner at 505.821.3971.

If you get LegalShield through another source, you do not get the ASHI discount.

July 2015 | www.ASHIReporter.org

23

444Air Conditioner Refrigerant Lines

ALL HOMES WITH A SUMP PUMP SYSTEM SHOULD HAVE a backup system in place for when the primary pump fails.

Everyone knows an electrical primary pump will not operate if the power is cut off. Using Murphy’s Law, this can happen during a storm when the system is needed the most. There are also other reasons pumps fail, for which a backup system can provide you time to make repairs. Some of the breakdowns include: float switch gets stuck or breaks, pump intake gets blocked with mud or stone, waterlogged float, broken impeller or drive shaft, an air-locked pump not pumping, blocked or frozen discharge line.

There are several different backup systems you may see out in the field, and each of them has its own pros and pains.

First, I want to talk about an inverter system which gives backup power to the primary pump when the power goes out. This works on a D/C battery 

Watch for frost Frost accumulation just past the filter/dryer indicates a partially plugged unit and service should be recommended.

Accumulator Some air conditioning units and most heat pumps have accumulators designed to prevent liquid from getting into the compressor.

Compressors are designed to pump gases and become damaged if liquids are introduced. Accumulators on air conditioning systems typically are located in the condenser cabinet just upstream of the compressor. Typically, they are metal cylinders, with refrigerant lines going into and coming out of the top. There is not much to inspect.

Supports and radius of bends Refrigerant lines should be supported every 5 to 6 feet. Bends in refrigerant lines should have a minimum 12-inch radius.

Sight glass A sight glass may be installed on the liquid line, usually near the condenser. This allows the service person to check refrigerant levels. If bubbling is noted in the sight glass on an R-22 unit, this indicates possible problems and service should be recommended.

It is unlikely there will be a sight glass on an R-410A system, but if there is, bubbles do not indicate a problem. The sight glass is about 1 inch in diameter. Many sight glasses have a colored ring. If the ring color changes, this indicates moisture in the refrigerant. This is a serious condition. As little as one tablespoon of moisture in the refrigerant system will destroy a compressor in a few months.

Sight glass is more common on commercial systems than on home air conditioning systems. Sight glass is especially rare on newer residential equipment, as charging methods have changed over the years.

Common refrigerant line problems include the following: 1. Leaking 2. Damage 3. Missing insulation 4. Lines too warm or cold 5. Lines touching each other Let’s examine two of these common conditions: leaking and missing insulation.

LEAKING Oil residue on the line usually indicates a leak in the piping, often at a connection. Because oil travels through the system with the refrigerant, a leak often will show up as an oil stain. Escaping refrigerant boils off and leaves no trace other than the oil.

Causes Refrigerant leakage is usually the result of corrosion or mechanical damage.

Corrosion and sludge Corrosion is often the result of contaminants in the system: copper lines touching galvanized ductwork or other dissimilar metals; or a corrosive atmosphere in the house caused by chemical storage, furniture refinishing, gypsum board with high sulfur content (Chinese drywall) or some other reason.

Mechanical damage Mechanical damage to refrigerant lines can occur at the outdoor unit if the lines are bumped by a lawn mower, for example.

Mechanical damage also may be possible in places where the lines go through the exterior house wall.

Settlement Settlement of the condenser or building can stress the copper lines.

People playing or working around the air conditioner may step on the lines. The lines running through the house can be damaged by driven nails or careless handling of storage, for example.

Implications If the refrigerant leaks out, the system performance will deteriorate and the house will be less comfortable. Ultimately, the compressor may fail or the system may shut down.

Strategy Since refrigerant lines do not have any connections or joints that may leak except at the coils, concentrate on the connections to the coils at either end, where visible. If there is a thermostatic expansion valve, check its connections. Check along the length of the line for evidence of mechanical damage, particularly in exposed areas and at the interior and exterior penetration points through the house

24

ASHI Ad.indd | 6 July 2015 ASHI Reporter

3/25/15 10:33 AM

July 2015 | www.ASHIReporter.org

25

SAVE THE DATE • January 24-27, 2016

444Air Conditioner Refrigerant Lines

Join us in the celebration as ASHI marks 40 years as a leader in the home inspection industry.

wall. Refrigerant lines need support so that joints aren’t stressed under the weight of the lines. On attic units, pay attention to where the lines disappear into walls or ceilings.

Lines through the wall Where refrigerant lines go through walls, the hole in the wall should be considerably larger than the refrigerant lines, and the lines ideally should be (but are not commonly) in conduit at the point at which they go through the wall. The flexible material should seal the inner and outer ends of the conduit to allow movement but also to prevent moisture and insects from entering the building and to prevent heat from going out of the building.

The connection near the condenser is a common area for leaks.

• To prevent the suction line from sweating and dripping water inside the house.

• To prevent the suction line from heating up outdoors on its way to the compressor. We are trying to take heat out of the house and dump it outside. We do not want to collect more outdoor heat in the suction line before it goes into the compressor.

Causes Insulation may be missing because of the following reasons: • it was never put on in the first place • animals have chewed it • service people have pulled it away to inspect or repair areas • it has worn away or deteriorated by exposure to sunlight Implications Missing outdoor insulation results in less comfort, higher operating cost and shorter life span of the equipment. Water damage to the home may result if the indoor insulation is missing, incomplete or damaged.

ASHI’s annual meeting and the largest education conference and expo for professional home inspectors. > Over 45 expertly led educational sessions > Popular networking and social events > Exhibits providing the latest information on tools and technology > Earn 20 ASHI CEs, state CEs and many industry association credits Town and Country Resort, San Diego www.towncountry.com Room rate $148/night (taxes not included) WiFi included. Parking $5/day.

Reservation site: https://aws.passkey.com/event/13855072/owner/27934/home

Conference registration begins September 1, 2015 A special raffle will be held on October 1 when five lucky registrants will receive complimentary registration to InspectionWorld San Diego.

Strategy Look for the insulation to be intact along its entire length. Pay particular attention to the outdoor section of the suction line.

Oil stains Look for evidence of oil stains on the refrigerant lines. Service technicians use leak detection fluids, halide torches or electronic leak detectors. These are beyond the scope of home inspectors.

Stains below the suction line indicate leaking.

This suction line is missing most of it's insulation.

The damage to this insulation was caused by vermin activity.

CONCLUSION In this article, we introduced several important topics related to refrigerant lines from air conditioners. You can find much more information in the ASHI@HOME training program.  Thanks to Roger Hankey and Kevin O’Hornett for their thoughtful review and input.

MISSING INSULATION The large-diameter line (suction line or gas line) should be insulated along its entire length. The insulation has two functions: 26

ASHI Reporter | July 2015

Please see page 31 for a sidebar to this article 444

July 2015 | www.ASHIReporter.org

27

ASHI Community

ASHI Chapter Education

New Inspector Status, ASHI Chapters, Council News

New ASHI Associates

New ASHI Inspectors

As of May 1, 2015

H D enotes graduate of The ASHI School Craig Aglietti

Mark Hlasnicek

Romano Pietrobono

Ronald Bagliere

Wes Whittle

Security Support Services Anchorage, AK

American Patriot Home Inspections Acworth, GA

The Building Inspectors of America Silver Spring, MD

FB&L Architectural and Engineering Consultants DPC Baldwinsville, NY

Eastech Property Development Mt. Pleasant, SC

Kevin Crosby

H Michael Samet

Ray Vetrano

American Family Home Inspection Suwanee, GA

Lil Nuggett Inspections Spencerville, MD

National Property Inspections Briarcliff Manor, NY

Hilltop Property Inspections, Inc. Maryville, TN

Jay Cadavona

Maury Home Inspections, LLC Bethesda, MD

Patrick Greenwood Tuscaloosa, AL

Jeremy Middlebrooks Two Jays, LLC Fairhope, AL

Steven Taylor PT Residential Services Midland City, AL

H Ramin Jaafarian, PE Alpha Home Inspection Services, Inc. Los Angeles, CA

H Horacio Garfio La Puente, CA

H Jeremy Wolfe

Home Inspections Oahu, LLC Honolulu, HI

H Bret Beasley CPO Home Inspection Nampa, ID

Peter Barnes Barnes Home Inspection dba Illinois Inspection Waterloo, IL

Chico, CA

H George Meegan

H Steve Zirnite

Park Ridge, IL

Malibu, CA

H James Melone

H Christopher Johnson

Elmwood Park, IL

Temecula, CA

H Anthony Rofrano

Cory Funkhouser

H Aaron Danielson Rochester, MI

H Donald Torchia Rochester Hills, MI

Lanny Freng

H Philip Davis

H Bruce Shifflett

Cincinnati, OH

Piney MT Builders Ruckersville, VA

Inspection WerX Elko New Market, MN

Ken Reeves

McGuire Home Inspections Butler, MO

Clear View Home Inspection Shelton, CT

Kenneth Kear Check it Out Home Inspections, LLC Westport, CT

John Koch Home Quest Home Inspection Sandy Hook, CT

Joe McCann Res-I-Tech, Inc. Danbury, CT

Andrew McNeill Washington, DC

Joseph Farrell Pillar To Post Ponte Vedra, FL

Oby Arnold HouseMaster Marietta, GA

ASHI Reporter | July 2015

Jay Brewer Crown Home Inspections Lenexa, KS

John Bilson

Alex Gingles Gingles Inspections Belton, MO

John Stordahl Sterling Home Inspection Missoula, MT

Gary Hudkins NPI Piedmont LLC Cornelius, NC

H Tom McGoff Cincinnati, OH

H Craig Reinhardt Cincinnati, OH

Michael Sutter

LEI of Sandusky, LLC Sandusky, OH

Berryville, VA

Steve Toohey

Jim Groen

Anthony Perjanik

Inspector Jim Snohomish, WA

Homeguard Incorporated San Jose, CA

Isaac Shumaker

Terry Brown

Your House Home Inspection LLC Massillon, OH

Scott Hoch Allied Inspection Services Bethlehem, PA

H Daniel Horvath

Christopher Davis

Key Inspection Service, dba BPG Mays Landing, NJ

William De Tore

Michael Doyle

Lighthouse Home Inspection LLC Sea Grit, NJ

IQ Home Inspections Street, MD

David Williams Real Estate Inspections Garnet Valley, PA

Joe Clavey Choice Service Inspection LLC Quarryville, PA

Southampton, NJ

Steven Marlier

Devon Clancy

Home Team Pittsburgh, PA

Assurance Home Inspections Belfair, WA

T.M. Brown & Co. Roseville, CA

Steven Schulner

Swartz Home Inspections Fresno, CA

Caledonia, WI

Shane Swartz

Mike Meinert

To submit your materials for moving up, please contact Janet George at: 847-954-3180 or janetg@ashi.org

Accurate Inspections of Atlanta Woodstock, GA

Richard Miller Prairie Home Inspection, Inc. Minneapolis, MN

Mike Moser MJ Moser Inspection and Construction Consulting South St. Paul, MN

MeinerTech Home Inspections & Thermal Imaging, LLC Castle Rock, CO

Kenneth Butler Above Grade Home Inspections Naugatuck, CT

James Amend Waypoint Property Inspections Royal Palm Beach, FL

Mark Kinzie Home-Probe, Inc. Decatur, GA

ASHI New England 266 CMR 6.00 Standard of Practice

When: July 10-11 Where: Holiday Inn 200 E. Rand Road Mt. Prospect, IL Contact: carol@greatinspectors.com 847-392-0123

When: September 14-15, 2015 CEUs: 4 ASHI CEs Contact: rmulloy@verizon.net

Seagate Inspections, Inc. Holland, OH

Golden Gate ASHI Chapter Foundation Drainage

Timothy Bausch

When: July 9, 2015, 7:00 pm

Pillar to Post Cincinnati, OH

dinner meeting Where: Pyramid Alehouse 901 Gilman St. Berkeley, CA CEUs: 2 ASHI CEs Contact: www.ggashi.org

Shawn Martens

Richard Cummings Cornerstone Inspections Oklahoma City, OK

Gayla Smith Certified Site Inspections, LLC Terrebounne, OR

Pete Ciliberto Real Estate Inspections Garnet Valley, PA

Daniel (Danny) Niemi Pillar to Post Home Inspectors Eads, TN

Eddie Henry

Buyers Protection Group Citrus Heights, CA

Extra Mile Home Inspections Lancaster, PA

Strudwick All Point Inspections, LLC Nantucket, MA

Lynchburg, VA

Shawna Miller

Steven Stafford

F. Nash

As of May 1, 2015

Paul Ricci

Shawn Haney

Right At Home Inspection LLC Waretown, NJ

New ASHI Certified Home Inspectors Michael Gaurnier

Cary, NC

Vine Grove, KY

Charles Reeves

Platinum Inspection Services Kennewick, WA

Haymarket, VA

Pittsburgh, PA

William Carter III

Sterling, VA

John "Kenny" Larsen

H David Lane

Yu Zhang

Tommy Sacca

H Joseph Reilly

Janni's HOMTEC Toledo, OH

Sutter Home Services, LLC Avon Lake, OH

Bilson & Sons Home Inspections Wichita, KS Confident Selection Inspections Olathe, KS

Wayne Craft

Arlington, VA

Chicago, IL

AppCon Services, Inc. Wichita, KS

Gina M. Treece

Falls Church, VA

Elyria, OH

Kelly McGuire

Chris Cotton

H Paul Nicolaus

H Chris Huynh

H Todd Summers

H Robert O'Connor

Yanir Pesok

Milford, OH

Steven Spoon iLook Home Inspection Co. Gladstone, MO

H Justin Walker

Hanover Park, IL

Pillar to Post Professional Home Inspections Crown Point, IN

H Michael Clark

INSPECTOR

Pillar To Post Home Inspection Sherman Oaks, CA

Realty Check Inspections Midvale, UT

Denoyer Inspection Service, LLC Williamsburg, MI

H Terry Denoyer

Principal Home Inspections Willits, CA

Tim James

Pillar to Post Cortland Manor, NY

Nate Long

US Inspect Keene, VA

Jennifer Kim

Greenwich Home Inspection Greenwich, CT

Ron Sierra

Eric Stone

Ron Hill

Cincinnati, OH

Pillar to Post Home Inspections Columbia, MO

Richard Hvolbeck

28

As of May 1, 2015

Ivan Rodriguez

ASHI Great Lakes Chapter Spring Conference

American Dream Home Inspections Rowlett, TX

John Fields CJR Property Inspections Fredericksburg, VA

CALL FOR MEMBER INSPECTION PHOTOS! ASHI is collecting high resolution photos (300 dpi) of members performing inspections.

We would like to use them on our website and in the membership materials. Send your images to arlenez@ashi. org. Your name and company will be in the photo credit if we use it in print.

Golden Gate ASHI Chapter Poria Incrassata When: August 13, 2015 7:00 pm dinner meeting Where: Pyramid Alehouse 901 Gilman St. Berkeley, CA CEUs: 2 ASHI CEs Contact: www.ggashi.org

New York Metro Chapter Annual Seminar 2015 When: September 11-12, 2015 Where: DoubleTree Hotel 455 South Broadway Tarrytown, NY 10591 CEUs: 16 ASHI CEs Contact: Vic Faggella vjf@centurioninspections.com www.nyashi.com

ASHI Western Washington Chapter Educational Seminar When: September 12-13, 2015 Where: Shoreline Conference Center, 18560 1st Ave NE Shoreline, WA 98155 CEUs: 15 ASHI CEs Contact: ashichapter@gmail.com

ASHI Great Plains Chapter Annual Fall Seminar When: September 18 - 19, 2015 Where: Great Wolf Lodge Kansas City, KS CEUs: 2 ASHI CEs Contact: www.ashikc.com

ASHI Great Lakes Chapter Fall Conference When: September 25-26 Where: Holiday Inn 17201 Northline Road Southgate, MI Contact: carol@greatinspectors.com 734-283-4400

Keystone ASHI Keystone Inspection Seminar When: October 30-31, 2015 Where: Crowne Plaza Reading 1741 Papermill Rd. Reading, PA 19601 CEUs: 16 ASHI CEs Contact: keystoneinspectionseminar.com dave@thehomeinspectorinc.com

Mid-Missouri ASHI Chapter Educational Seminar When: November 6, 2015 8:00 am – 5:00 pm Where: Columbia Board of Realtors Office, Columbia, MO CEUs: 8 ASHI CEs Contact: www.midmoashi.com

July 2015 | www.ASHIReporter.org

29

Herspective From the Women of ASHI

Uli Sommers INTERVIEWED BY CAROL DIKELSKY

“My advice to others is that it’s very important to be always available. It may limit your free time, but it’s worth it to build solid relationships. My clients know that I’ll take calls from 6 am to 11 pm, and they appreciate and depend on my availability.”

444Air Conditioner Refrigerant Lines

Can you bury refrigerant line sets?

By Kenny Hart HERE IS AN ANSWER THAT WOULD BE “QUESTION 11” ON KENNY HART’S LIST OF HVAC-RELATED QUESTIONS … see article on Page 9 for Kenny’s answers to the top 10 questions he’s asked at training seminars across the country.

I’m occasionally asked, “Can you bury the air conditioning line set?” Generally, this is something you try to avoid, but there are occasions when burying the line set simply cannot be avoided. And sometimes, extensive damage to the structure can be prevented if the lines are buried versus snaking them through the ceiling and walls. In my area, raised slab construction is routinely used to build the foundation of our homes and apartment buildings. Burying the line set, especially for short distances, is sometimes done.

BORN IN GERMANY, ULI SOMMERS relocated to the United States in 2000 to follow a job opportunity for her husband.

His Portland-area assignment was supposed to last for one year. Now, 15 years later, Uli and her family live in Beaverton, OR, and Uli has dual citizenship and works full time as a home inspector.

him to inspections, and I learned so much by doing that. Then I went to the ASHI School and eventually took all the tests to become certified.” Now Uli is an ASHI Certified home inspector in Oregon and serves as treasurer of the Portland ASHI chapter.

At first, Uli only knew a couple Realtors who were friends of her friends. Soon, she Embracing the Pacific Northwest lifestyle, began getting a steady stream of calls for Uli and her husband bought their first house there 12 years ago. She said, “It was a home inspection work. She added, “I also made a flier and took it to local Realtors. foreclosure situation, a real fixer-upper. As I offered a free radon test, and that helped we met with the home inspector, we said, get things going. After about six months, ‘You can skip over telling us what is not working. Just tell us what is working. We’ll I didn’t need to advertise to keep busy.” be done a lot faster.’ Over time, we rebuilt This year, Uli’s schedule has been espethe house the way we wanted it to be.” cially packed with inspection work — she Throughout the process, Uli found she en- credits the housing market that has really picked up in the Portland area. Uli said, joyed learning how to do things the “right “Usually the winter months are not very way,” and her home improvement skills busy, but ever since I returned from Insteadily improved. Her next projects involved remodeling an investment property, spectionWorld in Philadelphia at the end of January, my phone has been ringing for as well as parts of her friends’ homes. She appointments. With not a lot of houses on said, “Soon my kids were old enough that the market, multiple offers as well as cash I could pursue becoming a home inspecbuyers from out of state have become very tor, which had become my personal goal common.” because the projects I was doing were so satisfying.”

When Uli started out, she only knew a couple home inspectors. After going to her first ASHI chapter meeting, she called another female inspector who was a member.

Uli appreciated that this person took the time to talk with her. “She was very supportive and encouraging. Also, another friend I made by attending chapter meetings encouraged me to ride along with 30

ASHI Reporter | July 2015

“I am amazed at how easily it has all fallen into place. I think, for me, it is an advantage to be a woman — it certainly hasn’t hurt! Maybe it’s because the Portland area is known for being so progressive, but I’ve noticed that some people even request that a woman be the home inspector. That said, I can relate to other women’s stories I’ve read in the ASHI Reporter. Many times people think you are the Realtor when you

arrive, and then they are surprised to find out you are the home inspector. You have to earn people’s trust.”

Uli admits that sometimes keeping up with the paperwork can be a struggle.

She said, “Right now I do it all myself — schedules, reports, everything — and all that behind-the-scenes work can take a lot of time. Most weekdays I’m working in the field, and on the weekends I’m taking care of bookkeeping and other details.”

“My advice to others is that it’s very important to be always available. It may limit your free time, but it’s worth it to build solid relationships. My clients know that I’ll take calls from 6 am to 11 pm, and they appreciate and depend on my availability.”

“I love my job, and I think people can see that. If you love what you do, it’s easy to keep the energy going. Meeting people every day — it’s just my cup of tea. But I couldn’t do it without the support of my husband and my three kids. I realize sometimes that I can’t take it all on … but I still try!”  Uli Sommers Sommers Home Inspections, LLC 503-710-5983 www.sommershomeinspections.com ulisommers@gmail.com

Do not bury the lines directly in the earth. Manufacturers’ instructions state that if a user is going to bury the line set, both the vapor and liquid lines should be insulated separately and installed inside a waterproof enclosure. The insulation won’t allow the copper tubes to touch or rub together, and the enclosure will prevent them from coming in contact with the soil. This should be done for the entire section of tubing that passes underground. Plastic pipe or conduit is recommended for this work, and the pipe and fittings are best glued together. At the points where the line set exit the enclosure, a watertight seal should be installed around the tubing.

On commercial work, underground pipe chases that are essentially concrete-encased covered trenches are built. Sometimes pipes are fastened to the wall of the encasement and supported along the way. But with residential work, 4-inch or 6-inch PVC pipe/ conduit and long, sweeping fittings are generally used and the line set is pushed or pulled through the pipe.

ASHI Chapters

Find the Chapter Nearest You and Join Today

The Chapter Listing is Online. Please visit: www.homeinspector.org/Chapters/Listing 1. VISIT: www.homeinspector.org.

2. Hover over the membersonly tab, scroll down and click on chapters.

3. O n the chapter page scroll down to the 1st bullet and click on: Find the closest chapter here.

4. When you see the screen pictured on the left, click on the state where you wish to find a chapter and the information will appear below the map.

31July 2015

| www.ASHIReporter.org

31

Your ASHI

444Your ASHI

Your Link to Membership News and Information

Why use Guardian Financial?      

ASHI Event Calendar

Current ASHI Membership

ASHI’s only endorsed credit card processor Guaranteed lowest rates (If we can’t beat your current rates we give you $500.00) Simple integration with most Home Inspection software programs $100.00 sign up bonus (We know it’s a headache to switch...this helps) Customer support who understands your industry, your business and your software.

A processor who has worked primarily with Home Inspectors for over a decade.

ASHI Certified Inspectors: 3,334 Inspectors/Logo: 100 Associates: 1,826

J uly 23-25, 2015 Finance Committee, AEI and ASHI Board Meetings Des Plaines, IL

Retired Members: 90 Affiliates: 73 TOTAL: 5,423 Members

as of 6/5/2015

ASHI-ENDORSED MEMBERSHIP BENEFIT PROGRAMS

PREFERRED CREDIT CARD PROCESSING VENDOR FOR...WELL, ALMOST EVERYONE!

ASHI’s E&O Insurance Program: Business Risk Partners (BRP) www.inspectorinsurance.com 866-268-1327 ASHI Personal Lines Insurance Program: Liberty Mutual www.libertymutual.com/ashi

For a rate quote call: 1-800-608-7363

JULY ANNIVERSARIES

Great New Membership Benefit Effective July 1, 2015 We have listened to your request and we are proud to announce two great benefits regarding your membership with ASHI.

Twenty-Five Years

We are moving to anniversary dates. This means that, when a member joins ASHI, he/she will renew his/her membership one year from the date that he/she joined.

Twenty Years

Please note: All current members will stay on the fiscal-year schedule, where their dues will be due on September 30th.

Brion Grant

Dana Strumpher C. Blaine Illingworth Jerry Simon Mark Oerther Ludwig Kubli Vince Tecce Mark Jankowski

This will make it easier for you to keep track of when your dues and continuing education hours are due.

Secondly, we are offering a plan where you can pay your dues monthly. This means your dues will be charged automatically monthly.

If you are an associate or an inspector, you will pay $41.00 monthly. If you are an ASHI Certified Inspector, you will pay $43.00 monthly.

Stay tuned for more details. 

32

ASHI Reporter | July 2015

www.smallbizguardian.com

NEW!

Fifteen Years Jason Murton Rajendra Bansal Bruce Chinery James Yaeger Charles Halbert Richard Hart Robert Schacke Richard Kirkman Peter Bennett Jeff Camp David Zappulla Michael Pistor Kyle Oler Rob Lunny Eric Sims Thomas Battoe Paul Brereton David Stewart

Scott Warga Joseph Cline Troy Doehring Tim Dyer Michael Jones Michael Pachino

Ten Years

Richard Mollenkopf Scott Pasqua Terrence Hayes Dan Hager Roger Galvin Scott Bobowicz Chris Galo Vince Clingenpeel Stuart Spradling George Schambach Chris Shupp

Five Years

Ray Jackson Scott Davis George Van Pelt David Rose Donald “Jake” Accardi Brant (Randy) Vermeulen Jamie Hahl Matthew Lanefski Ed Fryday Ed Mitchell Todd Arnold Kenneth Clouse George Hansen Robert Tolleson

ASHI Service Program BuildFax Susan Ward, 855-237-8711 http://land.buildfax.com/buildfaxspecial-pricing-for-ashi-members/ support@buildfax.com ASHI Customer Appreciation Program: Moverthankyou.com Brent Skidmore, 864-386-2763 www.moverthankyou.com Brent@POWRsoft.com HomeAdvisor.com Brett Symes, 913-529-2683 www.homeadvisor.com ashi@homeadvisor.com LegalShield Joan Buckner, 505-821-3971 buckner.legalshieldassociate.com buckner@legalshieldassociate.com InspectionContracts.com Dave Goldstein, 800-882-6242 www.inspectioncontracts.com david@inspectoreducation.com OneSource Solutions 877-274-8632 http://www.osconnects.com/ashi/ Porch.com Eliab Sisay, 206-218-3920 www.porch.com Eliab@porch.com

ASHI Rebate Program Quill.com Dana Fishman, 800-634-0320 x1417 www.quill.com/ashi dana.fishman@quill.com Platinum Provider Millionaire Inspector Community Mike Crow www.mikecrow.com dreamtime@mikecrow.com Mention that you are an ASHI member

ASHI-ENDORSED EXAMS ASHI Standard and Ethics Education Module Go to www.homeinspector.org, click on Education and Training, then click on the link for the ASHI Standard of Practice Education Module.

NHIE Exam: 847-298-7750 www.homeinspectionexam.org

ASHI-ENDORSED TRAINING PROGRAMS ASHI@Home Training System 800-268-7070 education@carsondunlop.com The ASHI School Jack McGraw, 888-884-0440 jack@theashischool.com www.TheASHISchool.com

October 22-24, 2015 LTC and ASHI Board Meetings Des Plaines, IL

January 24-27, 2016 InspectionWorld® and ASHI

Board Meetings

San Diego, CA

ASHI Council of Representatives Speakers and Group Leaders Speaker: Jim Funkhouser 571-214-4039 jfunkhousr@aol.com

South Atlantic: Richard Hart 770-827-2200 ashi1@comcast.net

Alternate Speaker: John Wessling St. Louis, MO 314-520-1103 John@wesslinginspections.com

Gulf: John Knudsen 334-221-0876 jgknudsen111@elmore. rr.com

Secretary: Brendan Ryan 724-898-1414 brendan@csahomeinspection.com

GROUP LEADERS New England/Canada: Mike Atwell 617-285-8554 mike@jmhi.com New York/New Jersey: Jerry Sanangini 856-232-6607 jsantangini@comcast.net Mid-Atlantic: Jim Funkhouser 571-214-4039 jfunkhousr@aol.com

South Midwest: Paul MacNeill 314-392-9313 paul@appleinspections. com North Central: Brendan Ryan 724-898-1414 brendan@csahomeinspection.com Mountain: Marcus Richter 520-271-8582 info@handsonhome inspection.com Pacific: Scott Swickard 949-454-1389 scott@inspectoc.com

Midwest: Michael J. Von Gunten 262-945-2446 mike@ashigroup.com

33July 2015

| www.ASHIReporter.org

33

444 Preparing for an IRS Audit

NEW POSTCARDS EMAIL!! Please send your name, city, state, photos, headings & captions to: postcards@ashi.org

“Thank you. We sure do appreciate everyone at OREP. Worry free service year after year!”

— Alan, HousePro Home Inspections

What do They do When the Bottle is Full?

Two in One Road Disagreeing neighbors agree to build paved & unpaved road for each of their driving preferences.

Zac Lesh ACI Zac Of All Trades Darien, IL

Complete Coverage- Low Rates Home Inspector E&O Insurance Premium Coverage, Affordable Price  Included*: General Liability, termite/pest, commercial, radon, lead paint, pool/spa, EIFS/ stucco, indoor air quality testing, green building inspections, infrared thermography, rodent inspections, and more. Mold and Septic/Water testing available.

Hemwant Persaud Hi 5 Home Inspections South Ozone Park, NY

 “A” Rated, Admitted Carrier, Prior Acts, Additional Insured for Agents and other Referring Parties.

Complimentary Jar of Honey for This Inspection

Teach You a Lesson Never forget to put the lid down when inspecting these two panels.

Christopher Foley Safe-T Home Inspection, LLC Massapequa, NY

Christopher Foley Safe-T Home Inspection, LLC Massapequa, NY

 Save time with fast application. No quoting, no delays and automatic annual renewal for most inspectors.  Coverage for all inspectors employed by the firm and the first two independent contractors free.

Find details at www.OREP.org Quick Shave, Bird Bath, Rainwater Catcher Take your pick!

Arlene Zapata ASHI Graphic Design Manager Chicago, IL

(888) 347-5273

Multi-Purpose Flue Pipe Furnace, waterheater/ alarm system. Hope the alarm system includes CO² detection.

Jeremy Provan Pro Vantage Home Inspections Columbia, MD

E&O Coverage Limits

Premium

General Liability

$1,000,000/$1,000,000

$1,700

INCLUDED

$500,000/$500,000

$1,550

INCLUDED

$300,000/$300,000

$1,400

INCLUDED

$100,000/$300,000

$1,250

INCLUDED

*Coverages vary in FL, HI, LA, NY, VT. Ask your OREP agent for details.

SERVICE

We answer the phone!

Senior Broker David Brauner has helped home inspectors with their insurance needs for over 20 years.

OREP’s Mission: Business by the Golden Rule.

6760 University Ave. #250 • San Diego, CA 92115 Fax: (708) 570-5786 • info@orep.org David Brauner: Calif. Insurance Lic. #0C89873

34

ASHI Reporter | July 2015 OREP_HI_2015.indd 1

35July 2015

| www.ASHIReporter.org 4/10/15 3:36 PM

35

NEW POSTCARDS EMAIL!! Please send your name, city, state, photos, headings & captions to: postcards@ashi.org

444 Preparing for an IRS Audit

High-Performance Kitchen Sink Supply Plumbing?

Musty Odors From the AC? Just throw in a little Glade.

Margaret Conable Elm City Home Inspections New Haven, CT

Has Anyone Seen my House?

Jeffrey May May Indoor Air Investigations, LLC Tyngsborough, MA

GET READY FOR NEW IRC EXAMS

"Crawlspace Fountain: Anyone Thirsty?"

Kevin D. Jones Quality Home Inspection Anchorage, AK

The 2015 International Residential Code®:

Kevin D. Jones Quality Home Inspection Anchorage, AK

• Offers design flexibility without compromising safety.

• Provides clarity so the code is applied in a uniform manner.

• Addresses design and installation of innovative materials.

• Available in soft cover (#3100S15) and PDF Download (#8710PR15)

DRYER VENT SECTION What Came First? The Dryer Vent or the Patio?

The dryer vent runs directly into a patio.

Not sure what someone was thinking with this one … and it was only a three year old home!

Matthew Steger ACI WIN Home Inspection Elizabethtown, PA

Sock Warmer? Lint Thingy?

JUST ARRIVED! 2015 IRC Study Companion

At least they changed the sock on a regular schedule!

An illustrated self-study guide developed by code experts to help you get test-ready. It contains 630 study questions with answer key, plus a 60-question bonus quiz online!

Eric Barker Moraine Woods Consulting, Inc. Barrington, IL

Available in soft cover (#4117S15) and PDF Download (#8950P610)

15-11021

36

ASHI Reporter | July 2015

Prepare now for 2015 IRC certification exams coming this July!

1-800-786-4452 | www.iccsafe.org/2015ashi 37July 2015

| www.ASHIReporter.org

37

On My Mind

By ASHI President Alden Gibson

Building a Relationship With the Client

LAST MAY, I HAD THE PRIVILEGE OF TEACHING THE ONTARIO Association of Home Inspectors (OAHI) Defect Recognition and Reporting Course in Toronto, Ontario. The course primarily covered relevant legal cases, reviewed three days’ worth of instructional material and culminated with a two-hour final exam.

This course is a mandatory, comprehensive course for members of OAHI and is held over four days on two weekends.

develop what I hope becomes a high level of trust between the client and me.

This is when I discovered the difference between my inspection process and that of my students.

Although my students focus their time on To begin my class, I asked the attendees to share a brief introduccompleting their report during the inspection tion and work history. Then I asked whether any of them were interested in pursuing a career in the home inspection industry. process, I focus on building a relationship Turns out there were six active home inspectors in the class. At with the client. I do this because building one point, our discussion turned to the report-writing aspect of home inspections, and I learned that 100% of the attendees use relationships can lead to referrals and potential some form of electronic reporting and that they generate those reprofessional networking. In my opinion, my ports on-site. So I asked the group, “How long does the inspection and the report generation take?” The answers ranged from 2.5 to process focuses on the client, not the report.

4.5 hours, including time for reviewing the report with the client.

This answer gave me pause and caused me to think about my own home inspection process. I’ve been inspecting homes for 23 years, and depending on the house size and the inclusion of thermal imaging, my inspections take 2.5 to 3.5 hours without doing the report. Using the Home Reference book to write the report adds another 30 to 40 minutes. I normally do the report off-site, returning to meet with the client to review it with them at another time. The total time to complete the entire process, start to finish, averages about four hours. When I use HORIZON software, it takes me about the same amount of time, ultimately resulting in the client receiving the written report later rather than immediately on-site.

So, what am I doing wrong? How do other inspectors get the job done in a much shorter amount of time? First, I realized that all of the active inspectors attending my class used a laptop or tablet to complete their report during the inspection process. One student mentioned that his clients often chat with the real estate agent while he does the inspection. That explained a lot. When I do an inspection, I take my client with me the entire time, through the entire process — except when I am on the roof and when I remove the electrical panel cover. That means I spend 2.5 hours of quality time with the client during the inspection, answering questions, explaining how each house system works and pointing out deficiencies. During this time, I make eye contact with the client and 38

ASHI Reporter | July 2015

When a person hires me as a home inspector, that client is potentially about to make the biggest purchase of his or her life. I feel that this warrants my full attention to the client. Some home inspectors may view this approach as “old school,” but it has worked well for me over the past 23 years and thus far, I haven’t had to use any of my own home inspection experiences as one of the legal examples we discuss during classes like the one I led for OAHI in Toronto. Also noteworthy is the fact that the referral rates for my business continue to increase. I like that pattern — old school or not.  On ’til next month.

Alden

39

July 2015 | www.ASHIReporter.org

39