May Reporter 2021

MAY 2021

REPORTER

INSPECTION NEWS & VIEWS FROM THE AMERICAN SOCIETY OF HOME INSPECTORS, INC.

SPECIAL FOCUS TIPS FOR HOME INSPECTORS INSPECTING PRE-20TH CENTURY MASONRY P12

SPECIAL FOCUS PRELIMINARY BUYER WALK-THROUGHS: WHAT HOME INSPECTORS NEED TO KNOW P24 INSPECTING YOUR DIGITAL HOME P30

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ASHI Reporter • MAY 2021

Radon Gas Test kit Call For Pricing!

MAY 2021

REPORTER

VOLUME 38, ISSUE #5

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FEATURES

6 MANAGING RISK

Why Inspectors Offer Drone Inspections

By Stephanie Jaynes, Marketing Director,

InspectorPro Insurance

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SPECIAL FOCUS

Tips for Home Inspectors

Inspecting Pre-20th Century

By Michael G. Bryan

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20 SMART INSPECTOR SCIENCE

Cantilevered Deck Issues

By Tom Feiza, Mr. Fix-It, Inc.

HowToOperateYourHome.com

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SPECIAL FOCUS

Preliminary Buyer Walk-throughs:

What Home Inspectors Need to Know

By Stephanie Jaynes, Marketing Director,

InspectorPro Insurance

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Inspecting Your Digital Home

By Inspect.com

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Home Inspectors’ Forum Thermal Imaging: Part 2

38 Postcards From the Field

It’s Wacky Out There

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42 ASHI Virtual Summit: A Collaborative Effort

to Share Expertise With Home Inspectors

By Edwin Barrera, Director of Education

MAY 2021 • www.ASHI.org

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ASHI National Officers and Board of Directors

ASHI STAFF

Main Phone: 847-759-2820, 8:30 am - 5:00 pm Monday - Friday, CST

A S H I M I S SION S TATEMEN 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.

Bonnie Bruno-Castaneda, Executive Assistant 847-954-3177, bonnieb@ashi.org

OFFICERS Bruce Barker, President Cary, NC, 919-322-4491 bruce@dreamhomeconsultants.com

Bronson Anderson, Secretary Waynesboro, VA, 540-932-7557 2inspect4u@gmail.com

John Wessling, President–Elect St. Louis, MO, 314-520-1103 john@wesslinginspections.com

Mike Wagner, Immediate Past-President Westfield, IN, 317-867-7688 mwagner@ralis.com

Lisa Alajajian Giroux, Treasurer Milford, MA, 508-634-2010 homequest1@comcast.net

Jeffrey Leighton 2021-2023 Scarborough, ME, 207-650-8653 jeffrey.leighton54@gmail.com

Rob Cornish 2019-2021 Ottawa, ON, 613-858-5000 robc@homexam.ca

Kyle Rodgers 2021-2023 Siloam Springs, AR, 479-599-9314 kyle@aplus-inspection.com

Steve Cross 2019-2021 Ortonville, MI, 248-342-4205 crossinspectionservices@gmail.com

Nashaat Roufaiel 2019-2021 Ottawa, ON, 613-823-7706 nr1990@hotmail.com

Mark Goodman 2020-2022 Manchester, MO, 314-409-3991 mark@homeinspectstl.com

Vince Tecce 2021-2023 Yardley, PA, 215-527-5710 bioavince@gmail.com

Doug Johnson 2020-2022 Mobile, AL, 251-295-7254 inspectmobile@gmail.com

Jim Vaughn 2020-2022 Arlington, VA, 703-675-5452 jim@homeauthority.biz

Scott Johnson 2020-2022 Marietta, GA, 678-232-6769 whpis@me.com 847-954-3179 Reporter calls only

ASHI Reporter • MAY 2021

Michael Krauszowski, Membership Services Administrator 847-954-3175, Michaelk@ashi.org

EDUCATION Edwin Barrera, Director of Education and Curriculum Development 847-954-3188, edwinb@ashi.org Michelle Santiago, The ASHI School Education Manager 847-954-3198, Michelle@theashischool.com Glen Rogers, Instructional Designer 847-954-3194, Gleng@ashi.org Jazz Schools, Educational Administrator 847-954-3181, Jazzs@ashi.org FINANCIAL SERVICES Tim Buell, Financial Services Director and ASHI President 2018 614-746-7485, timb@ashi.org Alicia McCray, Financial Services Administrator 612-462-0351, aliciam@ashi.org COMMUNICATIONS Marianne Sackett, Director of Communications 847-954-3198, Mariannes@ashi.org

847-299-2505 (fax) Reporter only Email: jamest@ashi.org

Frank Lesh, ASHI Ambassador 847-954-3197, frankl@ashi.org

Advertising: James Thomas Phone: 847-954-3182 Email: communications@ashi.org

Rose Buckley, Social Media Liaison roseb@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.

Copyright© 2021, 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

Gaby Nava, Membership Supervisor 847-954-3176, Gabyn@ashi.org

Melinda Puente, Membership Administrator 847-954-3196, melindap@ashi.org

Michael Burroughs 2019-2021 Monroe, LA, 318-376-0482 mike.qedservice@gmail.com

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

MEMBERSHIP SERVICES Jen Gallegos, Manager of Membership Services & U.S. DOE Home Energy Score Assessor Coordinator 847-954-3185, jeng@ashi.org

Maria Delgado, Membership Administrator 847-954-3180, mariad@ashi.org

DIRECTORS

Publisher: James Thomas Editor: Carol Dikelsky Art Director: Juraj Ilavsky

EXECUTIVE DIRECTOR James Thomas, Executive Director 847-954-3182, jamest@ashi.org

CREATIVE Kate Laurent, Creative Director 847-954-3179, katel@ashi.org Chris Karczewski, Brand Manager 847-954-3183, chrisk@ashi.org Juraj Ilavsky, Art Director 847-759-2820, georgei@ashi.org

Now offering workers’ comp Protection for your employees and your business from a home inspection insurance leader.

Call 855-588-ASHI Email: ashi@inspectorproinsurance.com Website: www.inspectorproinsurance.com/ashi-advantage

MAY 2021 • www.ASHI.org

5 5

Managing Risk

Managing Risk WHY INSPECTORS OFFER DRONE INSPECTIONS

By Stephanie Jaynes, Marketing Director, InspectorPro Insurance

Stephanie Jaynes is the Marketing Director for InspectorPro Insurance, which offers ASHI members exclusive benefits through its program: InspectorPro with the ASHI Advantage. Through risk management articles in the ASHI Reporter and on the InspectorPro website, InspectorPro helps inspectors protect their livelihood and avoid unnecessary risk. Get peace of mind and better protection with InspectorPro’s pre-claims assistance and straightforward coverage. Learn more at www.inspectorproinsurance.com/ashi-advantage.

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ASHI Reporter • MAY 2021

U

nlike other ancillary services, drone inspection services are not a means of providing substantial additional income to your home inspection business. In fact, the inspectors we interviewed rarely charge for drone inspections, if they charge at all, and most of our interviewees use their drones during 15 percent of their home inspections or less.

Managing Risk

Note: The Managing Risk column with InspectorPro Insurance provides home inspectors with tips to protect their businesses against insurance claims and examines best practices for crafting effective pre-inspection agreements.

As Bruce LaBell, owner of Royal Home Inspections in Arizona and author of “To Drone or Not to Drone” from the February 2018 issue of the ASHI Reporter, put it:

The opinions expressed in this article are those of the author only and do not necessarily reflect the opinions or views of ASHI. The information contained in the article is general and readers should always independently verify for accuracy, completeness and reliability.

Rather than play a primary role for income generation, drones serve as tools to address technical and marketing needs in the inspection industry.

According to Garrett Martell of Inspection Pros in California, using drones when roofs are otherwise inaccessible helps him provide better customer service. “I was getting really tired of telling people I couldn’t get on the roof,” Martell said. “When the roof was inaccessible, I would have to refer them to a roofer. Or, they would just have to roll the dice and hope for the best. I didn’t think that was right. If I were the buyer, I would want more information. I saw [drones] as a great tool to give them that information.”

TECHNICAL NEEDS

TECHNICAL NEEDS

From the technical side, drones provide a way to inspect roofs that would otherwise be inaccessible. Often, a roof is inaccessible when it is too high, too steep or too wet to safely access. Certain roofing materials such as clay tile or significant amounts of wear also may inhibit an inspector from traversing the roof.

From a marketing perspective, drone inspections can set your business apart and enhance your inspection reports’ presentation. For example, embracing drone technology early was one way Martell stayed ahead of the curve—a priority for his business.

YOU’RE NOT GOING TO GET RICH FROM FLYING A DRONE. . . IT’S JUST ANOTHER TOOL IN YOUR BAG.

In his service area in Kentucky and Tennessee, Jud Faust of Liberty Inspections is experiencing a trend in the new construction market that has led to taller homes with heavily pitched roofs. As a result, Faust estimates that nearly a quarter of properties in his area have inaccessible roofs. “Even with my pole cam, I can only get about 30 feet in the air, and these roofs are getting so high [that] I’m not able to see chimney caps, the ridges—things like that,” Faust said.

Like Faust, most of the home inspectors we interviewed turned to drones as an alternative to simply apologizing to clients and referring them to a third party for further inspection.

In addition, Ben Carrison of Equity Home Inspections and Las Vegas Drones, LLC (both in Nevada) uses his drone to snap full shots of the home, which he puts on the covers of his reports. Because clients and real estate agents enjoy the drone photographs so much, Carrison uses the drone whenever weather and airspace permit. “I think [the drone] adds quality to my inspection,” Carrison said.

Stephen Showalter, with Showalter Property Consultants, LLC in Maryland, has also found that people appreciate having the drone’s perspective. In fact, Showalter has given clients copies of the raw drone footage upon request. “I do a lot of waterfront homes. So, I like to get some shots up high to show the view,” Showalter said. “People appreciate that [glamour shot].”

MAY 2021 • www.ASHI.org

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Managing Risk

TRAINING

EQUIPMENT

While coursework to receive your RPC may seem daunting, Jameson Malgeri of MKC Associates in Massachusetts recommends that home inspectors take a class before they commit to purchasing a drone.

While there are plenty of drones in the market that cost less than $1,000, the home inspectors we interviewed were skeptical of most inexpensive models.

By taking the course first as Malgeri suggests, inspectors can avoid investing in an expensive drone and substantial flight training only to decide later that drones aren’t for them. (For some perspective, Malgeri estimates that he did 30 hours of online classroom training and 50 hours of flying prior to his first drone inspection.) “If you’re interested, start with taking a course because there is a big learning curve,” Malgeri said. “And, if the course doesn’t seem to be for you, then maybe [don’t] continue.”

Once you do graduate to flight training, home inspectors recommend spending time getting comfortable with your equipment in a safe environment, according to Showalter.

“PRACTICE AND GET COMFORTABLE IN A WIDE OPEN AREA WHERE THERE ARE NO OVERHEAD POWER LINES, FEW BUILDINGS AND VERY FEW OVERHEAD TREES. YOU WANT A PLACE WHERE THERE ARE NO PEOPLE” BEFORE ALLOWING YOURSELF OR OTHER INSPECTORS TO USE DRONES DURING YOUR HOME INSPECTIONS, LaBELL RECOMMENDS ASKING THESE QUESTIONS TO DETERMINE YOUR READINESS TO SAFELY FLY: • HOW EXPERIENCED ARE YOU AS A PILOT? • DO YOU KNOW HOW TO AVOID COLLISIONS? • DO YOU KNOW HOW TO FLY OVER PEOPLE? • DO YOU ALWAYS KEEP THE DRONE IN YOUR LINE OF SIGHT? • DO YOU HAVE STANDARD SET-UP, IN-FLIGHT AND TAKE-DOWN PROCEDURES? • DO YOU UNDERSTAND HOW TO ADEQUATELY INTERPRET DRONE CAMERA FOOTAGE?

“I think that the biggest, most important thing about using a drone is using the right drone,” Malgeri said.

“The more expensive the drone is, the safer it is, and it doesn’t allow you to crash [as easily].” For example, Malgeri’s drone has sensors to prevent collisions. It also self-stabilizes when weather, like a gust of wind, throws it off its path.

According to Martell, a more expensive model is an important investment due to its increased credibility and additional features. “Don’t get the cheap ones because it’s going to look cheap, and it’s not going to work the way you want it to,” Martell said.

For Joshua Ryan of Lifeline Inspection Services in Georgia, purchasing a higher quality drone helps manage risk.

“When it comes to drones, you pay for what you get,” Ryan said. “When you’re doing inspections, you want to use the best so you don’t have a cheap drone that flies into the house.”

Getting reliable equipment will also lessen the likelihood of errors and omissions (E&O) claims.

When looking for a drone to purchase, Ryan recommends looking for camera quality. For Ryan, it was important that he could see if there was no caulking on the flashing down the vent booth from 10 feet in the air.

In addition, Ryan prioritized finding a user-friendly drone. While Ryan himself is tech-savvy, other members of his inspection company take more time to learn new technologies. Therefore, it was important to Ryan to find a drone that would work well for every member of his inspection team.

When choosing a drone, the inspectors we interviewed recommend asking yourself the following questions:

• WHAT’S THE CAMERA QUALITY? (NOTE IMAGE SIZE.) • WHAT FLIGHT STABILIZATION FEATURES ARE AVAILABLE? • WITH A FULLY CHARGED BATTERY, WHAT IS THE FLIGHT TIME? IS IT THE SAME IN COLD WEATHER? • DOES THE DRONE MANUFACTURER OFFER GOOD CUSTOMER SERVICE, INCLUDING TECHNICAL SUPPORT, TUTORIALS AND A WARRANTY? By learning about drone capabilities, characteristics and constraints, you’ll be better equipped to choose a drone that best suits your business’ needs.

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ASHI Reporter • MAY 2021

Managing Risk

ENDORSEMENTS

EQUIPMENT COVERAGE

As a drone operator, you are responsible for damage or injury caused by your drone. General liability insurance covers inspectors accused of damaging property or injuring a person during a drone inspection.

What about coverage for physical damage to or loss of your drone? That’s where inland marine, or equipment, coverage comes in.

According to Michael Spaargaren of First Choice Inspectors in Illinois, carrying general liability insurance can give inspectors additional protection when the technology fails. “The drones that we use have avoidance technology on there—anti-collision software built in—so it won’t let you get too close to a roof [or] a person,” Spaargaren said. “[But general liability coverage] is a nice fail safe. You never know if the signal is going to jam, if it’s going to be unresponsive, [or] if you’re going to get a flyaway situation.”

SOME EXAMPLES OF WHAT A GENERAL LIABILITY CLAIM INVOLVING A DRONE MIGHT LOOK LIKE: • WHILE TAKING OFF ON A WINDY DAY, YOU LOSE CONTROL OF YOUR DRONE AND CRASH IT THROUGH A WINDOW. • DURING YOUR ROOF INSPECTION, YOU GET DISTRACTED

BY YOUR CLIENT. THE DRONE DOES A NOSEDIVE INTO THE ROOF AND DAMAGES SEVERAL SHINGLES. • YOUR DRONE LOSES BATTERY POWER MIDFLIGHT AND FALLS ON YOUR CLIENT’S CHILD. THE BLADES CUT THEM BADLY ENOUGH THAT THE CHILD HAS TO GET STITCHES.

Claims like the examples above can cost you precious time and money. However, when you work with an insurance company familiar with the home inspection industry, their claims team can minimize or eliminate your potential liability by properly handling claims.

Formally known as inland marine coverage or a commercial property floater, equipment coverage insures your inspection tools and equipment—like your drone.

Unlike standard property insurance, equipment coverage protects your tools and equipment regardless of their location. This is important in the home inspection industry since, rather than housing your drone in an office, you’re flying it during inspections.

In most cases, equipment coverage for home inspectors reimburses you for the actual cash value (not the cost of brand new items) of your stolen or damaged equipment or tools. Oftentimes, coverage extends to not just items you own, but items you lease or rent.

EXAMPLES OF EQUIPMENT INSURANCE CLAIMS THAT INVOLVE A DRONE INCLUDE:

• SOMEONE BURGLARIZES YOUR LOCKED INSPECTION VEHICLE AND SWIPES YOUR DRONE. • YOU CRASH YOUR DRONE AND THE FALL DAMAGES THE WINGS AND INTERNAL COMPUTER. Many equipment insurance policies cover physical loss or damage caused by perils such as falling objects, fire, lightening, sinkhole collapse, vandalism, vehicles and water damage. To see what perils are and are not covered, review the Conditions and Definitions sections of your inland marine or equipment insurance policy.

Note that most carriers don’t include general liability coverage for drones in their standard inspection insurance policies. However, many providers, including InspectorPro Insurance, allow you to add drone coverage with an endorsement for an additional cost.

Endorsements are amendments to your policy that modify coverage, usually by adding additional coverage or changing exclusions. In this case, a drone endorsement to your general liability policy gives you coverage for bodily injury and property damage caused by your drone, which wouldn’t ordinarily be granted. For clients of InspectorPro, adding the drone endorsement costs a flat fee of $150.

Continued on Page 10 MAY 2021 • www.ASHI.org

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Managing Risk

LIMITING YOUR LIABILITY AGAINST DRONE-RELATED CLAIMS Carrying a drone endorsement and equipment coverage are two of the most important things you can do to protect your business against drone inspection-related claims. However, there are additional risk management techniques you can employ to safeguard your business.

GET ON THE ROOF WHENEVER YOU CAN Despite advancements in drone technology, Rick Smith of Absolute Assurance Home Inspection Services, LLC in Maryland argues that drones don’t compare to looking at the roof with your own eyes. “You can’t get the same level of detail flying a drone,” Smith said.

Bolton agrees that drones work best as a backup plan when traditional inspection methods fail. “Personally, I do not think drones should be used for roof inspections unless there’s no other way to get up there,” Bolton said.

According to inspectors, a boots-on-the-roof inspection allows a home inspector to better examine roofing materials and their integrity. The ability to use additional senses, such as touch, enables inspectors to better diagnose defects.

“If you have weak sheathing or something like that, when I walk on it, I can feel it,” Faust said. “I may be able to see [a potential issue], but until I can get up there and touch it and feel it, I don’t know if it’s an actual defect that I need to call out.”

Faust also stated that walking on the roof can help him determine areas of interest during the attic inspection.

Say, for example, a portion of the roof feels weaker than other areas. Then, Faust knows to pay special attention to that area in the attic.

Drones are not a one-size-fits-all solution. Just like all of the tools in your kit, there are times to use a drone, and then there are times you need to get your boots on the roof.

HAVE A THOROUGH PRE-FLIGHT PROCEDURE

According to LaBell, one of the best ways to avoid a general liability claim is to have a thorough pre-flight procedure.

During such a procedure, inspectors should examine the drone for potential problems such as nicked propellers or low battery life.

According to Carrison, using the drone adds about 30 minutes to his inspection: 15 minutes in the air and 15 minutes executing his pre-flight and landing processes.

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ASHI Reporter • MAY 2021

For Mike McFadden of Hero Inspection Services in Florida, performing a rigorous pre-flight procedure is common sense. “[A drone is] just like any other tool. If you’re going to use a saw to cut wood, you want to make sure that that saw is maintained, that it has a sharp blade,” McFadden said. “[With] a drone, you want to make sure your batteries are charged so that, when you get up in the air, you don’t… lose control. Regular maintenance on all tools is important.”

In addition, inspectors should assess the environment to ensure they can take off and land safely. “I’m looking for trees, power lines, anything that may be a hindrance to my drone,” Faust said. “Ninety percent of your safety in flying is in your preparation.”

Ryan recommends taking off away from the house and trying to maintain a six-foot distance from the property.

“That way, if something were to go wrong or a gust of wind came up, [the drone] won’t run into the house,” Ryan said.

And don’t forget to check the weather, particularly the wind. “You don’t just have to be aware of the wind on the ground. If you’re going to fly your drone up 30 to 50 feet, you have to analyze the wind up there because it’s different.

The wind changes as you get higher,” McFadden said.

SET YOUR CLIENTS’ EXPECTATIONS

According to Smith, it’s important to communicate appropriate expectations to both clients and real estate agents. Part of setting expectations involves instructing them to keep a safe distance and to not walk underneath the drone during flight. “You’ve got to enter [drone inspections] with a ‘safety first’ frame of mind,” Smith said. “It’s not a joke. You’ve got to take it seriously. …

[Drones] are not toys.”

Showalter agrees that it’s important to set a precedent with clients and agents. “You need to be focused on flying the drone, not entertaining people,” Showalter said. “Be comfortable saying, ‘Hey, let me focus on [flying], and we’ll get back to you.’”

Another part of setting expectations is underscoring the limitations of drones. Clients need to understand what drones can and cannot detect. In addition, it’s important to convey that certain conditions may inhibit your ability to perform a drone inspection.

Showalter recommends including language in your report regarding the limitations of drones, as well as a maximum wind speed for flight. The following is an excerpt from his company’s agreement:

Managing Risk

Due to certain access restrictions, the roof access was limited and the roof was inspected by use of a drone. Evaluation of the roof covering is limited with the use of a drone. Some defects may not be visible from the drone such as hairline cracks in the shingles, granule loss, blistering, weakness in the roof decking, framing or structure. We assume no liability for any areas not directly viewed by the drone. The Client should request any known history or documentation of the age or condition of the roof. …

The Client is advised of these limitations and is advised to have a licensed roofer access and evaluate the roof prior to closing and expiration of the home inspection contingency.

By setting client expectations in writing, home inspectors can decrease the likelihood of drone-related claims and make such claims more defensible.

ADDRESS PRIVACY CONCERNS

However, it’s not just clients and agents who inspectors have to worry about. Drones tend to attract attention from neighbors, too. Part of managing risk against drone-related claims involves appreciating the misunderstandings surrounding commercial drone flight.

“We’re flying in private residential areas, and people are worried about their privacy being interrupted more than anything else,” LaBell said.

In June 2018, a resident adjacent to an inspection property accused Florida home inspector Frank Jensen of Coast 2 Coast Home Inspections of invading her privacy with his drone inspection.

The resident called the police, wrote a one-star Google review on Jensen’s business page and contacted a lawyer, only to drop the charges four days later.

(Read the full story: www.news-press. com/story/news/2018/06/13/drone-misunderstanding-cape-coral-shows-learning-curve-rising-technology/686007002/.)

To avoid distractions from and misunderstandings with curious neighbors, LaBell recommends putting f lyers on neighbors’ front doors that briefly explain what’s going on. By explaining the nature of the inspection, how long it will take, what it will sound like and so on, LaBell finds that people are both less alarmed and more respectful.

One of the ways Martell has mitigated the risk of complaints is by keeping his drone focused on his inspection properties. “We’re only up just over the [inspection] house. We’re not going over neighbors’ properties or down the street for a big aerial shot,” Martell said.

Bolton recommends mitigating your risk of such allegations by having copies of key documents on hand: your license, your flight plan and your VFR sectional chart.

Having these documents available to show concerned neighbors—or, in worse cases, the police—will allow you to speak with intelligence and authority regarding your drone inspection.

DRONES AND YOUR HOME INSPECTIONS

Are you looking for a way to inspect inaccessible or unsafe roofs? Want to set your business apart and enhance your inspection reports’ presentation? Think adding another tool to your belt could help you offer more information to your clients?

If you answered “yes” to any of these questions, perhaps it’s time for your company to offer drone inspections.

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3dinspection.com І 800-745-6126 MAY 2021 • www.ASHI.org

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Special Focus

TIPS FOR HOME INSPECTORS

INSPECTING PRE-20TH CENTURY MASONRY

By Michael G. Bryan

Michael G. Bryan is an ASHI Certified Home Inspector and a Virginia State Certified Home Inspector. He is President of Inspection Services of Central Virginia, DBA MGB Inspection Service, in Rockville, VA, and has inspected more than 16,000 homes and light commercial buildings since 1993. Prior to that, he owned and operated a disaster restoration contracting company, and was a sales representative and conceptual designer for the additions and renovations department of a custom home builder. Michael is a former journeyman Mason specializing in masonry restoration. He offers one-hour and two-hour seminars on masonry; the complete seven-hour program provides information about history, installation practices, characteristics of materials, fireplaces, restoration and more. He has presented his educational seminars to Mike Casey’s Super Conference, CVASHI, and Kenny Hart’s school. Contact him at mgbinspect@gmail.com.

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ASHI Reporter • MAY 2021

T

he masonry that we home inspectors scrutinize generally falls into one of two broad categories: pre- and post-20th century. The transition point centers around the introduction of Portland cement– based masonry mortar, which began to replace lime mortar around 1920. The conditions we observe and document between earlier and modern masonry are often starkly different because Portland cement–based mortar transitioned masonry to a near maintenance-free system.

Lime mortar is a softer mortar, which offers masonry the flexibility to better manage significant stress, but it does not weather as well as Portland cement– based mortar. Masons of earlier eras fully expected to perform routine maintenance on masonry as one of the normal and necessary skills of their craft. It should come as no surprise, then, to realize that most of the adverse conditions we observe in old masonry were never supposed to develop and are, in fact, the result of decades of neglect. The restoration of historic masonry has only come into existence as the remedy for extreme neglect.

Special Focus

The opinions expressed in this article are those of the author only and do not necessarily reflect the opinions or views of ASHI. The information contained in the article is general and readers should always independently verify for accuracy, completeness and reliability.

COMMON CONDITIONS

Eroded mortar. The condition that we most regularly see in old masonry is mortar eroded out from head and bed joints. This is normal and is the main reason that early masonry must be routinely pointed when the condition gets excessive.

Failing masonry arches. Masonry arches that are failing is another common condition present in old masonry buildings. I occasionally hear fellow home inspectors claim that shallow masonry arches are destined to fail, but that is not true. Masonry arches of any configuration are incredibly strong and designed to last forever. They fail when neglected.

As mortar erodes out of the joints, an arch drops down out from under the masonry above. The arch can then even begin to rotate forward or backward out of the system. Notice that, in most cases, only a small portion of the masonry over the arch settles down with the arch.

This reveals another interesting fact about arches: The hardest an arch ever works is during construction, when all the work above is green and completely saturated, making it a significant dead load.

Once the work sets up, an arch no longer supports much load thanks to the interlocking of the masonry units in the system. Occasionally, we see arches that are failing due to foundation settlement or upheaval, but most fail due to neglect.

Uneven brickwork. Sometimes, we see brickwork that is no longer straight and level or even slightly bowed outward, and yet there are no significant cracks in the masonry. Certainly, the brick was originally laid to a line and the work was once both straight and level.

HOW THEN DID THIS OCCUR?

Lime mortar is surprisingly durable. Among its most valuable assets is the ability to survive ongoing settlement by constantly re-sealing, resulting in small separation cracks between the mortar and bricks or in the mortar. This phenomenon is known as “autogenous healing.” Portland cement–based mortar can do this to a small degree, but not as well as lime mortar. This self-healing process is easier to comprehend once the fascinating science behind how lime mortar sets up is fully understood.

An inspector might occasionally notice bits of seashells in the mortar of old masonry buildings near the coast. It would be easy to conclude that the shells were crushed and used as aggregate in the mortar, but shells are an unlikely source of calcium carbonate from which lime is extracted.

Limestone is the most common source of calcium carbonate, but chalk, marble, aragonite and coral are other sources. Any of these various forms of calcium carbonate, when sufficiently heated, release carbon dioxide to become calcium oxide (also known as quick or burnt lime). The super-heated material usually retains its original shape. When water is added, the material disintegrates into a mush known as slaked or hydrated lime (calcium hydroxide). The moisture in calcium hydroxide locks out carbon dioxide, preventing it from naturally re-bonding with carbon oxide to return to its original state—calcium carbonate. To be clear, carbon dioxide and calcium oxide are attracted to each other and will bond together to return to calcium carbonate (limestone) when moisture evaporation permits it.

MAY 2021 • www.ASHI.org

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Special Focus

THE SCIENCE OF LIME MORTAR

Lime mortar is sand mixed with hydrated lime and water. The setting of lime mortar is a slow, ongoing process that occurs as moisture evaporates from the mortar, permitting hydrated lime to return to carbon oxide, which then bonds with carbon dioxide to return to its original state, calcium carbonate. This natural and automatic return of hydrated lime to calcium oxide and then calcium carbonate is what makes lime mortar set up.

The calcium carbonate has set up to become limestone in the pores, nooks and crannies of the brick. You might recall a time when a bag of hydrated lime in your shed dried out to become one solid, hard mass. That is exactly how the lime in mortar sets—through evaporation and exposure to carbon dioxide.

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ASHI Reporter • MAY 2021

Autogenous healing then occurs because the transition from hydrated lime back to calcium carbonate is a slow ongoing process.

Hydrated lime can remain in the system for decades and migrate into cracks where it finally dries to bond with carbon dioxide and set as calcium carbonate (limestone). As cracks develop through settlement, they are constantly filled with hydrated lime that re-bonds to the bricks and re-seals the system. That is why one can see old brickwork that shows significant settlement and bulging and yet cracks are not present. The system is constantly healing itself if hydrated lime remains in the system.

Mortar is generally what offers a masonry system a degree of flexibility. Anyone who has been inspecting homes for a few years has probably observed that cracks more readily develop in foundation blockwork than in the brickwork.

THERE ARE TWO REASONS FOR THIS:

• Concrete blocks are larger units (six bricks to one block).

• Brick masonry has a significantly higher percentage of mortar (roughly 20% for brickwork and 5% for blockwork)

Special Focus

EXAMPLES OF MASONRY DEFECTS Brittle brick. In the 1970s, the company I worked for was installing the masonry for two new schools in the Herndon, Virginia, area. The architect had called for an extremely dense and brittle brick to be laid up with type-S mortar (highly cementitious, with an above average pounds-per-square-inch [psi] rating). Within a year or two, both buildings had significant vertical settlement cracks. The architect learned the hard way what is obvious from these observations— mortar offers masonry flexibility, and lime mortar is particularly flexible and durable. A good mortar will also act as a wick to draw moisture out of the masonry to evaporate. Lime mortar is especially flexible and permeable.

Exterior wall bowing. Occasionally, I have seen an entire exterior wall surface significantly bowed outward. In these cases, the interior wall surface, which typically bears the weight of the floor and roof framing systems, remained plumb and level. Apparently, the outer wythe of brickwork in these instances separates from the inner wythes.

I CAN ONLY GUESS WHAT CAUSES THIS CONDITION, BUT TWO LOGICAL CAUSES MIGHT BE:

1. E xpansion of the mortar, year after year, from freezing.

Typically, this occurs in a wall surface that does not experience direct sunlight and remains perpetually saturated.

2. Moisture intrusion down through the center of the wall from a neglected parapet or flashing. Sometimes, the interior masonry was not set in lime mortar, but rather in clay mortar, which can easily wash away.

The real cause remains a mystery until the wall is disassembled to reveal what was going on, but I believe the first scenario to be the most likely cause.

Continued on Page 16

DO YOU HAVE AN IDEA FOR AN ARTICLE IN THE ASHI REPORTER? The Reporter is always looking for new articles on topics such as technical reviews, marketing ideas and helpful business practices for home inspectors.

Personal or business-related stories that share a new spin on the home inspection world are also welcome.

Send your article ideas or submissions to stories@ashi.org.

THANK YOU!

MAY 2021 • www.ASHI.org

15

Special Focus

Continued from Page 15

IMPORTANCE OF POINTING

The main task of an historic masonry restoration is the replacement of mortar that has eroded away or simply fallen out. The proper term for this practice is pointing the masonry. It is often wrongly termed re-pointing or tuckpointing, but re-pointing would suggest that the system has been pointed before and tuckpointing is a process through which mortar joints are made to look smaller than they are.

Pointing or “pointing up” are the common terms used to describe the process.

THERE ARE TWO MAIN GOALS IN POINTING HISTORIC MASONRY:

• restore the masonry, as much as possible, to its original appearance • match the original mortar ingredients to preserve the flexibility and permeability of the system Over time, as the mortar erodes out of the original masonry, the sharp corners of the bricks weather (spall away) to become rounded. The rounded edges of the weathered bricks make pointing the masonry challenging because installing new mortar out to the face of the brick makes the joints appear larger than they originally were due to the rounded corners. The appearance of the masonry has thereby been changed and cannot be considered a true restoration of the masonry. Mortar then needs to be installed only out to where the brick edges begin to round out.

Another common mistake is pointing the masonry with a standard type N or O mortar, both of which have Portland cement in them.

The cement makes the mortar harder and less flexible. It also repels moisture more, which holds moisture in the system longer than lime mortar. Using a cementitious mortar and installing the new mortar out to the face of the bricks is especially harmful. The larger cementitious mortar joints curving up and over the weathered bricks hold the moisture in the bricks where it freezes and spalls away brick material. In short, pointing historic masonry improperly not only makes the masonry look unsightly, but accelerates the deterioration of the system.

16

ASHI Reporter • MAY 2021

Special Focus

General decay. One of the most tragic conditions we see in historic masonry is harm caused by masons who lacked the knowledge and expertise needed to correctly restore old lime mortar-based masonry. Some of these conditions result in excessively large and smeared mortar joints and the surface of bricks spalling away. An explanation of the science behind historic masonry restoration will touch on why these conditions develop.

RESTORING HISTORIC MASONRY

The mortar should be installed to the point that the edges of the bricks begin to round to the face, which will keep the head and bed joints the thickness that they originally were. The mortar should be tooled smooth to bring lime up to make the joint surface dense and thereby weathertight. Finally, keep the mortar damp for several days for it to properly cure. The completed work can be cleaned, if necessary, with water and a solution made specifically for cleaning masonry.

For those interested in how to best restore historic masonry, it begins with the development of a near identical match of the original mortar in both color and softness. First, find a sand in your area that best matches the size of the sand in the original mortar. I was fortunate in that Riverton Corporation, a cement and mortar manufacturer in Front Royal, VA, had a laboratory. I was able to send a sample of the sand I intended to use, along with samples of the original mortar, to their lab where they analyzed it and reproduced it, even adding any tint needed to match the color.

Unfortunately, Riverton Corporation was purchased by another manufacturer and that lab might not still be in operation. If the mason cannot find a lab in the area to arrive at the composition of the original mortar, the mason must experiment with the portions of sand, hydrated lime and tint to arrive at the right cured mortar.

Where mortar joints are to be pointed, the existing mortar needs to be removed to a depth of roughly two to three times the height or width of the joint (0.75-1.5 inches). Clean out the open joint with compressed air or water. Soak the masonry the night before you intend to point it. This is a critical step. If the masonry is too wet, water will pool between the new mortar and the brick. If the masonry is too dry, it will pull the moisture out of the mortar. Either of these conditions will prevent the mortar from properly setting and bonding to the bricks.

Continued on Page 18 MAY 2021 • www.ASHI.org

17

Special Focus

REPAIRING HISTORIC MASONRY

Repairing historic masonry can be equally challenging, requiring the ability to think outside the box. Recently, a fellow home inspector contacted me because his congregation’s historic masonry church, built in the 1840s, was severely damaged by the arm of a bucket truck while the structure was being painted. The solid masonry wall was pushed inward several inches. The inner wythes of brickwork fanned inward and apart, which separated the plaster from the wall and caused some stair-stepped cracks to radiate out through the system.

They wanted advice on how to best repair the masonry. After seeing the damage, I told them I would have to ponder the condition for a day or two before making a recommendation. Taking a few bricks out at strategic locations might allow everything to settle back down to close, but in the end, I recommended placing lumber against both the inner and outer surfaces of the masonry and drawing the lumber together with threaded rods, washers and nuts, much like a vice.

The mortar joints had separated so cleanly from the bricks that the masonry all came back together perfectly. There is no way to know if autogenous healing will occur, but this was the least obtrusive way to restore the masonry. Once the plaster was reapplied to the inner surface and the exterior painting was complete, no one would never know that the damage ever occurred.

Sometimes, it does become necessary to remove and replace bricks. When individual bricks are soft and have either worn to become too rounded or the face is spalled away, then it is best to remove and replace them.

Lime mortar is easily chiseled out around these bricks, but if the work has been pointed with highly cementitious mortar, the task can be much more difficult. It actually can become less damaging to chisel the brick out of the hard mortar so the mortar can then be more easily separated from the remaining bricks. Again, restoration requires an adaptive approach—thinking outside the box.

THE ROLE OF THE HOME INSPECTOR

Historic masonry is a testimony to intelligent, skilled craftspeople who fully understood every aspect of their trade. Many of these structures have suffered greatly due to a lack of knowledge regarding how to best repair and restore them.

The restoration of historic masonry is a science and expertise that has been evolving since the 1980s. Trial and error over that time have revealed that if the work is not properly done, the alleged repairs are not only unsightly, but accelerate the future deterioration of the system. It is paramount that home inspectors alert buyers of these structures of the importance of seeking the services of only a reputable mason who specializes in the restoration of historic masonry.

18

ASHI Reporter • MAY 2021

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MAY 2021 • www.ASHI.org

19

SMART INSPECTOR SCIENCE

CANTILEVERED DECK ISSUES

A “CANTILEVERED” DECK OR BALCONY IS HUNG ON THE SIDE OF A BUILDING WITH NO SUPPORT POSTS. TYPICALLY, THE HOME’S FRAMING JOISTS ARE EXTENDED BEYOND THE ENVELOPE TO SUPPORT THE DECK. DECK FLASHING DONE RIGHT Here’s what to look for with deck flashing (Illustration X039). Deck boards must be spaced to allow drainage near the wall. Flashing above the deck must originate behind the siding and extend to allow drainage over or around the deck boards.

Also, two-part flashing must be placed around the joist and lapped over the moisture-resistant wall covering below.

Note that the structural deck joist is an extension of the home’s wood joist framing. This is common in residential construction.

Photo 1. Cantilevered deck.

Illustration X039 Cantilevered Deck Flashing.

A REAL-LIFE EXAMPLE

From above, the deck shown in Photo 1 looks fine—or at least the fresh paint and caulk look good. But maybe the paint is a clue that someone’s trying to hide something.

As we look for deck flashing near the rule, we can’t see any flashing through the caulk (Photo 2), but we can see a deck board tucked into/under siding and pitched into siding (the ruler shows the pitch discrepancy). The deck board directs water into the wall and over the top of painted brick veneer.

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ASHI Reporter • MAY 2021

Photo 2. Deck flashing.

Tom Feiza has been a professional home inspector since 1992 and has a degree in engineering. Through HowToOperateYourHome.com (htoyh.com), he provides high-quality marketing materials that help professional home inspectors educate their customers. Copyright © 2021 by Tom Feiza, Mr. Fix-It, Inc. Reproduced with permission.

FRAMING CONCERNS

Sistered joists are visible beneath this deck (Photo 3), but the sisters are not supported at the ends and provide no structural support. Maybe they’re just a fresh nailing surface.

By Tom Feiza, Mr. Fix-It, Inc. HowToOperateYourHome.com

We can also see more clearly that the deck board actually extends over the top of brick veneer, allowing water to drain into the wall. Luckily, the deck is protected by a wide overhang so water exposure is limited, but I would still check the brick veneer and the home’s interior for water intrusion damage.

THE TAKEAWAY

Cantilevered decks and balconies always raise concerns regarding improper flashing and control of water. You must watch for serious rot, water intrusion and structural issues.

Always identify these and consider recommending further evaluation.

TO LEARN MORE, ATTEND TOM’S TECHNICAL PRESENTATIONS AT EDUCATIONAL SESSIONS FOR ASHI CHAPTERS. Tom can also provide his knowledge for your educational event; contact him at Tom@HTOYH.com.

Photo 3. Sistered joists.

Viewing from the opposite direction confirms our suspicion: improperly sistered joists (Photo 4). There’s a new corner support post, but no structural beam over the post.

DO YOU HAVE AN IDEA FOR AN ARTICLE IN THE ASHI REPORTER? The Reporter is always looking for new articles on topics such as technical reviews, marketing ideas and helpful business practices for home inspectors.

Personal or business-related stories that share a new spin on the home inspection world are also welcome.

Send your article ideas or submissions to stories@ashi.org.

THANK YOU! Photo 4. Sisters, flashing and post.

MAY 2021 • www.ASHI.org

21

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ASHI Reporter • MAY 2021

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MAY 2021 • www.ASHI.org

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Special Focus

PRELIMINARY BUYER WALK -THROUGHS:

WHAT HOME INSPECTORS NEED TO KNOW

By Stephanie Jaynes, Marketing Director, InspectorPro Insurance

24

ASHI Reporter • MAY 2021

Stephanie Jaynes is the Marketing Director for InspectorPro Insurance, which offers ASHI members exclusive benefits through its program: InspectorPro with the ASHI Advantage.

Through risk management articles in the ASHI Reporter and on the InspectorPro website, InspectorPro helps inspectors protect their livelihood and avoid unnecessary risk. Get peace of mind and better protection with InspectorPro’s pre-claims assistance and straightforward coverage. Learn more at www. inspectorproinsurance.com/ ashi-advantage.

W

hile mortgage rates sit at historic lows, not all bodes well for house hunters.

Potential buyers nationwide face low housing inventory and subsequently high prices, leaving many to wonder how they ’ll ever secure their dream homes. And, eager to avoid bidding wars with other hopefuls, buyers’ real estate agents suggest that their clients pursue an unconventional time and money-saver: preliminary buyer walk-throughs.

MAY 2021 • www.ASHI.org

25

Special Focus

PRELIMINARY BUYER WALK -THROUGHS

Also known as consultation inspections, buyer consultations or walk-and-talk inspections, preliminary buyer walk-throughs are not home inspections. Rather, they are 30-minute meetings in which an inspector traverses the property with the potential buyers and calls out visible potential defects with a cursory glance. Because inspectors typically do not provide a report,and there isn’t enough time to provide a thorough evaluation, consumers who opt for preliminary buyer walk-throughs must rely on the information the inspector is able to verbally relay during the consultation. By getting a walk-through instead of a home inspection, potential buyers hope to make offers non-contingent on an inspection that will win them the deal.

But are preliminary buyer walk-throughs good for consumers?

How about for inspectors? And what liability do home inspectors assume when they act as consultants? In this article, we aim to answer these questions.

WALK-THROUGHS AND CONSUMERS

Most home inspectors agree that preliminary buyer walkthroughs are not in consumers’ best interests—particularly when they replace home inspections.

Dave Taurinskas, owner of Reassurance Home Inspection in Minnesota, is an ardent advocate for ceasing consultations nationwide. Taurinskas has spoken to independent arbitrators, real estate agents and recent homebuyers regarding the disadvantages of walk-and-talks. His argument: Many potential homebuyers believe that a walk-through will warn them of any defects that plague the property when it is unlikely that an inspector will be able to discover and disclose many significant defects in such a short survey. As a result, consumers may unknowingly purchase houses with major deficiencies, only to discover them after moving in.

“A walk-through consultation is not a home inspection, and it is not a substitute for a home inspection,” said Bruce Barker, 2021 President of ASHI and owner of Dream Home Consultants, LLC, in North Carolina. “Homebuyers should understand that, when they waive the home inspection, they assume the risk of incurring significant costs to repair defects that might have been discovered during a home inspection.”

Dave Klutch of Harmony Home Inspections, Inc. in Minnesota, agrees, stating that preliminary buyer walk-throughs are “watereddown inspection[s]” that serve real estate agents—not buyers.

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ASHI Reporter • MAY 2021

CONSULTATIONS AND INSPECTORS

Many of the home inspectors who perform walk-and-talk inspections do so to maintain relationships with agents. If they were to turn down a consultation, they fear their referring agents might give the job and future inspections to someone else.

However, not all real estate agents view walk-throughs the same way. In fact, Taurinskas knows a real estate agent who stopped using a home inspector because they did perform a consultation for a client instead of a home inspection. So, depending on the agent and your relationship, it can work both ways.

Furthermore, some home inspectors have concerns over whether buyer consultations damage the inspection industry at large.

Because there is no state or association standard of practice that officially establishes the scope and limitation of the service, and because the findings are so limited, some inspectors suggest that consultation inspections devalue the inspection profession. “[Preliminary buyer walk-throughs] desecrate our industry that we spent so much time developing over decades to be a respected part of the real estate process,” Taurinskas said.

OFFERING ALTERNATIVES

For inspectors unwilling to or uninterested in performing walkand-talk inspections, there are alternatives. Klutch’s solution for agents and consumers pressed for time: pre-listing inspections.

Pre-listing inspections are full home inspections that inspectors perform for sellers prior to listing properties for sale. (Hence the term “pre-listing.”) By getting an inspection before potential buyers even see the house, sellers hope to fix or disclose defects ahead of time, thus increasing the likelihood of a faster, more profitable sale. “[Sellers] can throw [the pre-listing inspection report] on [their] dining room table,” Klutch said. “It shows full disclosure. It reduces real estate agents haggling over price. Everyone wins.”

A word of caution from the InspectorPro claims team: Pre-listing inspections can be dangerous to home inspectors. If you perform a pre-listing inspection and know (or reasonably believe) that a third party—like a potential homebuyer—may rely on your findings, you may have a legal duty to that third party. To circumvent that liability, talk to your insurance company and your attorney about the protections available in your pre-inspection agreement.

Alternatively, Taurinskas recommends that buyers offer a small amount of earnest money, like $1,000, and get a full home inspection with the promise to not make any demands based on the findings. Should the property fare well, the buyers can move forward with the purchase. Should the inspection discover excessive defects, they lose the $1,000 and the inspection fee, but get to walk away.

Special Focus

LIMITING LIABILITY

At the time of publication, both ASHI and InspectorPro Insurance neither endorse nor discourage preliminary buyer walk-throughs.

Based on InspectorPro’s claims data, it appears that such consultations do not present a significant risk to inspectors. However, should you choose to perform preliminary buyer walk-throughs, the following actions could limit your liability:

1. DETERMINE IF THERE ARE REGULATIONS IN YOUR STATE.

While ASHI and InspectorPro remain neutral regarding walkthrough consultations, your state might have a stronger opinion.

Before setting out to perform preliminary walk-throughs, verify whether any state regulations apply.

2. OBTAIN A SIGNED AGREEMENT.

As with all the services you provide, to qualify for insurance coverage, you need an agreement signed prior to entering the property. However, your contract for preliminary buyer walkthroughs should be different from your standard pre-inspection agreement. This contract should explain the limited scope of your consultation and underscore that it isn’t a home inspection and is, therefore, not in compliance with any state or association standards of practice.

Unlike a full home inspection, it may be appropriate to have one agreement for multiple consultations should the consultations be on the same day and for the same client. If you perform walkand-talks for multiple clients or over multiple days, you must have separate agreements.

Unsure of how to draft an agreement for your preliminary buyer walk-throughs? In addition to consulting a local attorney, review your insurance policy’s requirements for inspection contracts.

Also, ask your broker if your insurance provider has any sample agreements for preliminary buyer walk-throughs available.

3. DO NOT PROVIDE A WRITTEN REPORT.

When performing a preliminary buyer consultation, never provide a written report. Doing so could give the impression that your clients should rely on the walk-through as they would an inspection. By sticking to just your verbal comments, you limit the risk of consumers conflating walk-throughs with true home inspections.

4. RECOMMEND A FULL INSPECTION.

In your preliminary buyer consultation’s agreement—and at every other opportunity you get—recommend that, should your clients’ offer be accepted, they have a full residential home inspection performed.

RECOMMENDING AN INSPECTION DOES THREE THINGS: • reminds consumers that consultations are not home inspections • protects potential homebuyers from purchasing homes with devastating defects that aren’t possible to uncover during a walk-through • safeguards your business should a consultation client try to claim that you are responsible for issues they uncovered at the property based on your limited walk-through

PRELIMINARY BUYER WALK -THROUGHS

“Why would a seller balk at having a full inspection if no demands are going to be made from that inspection?” Taurinskas said. “[The potential buyers] don’t have to give a reason to back out of the house, [so they don’t have to give an additional disclosure statement]. … [Instead,] the seller gets to keep the $1,000…and put the house back on the market.”

“I WOULD BE RELUCTANT TO PERFORM A WALK-THROUGH CONSULTATION IF I KNEW IT WAS A SUBSTITUTE FOR A FULL HOME INSPECTION,” Barker said.

“IN MY OPINION, FOR MY COMPANY, IT IS NOT WORTH THE POTENTIAL OF A DISSATISFIED CLIENT.” Note that if you provide a full inspection after a consultation inspection, you will need to obtain a separate agreement—signed prior to each service—for both.

Providing the education so that potential homebuyers understand the scope and value of a full home inspection protects both your clients and your business.

CONCLUSION

Should your business provide preliminary buyer walk-throughs?

Or should it oppose them? As a home inspector, it’s up to your individual discretion. Having read the insights and cautionary notes presented in this article, we hope that your choice is a more informed one.

MAY 2021 • www.ASHI.org

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29

Business Tips for Home Inspectors

INSPECTING YOUR DIGITAL HOME

By Inspect.com

Inspect.com is an online marketplace for the public to connect with qualified inspectors across the country. Get discovered and share your expertise. Add your listing to Inspect.com

W

hile you devote time to inspecting your clients’ homes to ensure their safety, you also should consider making time to inspect your own digital home.

The entire internet is your digital home. Everything about you on the internet is your digital footprint. It’s important to keep your digital home safe and functional, and it’s always a good time to review and update your digital presence.

Why? Because a clear digital presence is a major element of your business branding.

KNOW WHERE YOU ARE

To start your digital housekeeping, you need to know where you are on the internet. Do a Google search for your business name.

Make a list of all the places your business name appears in the results. Keep a spreadsheet of the URL addresses for reference.

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ASHI Reporter • MAY 2021

CLEAN THE LIST

If you haven’t checked your online presence lately, you may be surprised at where your name shows up. Clean up any references that are outdated by posting new photos and ensuring that your logo is current. Remove or delete any references to your business that no longer serve your business.

CHECK YOUR WEBSITE

Your website is your digital home. You want it to be as safe and sound as any property you inspect. Just like you want to be comfortable in your own home, you also want site visitors to be comfortable in your digital home. You want them to find your website quickly and, once there, be able to easily access information.

You might think that your website looks good and works well, but remember that first-time visitors to your site—your future clients—might look at it with a different lens. If your website is difficult to navigate or hides important information that can allow customer connections, you should rethink your site. It might be as simple as finding a new theme on the platform or app you use to design your site. You also might want to ask a few people you trust to review your site and suggest ways to improve it.

Business Tips for Home Inspectors

The opinions expressed in this article are those of the author only and do not necessarily reflect the opinions or views of ASHI. The information contained in the article is general and readers should always independently verify for accuracy, completeness and reliability.

GOOGLE SEARCH CONSOLE

Connect your website to Google Search Console so that you’ll have access to data about your site. Beginning in May 2021, you can receive ranking reports on Google’s Core Web Vitals. These web vitals measure signals about how easy your website is to use. They are designed to help you improve the user experience on your website.

CHECK YOUR SITE SPEED

People online, especially on mobile devices, don’t want to wait for your website to load. If your website doesn’t load in three seconds or less, visitors may be off to your competitor no matter how appealing your website is. Speed is important and it is part of Google’s Core Web Vitals. Google Search Console reports on the speed for your pages.

THE HOME PAGE EXPERIENCE

Your home page, or landing page, may look nice, but if it doesn’t give customers a good experience, you aren’t winning with engagement. Take a look at your home page and make sure that a visitor will immediately know what you do by reading only 25 words or less. They should know how to contact you to schedule an inspection and they should understand your pricing schedule.

After you’ve given your visitors easy access to that information, they will probably look at the rest of your site. Make sure your navigation menu displays and that you keep options to a minimum; providing too many choices can be confusing.

Check your “About” page. Does it explain how you help your clients? Your background and years of experience, such as degrees in related fields and professional memberships, might help build trust, but be sure to keep your descriptions brief.

BROKEN LINKS

Clicking on a link and having it go nowhere is frustrating for a visitor to your website. Be sure to repair those “broken links” so they go to a working URL. Google Search Console displays any broken links so you’ll readily know what to fix.

MOBILE FUNCTIONALITY

THOSE OTHER PLACES ON THE WEB

Presenting a consistent image is the most important aspect of your digital footprint across the entire internet. Consistency builds brand awareness. If Superstar Inspections is red, white and blue on the website, but green and beige on Facebook, potential clients might not instantly recognize the brand. They’ll wonder if the two businesses are the same or in competition. Brand awareness is key to recognition and building trust with customers. Make sure you present the same message wherever you are on the internet.

SOCIAL MEDIA

Social media sites like Facebook and Instagram allow you to build awareness outside of your website. Think of them as marketing tools, but not your home base. You own your website but rent space on social media. Always include a link to your website on social media. If Facebook disappears tomorrow, you want customers to know where you are.

LIST AND MARKETPLACE SITES

From Yelp to Home Advisor to Redfin to Inspect.com, your business listings help customers discover your inspection service.

Once again, keep your information consistent with your website and check each listing to make sure your information is current.

GOOGLE MY BUSINESS

Google offers a free listing tool to help customers discover your business. Google My Business is a free listing service that positions your site in Google search and Google Maps. It only takes a few minutes to set up.

Once your listing is verified, you can update with specials and posts to keep customers informed. Because Google is the largest search engine, your presence on Google My Business boosts Google’s awareness of your business activity.

REVIEWS AND TESTIMONIALS

Reviews and testimonials help prove that your business has met your clients’ expectations. These are part of your digital footprint, so it’s important to keep track of what your customers say.

Because all testimonials and reviews are part of your digital footprint, it’s important to respond to negative reviews. Use the same skills you use in your inspection reports—be professional and objective. Your answers will become part of your digital footprint.

Addressing negative reviews is a reflection of your professionalism.

In the age of mobile devices like smartphones and tablets, it’s imperative that your website is mobile-friendly. That means it adjusts to various screen sizes and remains easy to read and use. Google Search Console also reports on your mobile usability.

YOUR ONLINE HOME INSPECTION

If you are using WordPress as a platform for your content, you may need to update to a mobile-compatible theme to improve your mobile functionality. Or, if you use a different platform or service, you may need to work with a developer to improve mobile functionality.

At Inspect.com, we believe your website is your digital home for your online presence. Keeping up to date with your digital footprint makes it easy for clients to recognize your brand and ask for your service. Sign up for a free listing on Inspect.com.

Take the time now to spring-clean your digital footprint. Your website will serve your business and customers will know how to do business with you.

MAY 2021 • www.ASHI.org

31

Home Inspectors' Forum

HOME INSPECTORS’ FORUM

THERMAL IMAGING: PART 2

Many home inspectors incorporate thermal imaging into their home inspections—so many, in fact, that due to the volume of excellent responses from ASHI members, this is the second installment of a two-part article. Part I was published in the April 2021 issue. We asked ASHI members to share their perspectives on thermal imaging and infrared cameras and, on the pages that follow, you'll read what some of them said to answer the questions: • Do you have a thermal imaging / infrared camera and, if so, do you use it?

Why or why not?

• If you do, offer tips or strategies for best practices and share what was important to you when selecting a camera for purchase.

• Also, what other principles should home inspectors consider if they are thinking about adding thermal imaging to their inspection toolkit?

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ASHI Reporter • MAY 2021

Home Inspectors' Forum

The opinions expressed in this article are those of the authors only and do not necessarily reflect the opinions or views of ASHI. The information contained in the article is general and readers should always independently verify for accuracy, completeness and reliability.

SEAN M. MCKENZIE Burlington Home Inspection Service Ltd., Burlington, VT It is hard to ignore the potential that infrared (IR) imaging has for home inspection. With this in mind, I bought a camera at InspectionWorld® a few years ago. It is an FLIR C3 that looks like any compact digital camera. Frankly, I chose it for its price, which was what I felt I could afford at the time. I contemplate getting further educated in order to add IR as an additional service. For now, I use it sparingly and that works well for me for various reasons, including how clients and references see me when shopping for an inspector. I've had the occasion to see inspection reports that use IR photos sprinkled throughout the report, but without explanation. It looks impressive ,but doesn’t seem useful. I decided to strive to make my use of IR clearly relevant to a specific observation.

EXAMPLES: • I f a home is heated with radiant floor piping or electric radiant heat, I will use it to help verify that the heat is working and where it claims to be. It can reveal some odd arrangements that the client appreciates seeing. At one inspection, a concrete garage floor was supposed to have radiant piping; the camera showed the heat pattern in only half of the garage.

• If I suspect a leak that could be old or something hidden, I will use it and then follow up with the moisture meter to confirm. I only do this if the area or spot isn’t obviously wet.

• I t is occasionally useful during the heating season here in Vermont to help answer a client question about energy loss at a specific location.

• M y son, who is an inspector in Florida, uses his IR camera at shower enclosures that otherwise look just fine—wow.

In short, I use a thermal imaging camera as a supplement to what I see and to my (professional) opinion, similar to my camera or my receptacle tester/analyzer. As the saying goes, “a picture is worth___”

MATTHEW STEGER Preferred Home Inspection Service, LLC, Murfreesboro, TN I have an IR camera and have been offering infrared thermography for about five years now. I took and passed the ITC level 1 infrared thermographer class. I use it for many inspections as an extra tool to help locate various potential issues such as overheated electrical connections and components, missing wall or ceiling insulation, potentially hidden leaks from plumbing or at roofs or foundations, as well as cold or hot air infiltration. I charge extra for this service as it requires additional training and equipment, plus adds some time to the inspection.

I recommend you get properly trained to use your IR camera before ever using it at an inspection. I see many inspectors post IR images on social media, but they have no idea what they are looking at. That only potentially hurts them, their business and their clients, and it potentially hurts our industry. Infrared thermography is a complicated thing, but with the proper training from a reputable company and a good resolution IR camera, it can help you stand out and also help lower your liability, as the IR camera can help you find things you may have otherwise missed.

When choosing an IR camera, brand and resolution is everything. I see some inspectors use only the small IR add-on cameras to their smart phones. These generally have low resolution and aren’t really for professional use. A good quality mid- or high-resolution IR camera can mean all the difference in finding an issue and totally missing the issue and obtaining proper temperature readings. Proper training will also cover things like emissivity and camera settings based upon your environment.

Choose a mid or high-resolution IR camera from a reputable brand and supplier. Buy the highest resolution that you can reasonably afford to do the job right. Then, get properly trained. Only then, after you've passed the training course and are confident that you know how to properly use the IR camera and properly decipher what the camera tells you, should you use it professionally during an inspection.

Continued on Page 34 MAY 2021 • www.ASHI.org

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Home Inspectors' Forum

TODD THUSS Integra Inspection Services, LLC, Madison, AL I own two thermal cameras, a higher-end unit and one that attaches to a smartphone. I have found that infrared capability is a good tool to have, but I don’t use it regularly. For instance, it ’s not amenable to carry around in a crawlspace. I tend to grab an infrared camera to dig into a potential issue, such as a suspected water leak/intrusion or missing insulation. In the case of water intrusion, I always follow up with a moisture meter for verification.

Infrared thermography requires training and discernment, too, in order to use it effectively. When using it for finding water intrusion, the user is looking for temperature differences. Such differences are not guaranteed to be present and depend on other factors, making thermography less than a slam-dunk as a diagnostic tool (in my opinion) when looking for water intrusion.

My recommendation is to purchase a unit as inexpensive and small enough that you’ll actually use it, then get some training. It has its place in home inspection and is one of several tools that we should all have and be proficient with.

THANK YOU TO ALL THE ASHI MEMBERS WHO SUBMITTED RESPONSES TO THIS TOPIC, PUBLISHED IN THIS AND IN THE APRIL 2021 ISSUES OF THE ASHI REPORTER.

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DO YOU HAVE AN IDEA FOR AN ARTICLE IN THE ASHI REPORTER? The Reporter is always looking for new articles on topics such as technical reviews, marketing ideas and helpful business practices for home inspectors.

Personal or business-related stories that share a new spin on the home inspection world are also welcome.

Send your article ideas or submissions to stories@ashi.org.

THANK YOU!

MAY 2021 • www.ASHI.org

35

ASHI AWARDS 2020

ASHI AWARDS 2020 MONAHAN AWARD WINNER: VICTOR G. FAGGELLA, P.E. ASHI members take pride in receiving the award created in memory of the man who led the society in its early years as Executive Director. Described as a visionary who maintained the organization’s focus on valid standards, combined with strict conscientious business practices, Philip C. Monahon set the bar high for the leaders who have followed. In addition to recognizing an outstanding member every year, ASHI donates $500 to the Newton-Wellesley Hospital, Newton, Mass., in the name of deceased member Philip C. Monahon.

COX AWARD WINNER: REUBAN SALTZMAN Accepting special assignments and working behind the scenes, he was the perfect fit for an award described as follows: Every organization has its unsung heroes, who labor quietly in the background, but with great dedication. The Ironman Award, established in 1998 by John Palczuk, recognizes an individual member who has given time, energy, talent and determination to ASHI over a long period of time and with little recognition.

PRESIDENT’S AWARD WINNER: BRUCE BARKER The President’s Award, given for outstanding service to the President and the Board of Directors for a specific year.

IRONMAN AWARD WINNER: BRYCK GUIBOR John Cox served on a national committee, taught week-long seminars and routinely inspected homes, although numerous operations on his legs due to diabetes meant using crutches and a wheelchair to do so. Nevertheless, it was dedication and service to two ASHI chapters that earned the greatest respect from his peers.

STAFF AWARD WINNER: KATE LAURENT The Staff Award is given by the President to a member of the team who exemplifies ASHI’s values. This is given to someone who has truly gone above and beyond their expected duties.

This award isn’t given every year as it is entirely up to the President to award a member of the ASHI team. Kate Laurent was given this award as she exemplified the ASHI can-do spirit by leading the ASHI team and managing many outside partners to successfully launch a completely redesigned website during a pandemic. Her dedication to this project and devotion to ensuring its ultimate success was not only commendable, but recognized by her peers, manager and the ASHI President.

36

ASHI Reporter • MAY 2021

MAY ANNIVERSARIES CURRENT ASHI MEMBERSHIP

ASHI Certified Inspectors:

3,241

Inspectors:

266

Associates:

2,242

Retired Members:

106

Total: 5,905 Members as of 4/01/2021

FORTY YEARS

TWENTY YEARS

TEN YEARS

Lon Grossman

Bruce C. Czech George A. Jellison Todd Johnson James Makara Mark Panetti

James Adkins John J. Botto John A. Ciambello Don Fountain Keith S. Holsinger Lee Kastberg Jesse K. Makainai Jeffrey Tosh James J. VanSuch

THIRTY YEARS Charles Itte Paul Maida Keith A. Oberg

TWENTY-FIVE YEARS Michael A. Brisbin Jim Fahs Russ Garmon Gary L. Gentry Timothy J. Hull Anthony Infelise Arnis E. Kengis Rick Lobley Tate Mackenzie Christopher L. Miller Sr. Peter Muehlbronner John Olson Hans Peters Gary Roark Troy Rudy Brian Vanden Heuvel

FIFTEEN YEARS Michael J. Ashburn Kathleen Barbee Charles Buell Steve Calhoun Bernie F. Catanzareti Jim Cook Michael J. Harrison David Jenkins Reis Pearson Felix A. Pena Jim Robinson David D. Thompson Gary Tucker

FIVE YEARS Bill Bryan Timothy W. Fisher Henry Handback Michael S. Humphries Dennis Maddux Matthew Scharf Joshua Supik Paul Tieche Roland G. Zapata

MAY 2021 • www.ASHI.org

37

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

Postcards from the Field

Note: By sending in your postcard(s), you are expressly granting ASHI the right to use the postcard and your name with it in the ASHI REPORTER and in other publications ASHI may select.

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Jimmy Conk Start @ Home Inspection s Smithtown, NY

Jimmy Conk Start @ Home Inspections Smithtown, NY

Another almost.

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Shower heads are overrated.

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Jeffrey Johansen Sr. Peace of Mind Home Inspections Strongsville, OH

Almost.

James Brock Boston Home Inspecto rs South Boston, MA

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ASHI Reporter • MAY 2021

James Brock Boston Home Inspectors South Boston, MA That step is finally fixed.

Nathan Shorette vice Candid Home Inspection Ser St. Louis, MO

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MAY 2021 • www.ASHI.org

39

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

Postcards from the Field

Note: By sending in your postcard(s), you are expressly granting ASHI the right to use the postcard and your name with it in the ASHI REPORTER and in other publications ASHI may select.

The clock says it’s time to update the electrical service.

have a Always good to ack. little extra sl

Matthew Steger WIN Home Inspection ter, PA Elizabethtown, Lancas

Rich Aiello I-Spy Home Boston, MA

The Coopers must have built this house!

Atmospherically cooled chimney.

Randy Foege Buyers Protection Group Naperville, IL

Clay Ridings Preferred Home Inspections Delaware and Pennsylvania n.

It fits better upside dow

Builder said there has to be an egress. So, he installed it.

Matthew Steger WIN Home Inspection Elizabethtown, Lancaster, PA

40

ASHI Reporter • MAY 2021

Jeffrey Johansen Sr. Peace of Mind Home Inspections Strongsville, OH

YOUR NATIONAL STANDARD FOR HOME INSPECTION.

YOUR NATIONAL NETWORK. Make it easy for potential customers to find you by registering in our online Inspector Database.

You’ll be listed as a qualified home inspector in your area and receive a free marketing toolkit to help promote your business. From talking points to social media posts, it has everything you need to stand out.

Grow professionally and connect with other home inspectors through our Facebook Page @NationalHomeInspectorExam.

Join the conversation about the home inspection profession, business development, questions from the field, and more in our private Facebook Group “NHIE Home Inspectors”.

For these resources and more, visit NationalHomeInspectorExam .org.

MAY 2021 • www.ASHI.org

41

ASHI EDUCATION ASHI VIRTUAL SUMMIT:

A COLLABORATIVE EFFORT TO SHARE EXPERTISE WITH HOME INSPECTORS

By Edwin Barrera, Director of Education

I

n March, ASHI delivered its first live virtual event, the ASHI Virtual Summit (AVS). This event not only provided excellent multiple webinars over several days, but also offered state-specific continuing education units, interactive elements in each session and a streamlined registration process.

presenters took on this challenge and worked to incorporate well-crafted poll questions into their already comprehensive content. With an average of four poll questions per session, attendees were responding to a poll question about every 20 to 30 minutes.

But before I go into what made the AVS such a success, I want to thank everyone who joined us for this event. It was thrilling to see the great interest in the event! I hope you found it to be an exciting adventure to attend a new virtual opportunity during these challenging times that prevent us from getting together for traditional in-person events.

We received great feedback on the overall event, the content and the speakers.

We also took note of the feedback that there should be more time for questions and answers. We tried to address questions during the event, but there were a lot of questions. For future virtual events, we plan to make adjustments to ensure that we provide more time for presenters to answer questions.

Thanks also go to the ASHI staff members who did their part to make this event successful. It was a team effort to prepare this event within a short time frame. Thank you, ASHI team!

Of course, as with any new venture using a new platform, we experienced some hiccups. We learned lessons we can apply to future events—to troubleshoot and streamline registration processes, and to strive for more efficiency in getting attendees onto the platform and into the sessions. But with the help and the in-the-moment expertise of the ASHI team, as well as the kind patience and understanding of our attendees, we were able to solve almost all issues in time for each session.

As I write this article, the ASHI education team continues to close out the ASHI Virtual Summit’s final tasks of proctoring exams, compiling data for certificates and affidavits, and confirming with states the attendance at each session.

The ASHI Virtual Summit attracted 375 attendees, most of whom attended the entire event. There were six two-hour sessions over three days, so most attendees earned up to 12 state CE units, as well as 14 ASHI CE units.

At the start of the planning for this event, I gave my team a goal of receiving CE approval from 12 regulated states, and they exceeded that goal by receiving CE approval from 14 regulated states. This was no small task, given the number of state applications, each with its own specific requirements. The team completed follow-up tasks to ensure that attendees receive state-specific CE units for attending the live virtual streaming of the sessions, all while meeting state deadlines for CE applications.

We were honored to have a stellar group of presenters—Shannon Cory, Bruce Barker, Reuben Saltzman, Miki Mertz, Mark Cramer and Mike Casey—all known experts in their fields. At the ASHI Virtual Summit, they presented the highest-rated sessions from InspectionWorld® 2020.

Along with presenting their highly rated and engaging sessions, we also asked them to help make the sessions “virtually” interactive and to help attendees retain the knowledge in this new format. Specifically, we asked all of the presenters to include topic-related poll questions during their sessions to satisfy specific state requirements for engagement and to confirm attendance.

Knowing the benefits this interaction would provide to attendees, all of the

42

ASHI Reporter • MAY 2021

I can’t imagine pulling off such an event in such a short time frame without the help of the entire ASHI staff, including team members who specialize in education, communication, creative and membership. Each person played an important role at very specific times to ensure a great ASHI Virtual Summit.

The presenters also did an amazing job preparing their presentations, making time to meet to practice, presenting their content and answering questions during the event.

All AVS attendees are now able to access the recordings of the sessions for which they registered on the event platform for the next three months. Certificates for the event were sent out at the end of March and affidavits were sent early in April.

The ASHI Virtual Summit is just the beginning! ASHI is excited for our plans to use our new insights to bring you more virtual educational experiences, which will include interaction and collaboration to help practice skills and apply new knowledge. We also look forward to continuing to bring you live, virtual and in-person events.

Thank you for your support of the ASHI Virtual Summit!

UPDATE

MAY 2021 • www.ASHI.org

43

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