Forum spring2016final by Jeannie Flynn

National Association

Home Inspectors, Inc.

NAHI.ORG

Spring, 2016

SPONSOR OF THE NAHI TRAINING INSTITUTE

TRAINING INSTITUTE

CONTENTS

SPRING 2016

COLUMNS Commentary | 5 New Members | 17 Legal News | 19 Climbing to the Top

2016 NAHI BOARD OF DIRECTORS President | Troy M. Bloxom, CRI Home Inspection Plus, LLC 17640 Lacey Drive | Eagle River, AK 99577 P: (907) 694-7587 homeinsp@mtaonline.net Vice President | Sean McKenzie, CRI Burlington Home Inspection Service 137 Mansfield Ave. | Burlington, VT 05401 P: (802) 238-6558 sean@burlingtonhomeinspection.net Secretary/Treasurer | Charles Kleindienst, CRI Open Sky Inspections 10800 Canaan Valley Ct. | Glen Allen, VA 23060 P: (804) 399-2329 openskyinspections@verizon.net Director | Curtis S. Niles, CRI, NIT Armored Home Inspections, LLC 1451 N. Hanover St | Pottstown, PA 19464 P: (610) 352-2212 nilesent@msn.com Director | Charles Allen, CRI National Property Inspections 713 Augusta Drive | North Aurora, IL 60542 P: (630) 879-5715 callen2777@sbcglobal.net Director | Steven Burnett, CRI Journey Property Inspections, LLC 403 Burt St. | Tecumseh, MI 49286 P: (517) 920-2888 journeyinspection@gmail.com Director | Michael Holmes CRI Holmes Inspections, LLC 5891 Picarn Rd. | Jackson, MI 49201 P: (517) 740-7035 holmesinspectionsllc@comcast.net Director | Peter Rossetti, CRI Pete’s Friendly Home Inspection, LLC 1227 N Peachtree Pkwy | Peachtree City, GA 30269 P: (678) 329-7198 pete@friendlyinspector.com

Build Your Own Business (BYOB)... | 22

NAHI® is a non-profit association dedicated to promoting and developing the home inspection industry. NAHI®’s objectives are to further the professionalism of the home inspection industry by promulgating standards of practice to provide a consistent method of performance of home inspections; to promote educational opportunities to benefit its members, the home inspection industry, and consumers of home inspection services; to inform the public of the importance of a reputable home inspection as an integral part of the residential real estate transaction; and to protect consumers from fraudulent, misleading, or deceptive practices. The NAHI® Forum is available free of charge to members of the National Association of Home Inspectors and those interested in the promotion and development of the home inspection industry. Statements of fact and opinion in this publication are the responsibility of the authors alone and do not imply an opinion on the part of the members, directors or staff of NAHI®. Material may not be reproduced without written permission.

Executive Director | Claude McGavic (800) 448-3942 | claude@nahi.org

4426 5th Street West | Bradenton, Florida 34207 (800) 448-3942 | Fax: (941) 896-3187 info@nahi.org www.nahi.org

Spring, 2016 - The NAHI® Forum 3

REPORT WRITER

A PP

NAHI

RT WRI O T EP

THINGS YOU NEED TO KNOW ABOUT THE NAHI REPORT WRITER SOFTWARE The app will operate on both Android and iOS tablet devices. Archived reports and photos must be sent to and saved on a hard drive device (PC or laptop). Due to large sized report files, the reports should be sent using a g-mail account. Because real estate contracts allow home buyers to look for defects prior to purchasing a home, the NAHI Report Writer lists more than 1,500 of the most common defects a home inspector should be looking for during an inspection, and allows the home inspector to add unusual defects if any are found. State Standards of Practice generally expand the scope of a real estate contract inspection by requiring more information than just a list of defects, but the primary purpose of a home inspection is the identification of defects. By documenting a list of defects looked for, the inspector can demonstrate that the Standards were followed and whether or not any of the defects listed were seen. When signs of a defect are seen, the NAHI Report Writer prompts the home inspector to answer five questions:

Available soon in Google Play Store App Store 2. Where? (In the living room above the front door). 3. What should be done? (A repair should be made). 4. Who could take care of it? (A qualified roofing contractor can determine if roof repairs are needed and a general contractor can make inside repairs). 5. What could happen if it is ignored? (Property damage and mold). The NAHI Report Writer turns the list of defects into a Report Summary and for the convenience of the client, the Summary can always be found beginning on page 2 of the Home Inspection Report. The Report Details follow the Report Summary. It documents the thoroughness of the inspection by listing the types and kinds of components found, and lists the defects the inspector looked for and found during the inspection. The app requires the inspector to tell why a component which was present could not be inspected, but allows the inspector to delete individual components or entire systems if they are not present (Examples: A swimming pool and all its related components, or the roof, exterior, and foundation sections of a report for a condominium).

1. What makes you think a defect is present? (A ceiling is wet).

Currently in beta testing

FREE member benefit...coming soon 4 The NAHI速 Forum - Spring, 2016

Photo credit: depositphotos/©jtiloligo

COMMENTARY FROM THE NAHI .

PRESIDENT’S DESK By Troy Bloxom, CRI Home Inspection Plus, LLC

A GREAT start to 2016 with a convention in Clearwater Florida, involving many inspectors and well prepared instructors who provided very informative classes. It’s tremendous to be a part of an organization that is so supportive of the membership. The accommodations were very comfortable and the seamless way the hotel managed the event was exemplary as well as the support from our incredible staff. My personal thanks go out to all of the membership as well as the board for allowing me to again represent you at the national level. It’s an honor and is very humbling. The board has continued to remain fiscally responsible to the membership, diligently limiting expenditures and investing as we have needed into the organization and its ventures. The new NAHI report writing software launch at the convention has been well received. If you are unhappy with the software you are using or simply looking at new software you should investigate and compare what NAHI has to offer. The new NAHI Training Institute “house” has been renovated with sectioned areas for specialized training in all of the systems of a home inspection. Classes are filling up and getting into a rhythm that will allow NAHI to continue to grow and prosper. You should all be very proud of the training facility. If you are ever in the Columbus area, give Forrest Lines a call and schedule a visit. Be careful though, he may put you to work. Our business focus remains on training the best new inspectors as well as improving the level of inspection for those of us that have been around the block a couple of times. The variation that I see in the quality of home inspector’s abilities is remarkable, both with new inspectors as well as the seasoned ones in my area. Being the best inspector in your area will garner you great credibility, as well as respect from the clients you serve and from real estate professionals.

By Claude McGavic, CRI, National Association of Home Inspectors, Inc.

NAHI is on the move. The NAHI Training Institute (NTI) in Columbus, Ohio, is up and running. Arkansas is the latest state to approve 80 hour “Principles and Practices of Home Inspection” pre-licensing course. Arkansas joins Illinois, Indiana, Kentucky, Maryland, Mississippi, New Hampshire and Vermont. The new NAHI Report Writer software is in the final phases of beta testing and will soon be available as a free member benefit. NAHI is developing state-approved CEU courses for all states. As CEU state approvals are received, we will publish notices in the bimonthly Inspector Field Notes. Our conference was so successful, we have decided to go back to Clearwater Beach, Florida on February 2-3. Activities begin on the beach at the reception on Tuesday, January 31st. The members section of the NAHI website is undergoing a makeover, so please be patient as we move items around to make it easier for both the public and our members. You’ve probably read the new “digest” size of the NAHI Forum magazine. It’s smaller but more pages have been added to allow for more technical content to benefit the membership. We’ve received great response from members who are getting their dues paid just by getting someone to take the 80 hour “Principles and Practices of Home Inspection” training course in Columbus, OH. As always, we appreciate your loyalty to NAHI and wish you continued business success.

NEW EDITION - ENGINEERED WOOD CONSTRUCTION GUIDE The Engineered Wood Construction Guide, APA’s comprehensive and widely recognized guide to engineered wood construction systems, has been updated. The 92-page guide features detailed information on engineered wood products and specific recommendations for their use in a wide range of applications in residential and commercial construction. The guide includes information on selecting and specifiying plywood, OSB, cross-laminated timber, glulam, structural composite lumber, I-joists, and Rim Board®, as well as design recommendations for floor, wall, and roof systems, diaphragms, shear walls, fire-rated systems, and methods of finishing. Download the guide free of charge in PDF format or purchase a printed copy for $12.00. Visit www.apawood.org.

Spring, 2016 - The NAHI® Forum 5

Updates, Rehabs Remediation and Hazards Douglas Sidwell Better Home Inspections Cedar Lake, Indiana

Electric: Under this list we find inadequately sized panels, dangerous fire hazards, obsolete or antiquated electrical, improper installation and handyman wiring. Electrical panels that have a history of starting fires and those with telltale signs of failure such as burning or melting of internal components are a safety hazard and are reported as such. •

Solid Aluminum branch wiring has also caused fires but can be updated with Copalum connectors, receptacles and switches. All aluminum wiring should be treated with “NO OX” to deter oxidization and the possibility of arching. (1965 to 1975)

•

Knob and tube wiring is old and antiquated. It can become a fire hazard because the outer coating on the wire becomes brittle and breaks exposing the bare wire. It should be recommended for replacement. (1920’s to 1930’s)

•

Old 60amp fuse service is inadequate for today’s standards and usefulness.

Asbestos: Asbestos becomes dangerous when it is friable or airborne as it can then be breathed into the lungs, where it stays as it is not bio-degradable. That can happen when blown-in insulation containing asbestos is disturbed or when floors, roofing tiles and siding that contain asbestos are sanded, drilled, scraped, cracked or broken. Also compromised asbestos ductwork, fireplace parging and old plaster walls when disturbed can become friable. When asbestos is suspected, samples can be taken, sent to a lab and tested for verification. As long as these materials are left Photo credit: depositphotos/©Pellinni

6 The NAHI® Forum - Spring, 2016

undisturbed they present no problem. If it is decided they are to be removed or replaced, the additional cost of abatement and remediation must be considered. Common applications:

leaching has occurred, as remediation would involve decontaminating the soil and possibly the affected water supply. Many banks won’t close on a loan until tanks have been removed and remediation has been completed.

•

Vermiculite insulation was banned in the mid 1970’s.

Wells and water:

•

Vinyl asbestos floor tiles and some adhesives. (distinctive 9X9 tiles)

•

Cement asbestos roof shingles and siding.

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Inside old plaster walls, furnace ductwork and wrapping, mortar and fireplace parging.

Lead: Lead is a highly toxic metal and a very strong poison. Lead poisoning is a serious condition and can sometimes be fatal. Lead poisoning occurs when it is ingested or from breathing in dust that contains lead. Lead toxicity is rare after a single exposure or ingestion of lead. Most often levels of lead build up slowly in the body following repeated exposures to small quantities. Lead poisoning is particularly more harmful to children because of the damage to their developing brains and nervous system. Even though there are treatments to cleanse the body of lead, damage from lead poisoning cannot be reversed. Lead pipes have been suspected of being a health hazard since 1859 but it wasn’t until 1989 that their use was prohibited by law with the passage of the “Safe Drinking Water Act”. Water testing is always recommended when lead water mains are found. We recommend letting the cold water run to flush out the lines before drinking, use a filtering device or buy bottled drinking water. It is also recommended that those lead pipes be replaced at a convenient time in the future. Lead paint can become harmful when it is scraped, sanded or chipped as it could then be ingested or inhaled. Lead in paint was prohibited by law in 1978. Buried fuel storage tanks: Used for oil burning stoves and furnaces. Buried fuel tanks can contaminate ground and well water if any remaining fuel were to leach out once these metal tanks begin to rust through. Under new guidelines, any tanks discovered must be removed and remediated unless grandfathered in and legally decommissioned under the old guidelines. Cleanup costs can be very expensive, especially if

Wells can become contaminated from farm fertilizers (nitrates and nitrites) and coliform bacteria (E.coli). Testing is mandatory for VA and FHA loans. Radon can also be found to contaminate a well. Wells that are placed less than 75 feet from a septic tank or leach field are susceptible to contamination. Also wells less than 30 feet from the perimeter of the house can be contaminated if chlordane is used by exterminators to control termite activity. Wells containing sulphur can be identified by a rotten egg odor. The water heater tank can become contaminated with desulfovibrio bacteria which thrive in hot water in the presence of magnesium. The bacteria cause the hot water (not the cold) to smell like rotten eggs. A dry well, a well with dirty or discolored water or low yield could require a new well to be drilled. This condition can sometimes be brought on by seasons of drought. It is recommended to have the well water tested for quality and a yield test done by a licensed plumber. Private well users are responsible for testing their own water. The Department of Health recommends an annual test for coliform bacteria, nitrite and nitrate. Also testing should be done when: There is a change in water taste, color or smell. •

Flooding has occurred at the well and or standpipe.

•

There are pregnant or nursing women in the home or someone has an unexplained illness and the water is suspected of being at risk.

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A neighbor’s well is contaminated or flooding has occurred near their well and or standpipe.

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There are nearby industrial plants or agricultural activities.

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When any part of a well has been replaced.

Old or improper plumbing or drain systems: Cast iron and galvanized steel waste piping with cast iron drum traps, chrome P-traps, and galvanized supply lines installed up to the 1960’s can last up to 50 years. This has been a non-issue until now unless there were problems with leaking pipes but it should be coming up on the radar screen, as they are at or soon will be, at the end of their useful life expectancy.

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8 The NAHI速 Forum - Spring, 2016

Issues can arise due to improper materials or installations completed as handyman work. Typically, lead water mains can be found in homes built before 1986. Old inadequate windows, broken windows and insulation seals: These will be given a poor condition rating and recommended for repair or replacement. Replacement costs could add up quickly depending on how many windows will be replaced. Another consideration is the additional work involved on the exterior trim and cladding along with the interior wall finish, and casings. Constantly wet, leaking foundation walls and basement floor: This condition is indicative of clogged, broken or nonexistent drain tiles and sump system. Digging up the yard and landscaping around the perimeter of the property all the way down to the footing is a major job to replace or install drain tiles. An alternate drain system can be installed inside the basement around the perimeter of the foundation wall, cutting into the concrete floor slab to install drain tiles and a sump pump. That could be less labor intensive but also expensive. Bowed, seeping, bulging, settling or displaced foundation walls: If cracks are active and displacement is 3/8” or more, or a wall is leaning 1/3 or more from its base center of gravity, an evaluation by a qualified foundation professional is recommended. It could be as simple as installing a pilaster support column to jacking up the house and replacing the footings, drain tiles or foundation walls. Old antiquated furnaces with original ductwork: Most of these units that are still in existence have been converted to gas. Units such as these are beyond their normal lives and could become a potential source of carbon monoxide in the home. The heat exchanger should be carefully examined for cracks at the seams, rusting, and deterioration. These units should be carefully monitored and thoroughly checked out prior to ‘firing up’ each year by a qualified HVAC technician. Once the heat exchanger fails, the entire unit would have to be replaced. These units are inefficient and expensive to run. Many of these older units have ductwork that contains asbestos. The additional cost of abatement and remediation should be considered if replacement is an option. Recent Renovations, Remodels and Rehabs: This is almost always a selling point but as an inspector it raises some red flags. It may look proper and

professional but once it is covered up with drywall or other coverings it can be difficult, if not impossible to inspect and make a determination. A common practice with the popularity of the “open concept” is to remove walls. It’s acceptable to remove a bearing wall as long as the building standards and codes are followed and an inspection was made by a building inspector before the drywall goes up. Those supports have to go all the way down to a concrete footing .If a building inspector later discovers work that was done without a permit, he can request removal of all work. That’s just the structural example. The same goes for the plumbing, electrical, HVAC etc. It should be recommended that the customer find out if a permit was pulled for the work and the name of the contractor before closing. Chinese Drywall: (Manufactured in China and imported to the United States starting in 2001.) Laboratory tests of samples for volatile chemicals have identified emissions of the sulfurous gases carbon disulphide, carbonyl sulfide and hydrogen sulfide. The elevated sulfide gas emissions corrode metal and turn copper electrical wires, copper air conditioning coils and copper tubing black. Chinese drywall was installed in an unknown but estimated 100,000 homes in the United States. It was only in November of 2009 that the CPSC (Consumer Product Safety Commission) issued its report about Chinese drywall. While it has not yet been proven, elevated levels of the chemical hydrogen sulfide is suspected of contributing to homeowner complaints of recurrent headaches, irritated and itchy eyes and skin, difficulty breathing, persistent cough, runny nose, sinus infections, frequent nose bleeds, and asthma attacks. The homes smell like rotten eggs. Appliances and electronics failed as their wiring corroded and metal in homes tarnished and pitted. The only way to deal with this problem is to rip it out, replace the faulty drywall and replace or monitor the other damaged appliances, air conditioner coils, wiring etc. Mold: The main cause for mold is excess and prolonged moisture. A mold problem is an indication of a water problem that will need to be identified, addressed and remedied first. Mold can develop quickly, within 24 to 48 hours and can spread rapidly. Mold is part of the natural environment so there is no such thing as a mold-free home. Those most at risk for mold exposure are individuals with respiratory disorders, children and infants, the elderly, individuals with immune-compromising diseases or conditions and pregnant women. There are over 100,000 different species of mold in every size shape and color. Not all black molds are toxic and some molds other than black are toxic. Mold can be removed by the homeowner as long as mold remediation and mold

Spring, 2016 - The NAHI® Forum 9

10 The NAHI速 Forum - Spring, 2016

removal principles and protocol are followed. If you can’t see it, but you can smell it or are suspicious, testing will confirm concentration levels and toxicity. Wood destroying organisms and wood rot: These organisms include fungus, mold, moss, carpenter ants, carpenter bees, powderpost beatles, anobiid beetles, moisture ants, thatching ants, subterranean termites, damp wood termites, mexican termites, dry wood termites, and others. Wood with moisture content above 20 percent is considered susceptible to decay. Wood in contact with the ground, or wet by an external source of moisture, such as rain seepage, condensation or plumbing leaks will over time cause wood to rot. Wood inhabiting insects and organisms are more likely to attack and inhabit wet or rotten wood. Dry wood will never decay. Treated wood and certain species of wood are naturally resistant to decay and wood destroying organisms, but over time these too will decay when exposed to prolonged saturation. Recommended steps: 1.

Contact a pest control expert or exterminator to treat and confirm all wood destroying insects and organisms until no longer active or present.

Make all necessary repairs that allowed water to penetrate through and have been assured it remains dry.

Have the affected structural members evaluated by a structural engineer or qualified carpentry contractor to determine what must be done to restore the lost integrity.

Have qualified carpenter or contractor make all repairs suggested by the engineer or contractor.

Seal all gaps, holes or points of entry to prevent the return of any wood destroying insects or organisms.

Contamination can occur when disposal of these waste byproducts are dumped, buried, flushed down toilets and/or sinks or disposed of near a well. Further contamination from the cook-off gasses permeate the drywall, carpet, textiles, ventilation systems and other porous objects where it can continue to percolate for years. Detection can begin with the emission of strong odors that may smell like ammonia or ether. These odors have been compared to the smell of cat urine or rotten eggs. Meth makers sometimes dump toxic substances that leave burn pits or “dead spots” in the grass or vegetation. (Not to be confused with “pet spots” which also kill the grass.) The remediation of the property typically falls on the homeowner, leaving homeowners and potential buyers at a severe disadvantage. Test kits can be purchased for around $25.00. You can call your local law enforcement agency to confirm that a seizure of chemicals took place on the property, and to obtain the name of any hazardous materials contractor who may have removed materials. The contractor should have a list of what chemicals were present. For the National Clandestine Laboratory U.S. Register visit www.dea.gov/clan-lab/clan-lab.shtml

Meth Lab/ Crime Site: Meth is so easy to manufacture and the ingredients readily available that anyone who can read can make meth. The typical ingredients range from starting fluid, paint thinner, freon, acetone, anhydrous ammonia, iodine crystals, red phosphorous, break cleaner, drain cleaner, battery acid, reactive metals to cold tablets containing pseudoephedrine. All can be attained from local pharmacies and hardware stores.

A HOME INSPECTOR’S RECENT DISCOVERY Steven Burnett, CRI of Journey Property Inspections, Tecumseh, MI inspected a 120 year old brick wall constructed home. Discovered were random 1/2’ drilled holes in one side of the 2 story home. What do you think? Past termite treatment, retrofitted sprayed insulation holes, weep holes, trellis attachment? Send email comments to journeyinspection@gmail.com.

Spring, 2016 - The NAHI® Forum 11

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BLACKBALLING IS ILLEGAL One of our members, totally frustrated by being blackballed by real estate agents in his city because he did not belong to another association, filed a complaint with his state’s Division of Real Estate and Professional Licensing. The state investigated and said in a letter to the real estate agent, “Our office is responsible for protecting the public interest through the licensing and regulation of real estate salespeople and brokers. The Division’s Enforcement Section receives and processes a large number of complaints each year. My investigations reveal infractions that require a licensee’s attention and corrective action. Rather than complete the disciplinary process, as Superintendent, I may issue an Advisory Letter to address the situation”. “The Division has completed its investigation in the above referenced matter, and as a result of the investigation, I am issuing this Advisory Letter. The complaint in this case pertained to the selection and use of a

OUCH!

WHAT BIT ME? Mystery Bug Bites Solved

Clues to identifying 3 common insect bites and what to do about them.

Mystery bite #1

BLACK WIDOW SPIDER What it’s like: A pinprick pain followed by the appearance of one or two tiny dots (fang marks), slight swelling and redness. Symptoms: Between 30 and 60 minutes after the bite, muscle cramps and spasms, chills, fever, nausea, vomiting, sweating, shock, high blood pressure and severe pain in your belly, chest or back. What it may be: A black widow spider bite. Black widows, distinguishable by a red, orange or yellow hourglass on their bellies, hide in dark places like drawers and woodpiles.

home inspector as required pursuant to a purchase contract. The selection of a home inspector is ultimately a client choice. In the future, if you are asked by buyers/clients for your recommendations of home inspectors, it is recommended you are careful to avoid the perception that you or your real estate company are endorsing one particular service provider, trade organization, or certification. In order to avoid this misperception among clients, it is recommended that you provide your buyer/client, when requested, with a list containing the names of several home inspectors for their consideration and selection. Please note that failing to comply with this advice could result in a future disciplinary action. In issuing this Advisory Letter, this case is now closed. Advisory Letters are not appealable”. If you are facing this kind of illegal activity in Kansas City, St Louis, Indianapolis, or any other area of the country where home inspectors are

What to do: Seek medical treatment immediately. You may need an antivenin and/or a tetanus booster. The bite likely will improve in two to three days, although some mild symptoms may take weeks to go away. After calling for help, apply ice and call the National Poison Control Center’s number at 1-800-222-1222 for further instructions. Prevention: Wear long sleeves and pants in areas where black widows may be. Never reach into a dark space without gloves on.

Mystery Bite #2

BROWN RECLUSE SPIDER What it’s like: You may feel a sharp sting when you’re bitten or nothing at all. Pain usually sets in within eight hours and becomes increasingly severe. You may see a blue or purple area around the bite surrounded by a white ring and then a red outer ring in a bull’s-eye pattern. A fluid-filled blister also may develop. Symptoms: Fever, nausea, vomiting, headache, abdominal pain, joint pain, and muscle cramping. You may develop a rash.

routinely blackballed because they don’t belong to the ‘right’ association, you don’t have to put up with it any longer, you just have to take a stand. The practice is called ‘blackballing’ or ‘steering’. It illegally steers consumers to favored business partners, or away from other qualified providers or even neighborhoods. And while this action took place in a state setting, the Real Estate Settlement Procedures Act (RESPA) makes it a federal crime. And, by the way, because brokers can be held responsible for the illegal acts of their agents, if you are fighting this, you can file a complaint against both the broker and the agent. And if the power brokers in your state ignore you, turn it over to the feds. Finally, if you can prove that home inspectors who are members of another association have persuaded real estate agents to violate state and federal laws in this manner, it would be reasonable for you to warn real estate agents in your area that they have been set up for state and federal penalties.

What it may be: A brown recluse spider bite. The brown recluse has a violinshaped mark on its back that isn’t always easy to see. Brown recluses tend to like dark spaces like woodpiles and sheds. Indoors they’re partial to cupboards and closets.

that’s red, enlarged, itchy and painful.

Symptoms: You may feel fever, nausea, vomiting, headache, abdominal pain, joint pain and muscle cramping. You also may develop a rash.

Symptoms: A flu-like illness, if infected. One tick-borne infection, Lyme disease, may result in a bull’s-eye rash. Rocky Mountain spotted fever, another potentially life-threatening disease carried by ticks, can cause a spotted, splotchy rash on the wrists, ankles, palms and soles of the feet that gradually spreads outward.

What to do. A brown recluse can cause a serious ulcer at the location of the bite, which may require surgery. In rare cases, the bite can be fatal. Seek emergency medical treatment immediately. The ulcer can take around six weeks to go away. Prevention: Wear gloves when reaching into dark areas and long pants and long-sleeved shirts when cleaning.

Mystery bite #3 TICK

What it’s like: You aren’t likely to feel anything. You simply may notice a bite

What it might be: A tick bite. Ticks can bite anywhere, but they tend to move to a warm area before attaching to you — behind an ear, in hair, under an arm or in the groin area.

What to do: Remove the attached tick immediately and save it to show a doctor. Get tested as soon as possible; you may need treatment with antibiotics. Prevention: The best way to prevent tick bites is by using an insect repellent and avoiding tick habitats. Also after spending time in the outdoors, check every inch of your skin for the tiny parasites.

Spring, 2016 - The NAHI® Forum 13

PA Home Inspectors Meet to Discuss Legislative Initiative On March 14th, an “Open”

PA Inspector meeting was held to discuss the House Bill 1421 that was introduced by the PA legislature. The NAHI Southeast PA chapter AKA ‘PAHI’ hosted the event in Lansdale, which was attended by scores of inspectors, some who even drove from as far as the Poconos and Pittsburg areas. Our past President and current Board Member, Curtis Niles of Armored Home Inspections, and Jack Milne of Tri-County Inspection Co. of ASHI, presented their review of the Bill and recounted the details of the January 16th stakeholders meeting that they had previously attended

at the Pennsylvania Association of Realtors Headquarters in Lemoyne, PA (just outside of Harrisburg). Inspectors from ASHI central, located in Harrisburg, and the local Tri-State ASHI were also represented at this meeting. Franchises such as WIN and Pillar to Post, multi-inspector firms and small ‘one man’ companies were all in attendance and represented at this important event. The inspectors listened, posed their questions, and offered their opinions/comments about the Bill. Feedback from the meeting will be taken to the next stakeholders meeting with the legislators who are crafting the Bill, a date is yet to be determined. Members are encouraged to review the

House Bill 1421, and offer their comments to inspector Niles, at Nilesent@msn.com. The bill is located in the members area under “Legislative News”. Many thanks to PAHI for sponsoring the catered event and for the local ASHI leadership in assisting in the outreach to the inspector community of our commonwealth. Inspectfully Yours, Curtis S. Niles Sr. CRI, CMI, NIT NAHI Past President NAHI Director Eastern Region

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*Not available in all areas. Referrals not guaranteed. The franchise sales information in this communication does not constitute an offer to sell a franchise. The offer of a franchise can only be made through the delivery of a Franchise Disclosure Document. Certain states require that we register the franchise disclosure document in those states before offering and selling a franchise in that jurisdiction. NY NOTE: This advertisement is not an offering. An offering can only be made by a prospectus filed first with the Department of Law of the State of New York. Such filing does not constitute approval by the Department of Law. Moreover, we will not offer or sell franchises in those states until we have registered the franchise (or obtained an applicable exemption from registration) and delivered the franchise disclosure document to the prospective franchisee in compliance with law. Financing is available through ServiceMaster Acceptance Company, a subsidiary of The ServiceMaster Co. LLC, to credit qualified individuals. AmeriSpec L.L.C. Minnesota File No. F7441. Amerispec LLC, 3839 Forest Hill-Irene Rd, Memphis, TN 38125, US ©AmeriSpec L.L.C. All rights reserved.

What’s Up With No Wifi In My House While at the moment, it’s not something Home Inspectors check for, perhaps sometime in the future, WiFi testing will likely become a checkbox on the basic list of inspection requirements. So what is it that breaks the signal? Why do some homes have terrible WiFi reception?

WiFi and building materials While radio waves through your internet router can easily penetrate most construction materials found in a typical house, it won’t go through others. “WiFi-friendly” materials include wood, plaster, cinder blocks and glass. All of these, generally, will allow WiFi signals to pass, while brick, stone and water can cause WiFi interference, causing a non-continuous signal. Things like a swimming pool can interrupt a signal. The worst culprits for WiFi are ceramic, concrete, mirrors and metal. In fact, metal mesh wire causes the majority of WiFi blockage.

WiFi and Chicken Wire Back in the 1940’s, wire mesh, or chicken wire, was considered a stronger alternative to wooden lath in the construction of plaster and gyprock walls. Homes that have been plastered with wire mesh are essentially signal blockers hidden in the walls. You can’t see them, and you won’t know they’re there until the cell phone cuts out. Little did those construction workers know the affect they would have on today’s technology!

Fixing a WiFi unfriendly home You don’t have to tear your home apart or turn down that fabulous Victorian that you wanted to buy just because it might have impenetrable walls. While the obvious solution is tearing down the walls and putting up drywall – which you might want to do for other reasons anyway, if you want to change old plumbing or wiring you could also just install wireless access points throughout the house to re-transmit the WiFi signal. Photo credit: depositphotos/©Altsha

Spring, 2016 - The NAHI® Forum 15

16 The NAHI速 Forum - Spring, 2016

NEW MEMBERS D E C E M B E R 16, 2015 - M A R C H 15, 2016

ALASKA James Foss, Anchorage

INDIANA Darryl Skeen, West Harrison

ALABAMA Van Headley, Clanton

MASSACHUSETTS Bob Forte, Hanson

Walter Green, Sinking Spring Timothy Cartmell, Honesdale Steve Robinson, Coatesville Matthew Renshaw, Erie Robert Dennill, Downingtown

ARKANSAS P. Keith Baughman, Wilmar

MARYLAND John Kinnier, Catonsville Samuel Henderson, Hyattsville

TENNESSEE Keith Smith, Murfreesboro Lisa Lewis, Murfreesboro

MICHIGAN Eric Spiegelberg, Whitmore Lake Corey Jalbert, Chesterfield

TEXAS Patrick Evers, McKinney

ARIZONA Nathaniel Zautra, Phoenix

CALIFORNIA Luke Davis, Nipomo Luis Aviles, Bakersfield MINNESOTA Shmuel (Sam) Iscakis, Tarzana David Mielke, Eden Prairie Lance Horton, Santa Cruz Justin Barshaw, Simi Valley MISSOURI Michael Roessler, Saint Peters COLORADO David Blaise, Sr. Kansas City Mike Lobato, Grand Junction Rick Williams, Augusta Steve Draeger, Colorado Spgs. Kevin Crispin, Platte City Donald Heisler, Morrison Forrest Anderson, Evans MONTANA Tom Wasson, Bailey Chad Wade, Polson Jay Hearson, Colorado Spgs. DELAWARE Elias Stephens, Harrington FLORIDA Martin Williford, Atlantic Beach Wallace Lawson, Plantation Phil Wise, Coral Springs George Agutter, Orlando GEORGIA Chris Kennedy, Cumming Andrew Ayers, Suwanee IOWA Jeff Reichman, Keokuk ILLINOIS John Young, East Saint Louis Travis Funk, LaSalle

NORTH CAROLINA Michael Stone, Leicester NEW HAMPSHIRE John Everett, Manchester Michael Talotta, Littleton

VIRGINIA Farooq Akram, Triangle John LaFever, Fairfax Station WASHINGTON Thomas Hitchman, Tenino

Membership Upgrades ASSOCIATE to REGULAR Scott Robinson, Westminister, MD Robert Dennill, Downingtown, PA REGULAR TO CRI Michael Talotta, Littleton, NH Jonathan Musselman, Harleysville, PA Timothy Cartmell, Honesdale, PA Shaun Little, Naperville, IL

OHIO Nicholas Zeman, Columbus Elden Ward, Hamilton Andrew Vacca, Middleburg Heights PENNSYLVANIA Grant Kurtz, Pine Grove Giles Carnes, Bethlehem William Swatsworth, Dubois Thomas Moran, Pottsville Bryan Russo, New Castle Thomas O’Keefe, Benton

Spring, 2016 - The NAHI® Forum 17

OHIO REQUIRES

PHOTOELECTRIC SMOKE ALARMS In addition to Iowa, Massachusetts, Maine, Vermont, Ohio has become the fifth state to require photoelectric smoke alarms in new homes. In the state’s first official acknowledgement that traditional ionization alarms are insufficient, new building codes require both ionization and photoelectric alarms on all floors of homes. The rule applies to new homes. It does not affect existing homes unless a renovation or addition involves the two areas where detectors are specifically required: bedrooms and hallways outside bedrooms. For years, experts have called for photoelectric detectors instead of — or in addition to — ionization detectors. Studies have shown that photoelectric devices are better at detecting smoldering fires, the most common home fire. Ionization detectors are considered better at detecting flames, although they are also more likely to be triggered by harmless kitchen smoke or steam. “After doing the research, it was determined that both technologies are better than one,” said Debbie Ohler, staff engineer with the Ohio Board of Building Standards. “Each type of technology is best for a certain type of fire. Since we can’t predict what type of fire may occur, we felt it was best to have both technologies represented.” Skip Walker, a California home inspector who has helped lead calls for photoelectric alarms, said he doesn’t believe ionization alarms are necessary, but nonetheless welcomed Ohio’s code change. “The most important part is that they are getting photoelectric alarms in the houses,” he said. “ They will save lives.” Walker hopes other states follow Ohio's lead. “If we could wave our magic wand and change them all, our fire death rate would drop 40 percent overnight,” he said. “There’s an enormous amount of data that show photoelectric is superior.” The change comes with a cost to builders and consumers. A basic hardwired photoelectric detector at Lowe’s costs $16, about three times the price of a comparable ionization detector. Detectors featuring both technologies cost $50. The change took effect Jan. 1 but has not been widely reported. At a recent meeting of municipal code officials, a few representatives said their municipalities had started enforcing the new rule but several said they were not familiar with the change. Ohler said the change was also prompted by the need to reconcile discrepancies between the state building code and some Ohio municipal codes — including Cincinnati’s — requiring photoelectric detectors. Source: JimWeiker The Columbus Dispatch 3/27/2016

18 The NAHI® Forum - Spring, 2016

10 Things You

Should Know about Mold 1. Potential health effects and symptoms associated with mold exposures include allergic reactions, asthma and other respiratory complaints. 2. There is no practical way to eliminate all mold and mold spores in the indoor environment; the way to control indoor mold growth is to control moisture. 3. If mold is a problem in your home or school, you must clean up the mold and eliminate sources of moisture. 4. Fix the source of the water problem or leak to prevent mold growth. 5. Reduce indoor humidity (to 30-60%) to decrease mold growth by: • • • •

Venting bathrooms, dryers and other moisture-generating sources to the outside Using air conditioners and dehumidifiers Increasing ventilation Using exhaust fans whenever cooking, dishwashing and cleaning

6. Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold growth. 7. Clean mold off hard surfaces with water and detergent, and dry completely. Absorbent materials such as ceiling tiles, that are moldy, may need to be replaced. 8. Prevent condensation: Reduce the potential for condensation on cold surfaces (i.e., windows, piping, exterior walls, roof, or floors) by adding insulation. 9. In areas where there is a perpetual moisture problem, do not install carpeting (i.e., by drinking fountains, by classroom sinks, or on concrete floors with leaks or frequent condensation). 10. Molds can be found almost anywhere; they can grow on virtually any substance, providing moisture is present. There are molds that can grow on wood, paper, carpet, and foods. Source: US EPA.gov

Photo Credits: Elden Ward, Integrity Residential Home Inspections, LLC Hamilton, OH

Legal Notes By: Joseph W. Denneler, Esquire jdenneler@srstlaw.com

CLIMBING TO THE TOP

When this old world starts getting me down, And people are just too much for me to face— I climb way up to the top of the stairs And all my cares just drift right into space ... Despite the admonitions of the Drifters, many inspectors do not avail themselves of the solace of being alone on a roof. This issue has been cropping up more and more in my practice defending inspectors in litigation. When is it acceptable to inspect a roof from ground level? What limitations need to be explained to the client? These and many other questions are routinely the subject of litigation. A home inspector is always permitted to address questions of personal safety on a critical level. There is never a reason to risk one’s health or welfare for the sake of a home inspection. A home inspector can always defer the inspection of a system or component based on a concern about personal safety. Similarly, a home inspector can always make a determination as to whether to inspect a particular system or component for reasons other than safety. Whether by statute or by common practice, any standard of practice allows an inspector, or the client, to exclude a specific system or component from the scope of an inspection. Disclosure is always the key to unlocking any impediment caused by an inability to provide the normally acceptable standard of care to a client. Lately the argument from the plaintiffs’ side of the fence is that when an inspector decides to inspect from, for example, the ground with binoculars, he or she is not adequately identifying the limitations on a roofing system inspection caused by performing the inspection from ground level, instead of climbing the roof.

Generally, a potential defect, however that is defined in your state, has to be reported when it manifests as a visible, readily accessible problem affecting value, safety or habitability. If there is no present evidence of a visible material defect, any condition is generally not a reportable condition per any recognized standard of care. Unfortunately, truth is not a prerequisite for the filing of a lawsuit alleging professional malpractice. At least not in my experience. Given that description, if a physical roof inspection will not be conducted, you should pay careful attention to the other symptoms that manifest as a result of a latent defect in a roof system. Attic sheathing, insulation and any storage can provide evidence of an ongoing water problem. Staining in the interior finishes and floors generally indicates a water problem, whether historical or continuing. There are many more examples of ways to overcome physical limitations on a roof inspection caused by not accessing the roof. More important, however, is your advising the client as to how the roof is being inspected. One can and should assume that a reasonable homebuyer knows that if the inspector indicated that the roof was viewed from the ground, there may be portions of the roof system not seen due to physical limitations. Yet these specious claims have become more prevalent now than ever. The best defense, as always, is photographic evidence of the conditions you observed during the inspection. Cameras not only record the conditions visible to you, they also offer the ability to see conditions from an enhanced vantage point, allowing you to zoom in on conditions that may not be visible to the naked eye. Ultimately the decision to physically inspect a roof is within the discrete discretion of the inspector. No matter what avenue of inspection you choose, always document how you do it, and what you see.

Spring, 2016 - The NAHI® Forum 19

10 Cities with the Biggest Foreclosure

DISCOUNTS DAILY REAL ESTATE NEWS MARCH 29, 2016

Rents on single-family homes continue to soar, and it's causing some investors to remain on the hunt for where they can snag the best deal on their next investment. The data firm RealtyTrac recently pulled together a list of the 10 cities – with populations of 1 million or more – that offer the largest price discounts on bank-owned homes. The following cities topped its list: 1. Pittsburgh, PA • Median sales price of bank-owned homes: $48,180 Foreclosure discount: 63% 2. Milwaukee-Waukesha-West Allis, WI • Median sales price of bank-owned homes: $72,900 Foreclosure discount: 59%

3. Cleveland-Elyria, OH • Median sales price of bank-owned homes: $47,900 Foreclosure discount: 59% 4. Cincinnati, OH • Median sales price of bank-owned homes: $56,600 Foreclosure discount: 58% 5. Memphis, TN • Median sales price of bank-owned homes: $52,000 Foreclosure discount: 58% 6. Birmingham-Hoover, AL • Median sales price of bank-owned homes: $64,000 Foreclosure discount: 56% 7. Detroit-Warren-Dearborn, MI • Median sales price of bank-owned homes: $58,000 Foreclosure discount: 55% 8. Columbus, OH • Median sales price of bank-owned homes: $68,788 Foreclosure discount: 55% 9. Philadelphia-Camden, NJ-Wilmington, DE • Median sales price of bank-owned homes: $91,000 Foreclosure discount: 54% 10. St. Louis, MO • Median sales price of bank-owned homes: $70,246 Foreclosure discount (compared to overall median sales price): 53%

WHEN YOU ADVERTISE WITH NAHI, YOU WON’T BE A ANOTHER SMALL FISH IN A BIG POND

AFFILIATES! Recommend someone who is interested in becoming a home inspector for NAHI’s Training Institute and NAHI will pay your dues for 12 months once the student has signed up. Contact the NAHI office for details at (800) 448-3942.

The NAHI Advantage

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CALL 800-448-3942 for your 2016 Media Kit

Photo credit: depositphotos/©iqoncept

Spring, 2016 - The NAHI® Forum 21

Build Your Own Business (BYOB)

Ex-Firefighter Now “Puts Out Fires” for Homeowners through Home Inspection With Scott Frederick, Owner of Pillar To Post Home Inspectors of Saint Louis

Scott Frederick spent twenty years making a difference in his community. But for the past couple of years he has been pursuing a dream of his own while still making a difference for others and their homes. Since August 2013, Frederick and his wife, Megan, have been franchise owners with Pillar To Post Home Inspectors, the largest home inspection company in North America. Prior to joining the Pillar To Post network, Frederick was a St. Louis firefighter/paramedic from 1996 to 2013 and prior to that was a firefighter/EMT in Dayton, Ohio. Frederick also owned his own renovation and remodeling business, Frederick Renovations, from 1996 to 2013. “My twenty years in the fire service, serving the community as a St. Louis firefighter/paramedic, made me who I am today,” said Frederick. “It was a big decision for me to leave the fire service and open this franchise. I knew it was time for a change. My passion is to help my clients to the best of my ability each and every day. That attitude and approach is what the fire service taught me.” Helping homeowners and making their needs a priority returned almost immediate dividends for Frederick. Business grew 88 percent in only his second year, putting Frederick’s Fenton franchise – which serves the greater St. Louis metropolitan area – on the prestigious Pillar to Post Top 50 List for 2015. Pillar To Post is recognized throughout Canada and the United States for its comprehensive home inspections. A professional evaluation of more than 1,600 items inside and outside the home is at the core of Pillar To Post’s service. All Pillar To Post inspectors are members of regional, state, national and provincial associations across the United States and Canada, and all inspections are conducted within the Standards of Practice of those associations. Frederick said the industry has endless opportunities to evolve. In fact, one of his fastest-growing demographics of homebuyers is millennials, who in 2015 represented the largest group of

22 The NAHI® Forum - Spring, 2016

homebuyers in the country (32 percent) for the second consecutive year, according to the National Association of Realtors. “The millennial generation shows enthusiasm about our comprehensive home inspection,” Frederick said. “These young homeowners are looking for objective opinions to help them make sound decisions.” While most of Frederick’s days are spent making inspections, Megan, runs office operations, “delivering a unique level of customer service from initial contact to inspection time,” said Frederick, whose long-term goals for Pillar To Post include a stronger community presence and more than $1 million in sales within five years. “We want to be the leader in our market and with my vision, we will get there,” Frederick said. About Pillar To Post Home Inspectors Founded in 1994, Pillar To Post Home Inspectors is the largest home inspection company in North America with over 470 franchisees, located in 48 states and eight Canadian provinces. Long-term plans include adding 500-600 new franchisees over the next five years. Pillar To Post Home Inspectors is ranked the No. 1 home inspection franchise in North America by Entrepreneur Magazine. For further information, please visit http://www.pillartopostfranchise.com.

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Spring, 2016 - The NAHI® Forum 23

NAHI CORE VALUE CONTINUING

“

EDUCATION

Typically I do not write to the organization sponsoring a conference, but this time I felt I needed to make an exception. Since I took this position 4 and ½ years ago, I have attended numerous conferences for home inspectors as both an exhibitor and as a speaker. The recent NAHI conference in Clearwater Beach stood out for a number of reasons and I wanted to share them with you and your membership. The attendees were fully engaged and demonstrably eager to improve both their own businesses and the inspection industry overall. I cannot

remember any other conference where I have had so many excellent questions about risk management issues asked of me in such a short time. I had numerous indepth discussions about both practical and legal issues and enjoyed every one.

I was also impressed with the dedication to improvement and quality shown by you and your board. The new NAHI Standards of Practice (SOP) reflect the rapidly changing face of the inspection industry and provide a great foundation for the future. In addition, the new software NAHI developed in conjunction with the new Standards is an excellent example of how technology can be used effectively to improve communication, develop consistency, increase quality, and reduce risk. Finally, my risk management presentation with Joe Denneler, ESQ was well attended and the audience was as attentive as any I have been in front of, in spite of the fact our session was near the end of the conference. We enjoyed the lively Q&A after our formal remarks and hope your members realize their experiences and questions added greatly to the quality of the session.”

Brian C. Trotier, JD

Executive Vice President and COO FREA / NDCData / Associations Liability Insurance Agency, Inc. (ALIA) San Diego, CA

24 The NAHI® Forum - Spring, 2016

Home Inspector or Specialist Buyers may wonder why they should pay for a home inspection when they can get specialists to point out trouble spots for free. As a real estate professional, your duty is to educate. February 2016 | By Shannon Ensor Recently, I noticed a post from a first-time home buyer in a Facebook group I’m a part of. The buyer’s husband wanted to hire a licensed roofer, plumber, and electrician instead of an inspector. She was clearly torn: “He feels that since they are specialists, they will find things in areas that are most important to us and could be costly. Our [agent] has 12 years of experience, is super knowledgeable, and is recommending the inspection.” It might seem like a simple question to answer, but in order to serve your clients fully, you must first understand the why behind it. Perhaps the buyer has sticker shock on discovering the cost of hiring an inspector. Here in Texas, inspectors typically charge anywhere from $295 to $495 for a standard home inspection — pool and termite inspections are additional. And remember, they haven’t even bought the home yet, and might feel reluctant to plunk down any cash before closing. On the other hand, many specialists provide a free initial appointment to determine the scope of work the home might need. For buyers on a budget, the specialist route will seem appealing and, as their real estate professional, you need to alert them to the dangers of using “free” work. Make sure your buyers understand that inspectors are unbiased, licensed professionals. Their scope of work should cover the entire home, and is not based on receiving a future profit from repair work. The specialists are a biased party and no matter how honest they are, they have a vested interest in the home requiring repairs — the more, the better. Of course, your buyers may think, “A specialist sounds great! I want someone to tear apart the home in a report so the sellers will either have to give me a huge repair allowance or hand over a like-new home! I’m going to skip the costly inspector and go straight to the specialists!”

Ask them how many times they’ve had repair work done to their home, or have known someone who has, and were unhappy with the how the repairs turned out. Ever had more issues as a result of repair work being done? The specialist’s goal is get your business. This could mean they want to sell you on an upgraded system when the current one is sufficient. If your buyers want to upgrade the home later, great! But remind them that the purpose of an inspection is not to see how much they can spend on a home. They need to learn if there are any deficiencies in the home so they can feel more confident in their purchase. Help your buyers understand that the few hundred dollars they’ll spend on an inspection is one of the most important investments in their new home. Even if the inspection reveals issues with the home that cause your buyers to walk away from the purchase, they should see the money spent as a wise investment that saved them from buying a money pit. Only the paid-for, unbiased opinion will result in the buyers accurately learning about the home. REALTOR® Magazine’s Answer Book features two customizable handouts for buyers on the inspection process: “What to Know About the Home Inspection” and “Questions to Ask a Home Inspector.” Another reason behind buyers wanting to go the specialist route is that they may not understand the scope of an inspector’s work. A specialist who works specifically with HVAC systems day in and day out may seem like the more knowledgeable source to your buyers. But they need to realize that a home is a system, and all the parts need to be examined to understand if they’re working together properly.

inspection, homes will break. There will be quirks that only reveal themselves after living in the home for a few months. Prepare them so they are not shocked when something that passed inspection breaks after closing. As their real estate professional, you may need to be their “reality check.” Do you see a theme in this post? Educate, educate, educate. The more you educate your buyers about the inspection process, the better they will feel about the entire purchase. The better they feel, the more referrals they will send you! One last note about inspectors and specialists: Remember the “rule of three.” Always give your buyers a list of at least three inspectors — and when they ask for specialists, give them at least three for each field. If you only send your buyers to your preferred inspector, when he or she misses something wrong with the home (as they all eventually do — they’re only human), you’ll be added to the blame list because you gave the recommendation. Give three referrals and leave out your bias so that your buyers can come to their decision on who to use on their own based on their own research. Reprinted from REALTOR Magazine Online (http:// realtormag.realtor.org), February 2016, with permission of the NATIONAL ASSOCIATION OF REALTORS. Copyright 2016. All rights reserved.

Educate your buyers with resources about the licensing requirements of inspectors. Ask your favorite inspector for a write-up about his or her duties when inspecting a home so your buyers can feel more confident with the inspector’s work. Educate them on the process: First they hire an inspector to do a full examination of the home; then they bring in the specialists to confirm the report and provide quotes on what it will cost to perform repairs. More importantly, remind your buyers that inspectors and specialists alike are simply human beings and not one is exempt from mistakes. Inspector A may find something that Inspector B missed, and Inspector B may write up something that Inspector A did not think was a structural issue. They are human and all humans have different ways of looking at things and analyzing them. You will also need to remind your buyers, especially first-time home buyers, that regardless of the Photo credit: depositphotos/©photography33

Spring, 2016 - The NAHI® Forum 25

Don’t Trip How many times do you go into an old house and plug your tester in and press the button for the circuit to trip on a GFCI circuit and it doesn’t. Before I explain why the tester doesn’t trip the GFCI circuit, you need to know how a GFCI operates. A class “A” GFCI (Ground fault circuit interrupter) which can be a breaker or receptacle will detect the current coming in and the current going out. An example would be a 100 w light bulb which is .833 amps or 833 milliamp. The black wire from the breaker to the light would be .833 amps or 833 milliamps and the white wire which is called your grounded conductor would have also .833 amp or 833 milliamp theoretically. A class “A” GFCI will trip between 4 to 6 mA, if there is a change greater than 6 milliamps the GFCI must trip. So that means if there is amperage imbalanced, such as 833 mA – 6 mA = 827 mA or .827 amps the GFCI will trip.

Insert the 61-501 into the receptacle under test. The middle/ right bulbs should be lit indicating correct wiring configuration. If the tester trips the GFCI protection on the circuit, then nuisance tripping is occurring due to additional leakage to ground or the GFCI trip level on the device is set too low.

Depress the GFCI test button on the tester. The wiring indicator bulbs should go out, indicating a properly functioning GFCI. Reset the GFCI device.

If the tester fails to trip the GFCI, it suggests: (a) a wiring problem with a totally operable GFCI, or (b) proper wiring with a faulty GFCI. Consult with an electrician to check the condition of the wiring and the GFCI. 6.

Note:

All appliances or equipment on the circuit being tested should be unplugged to help avoid erroneous readings.

2. Not a comprehensive diagnostic instrument but a simple instrument to detect nearly all common improper wiring conditions.

3. Refer all indicated problems to a qualified electrician

Notice the picture of a GFCI device.NOTE: don’t need a grounding conductor (Green or Bare)

4. Will not indicate quality of ground.

5. Will not detect two hot wires in a circuit.

Manufacturers of all testers will tell you that you must use the GFCI test button on the breaker or receptacle to test if the GFCI is working properly, not your tester. READ #3 in this manufacturers instructions.

6. Will not detect a combination of defects.

7.Will not detect reversal of grounded and grounding conductors.

The tester will indicate an open ground if there is no equipment grounding conductor and again it will also not trip the GFCI because of not having an equipment ground wire.

I want to acknowledge Mike Holt and International Association of Electrical Inspectors for their diagrams.

Salvatore Ferrara, Director Electrical Training Center, Inc. Copiague, NY 11726 P: 631-226-8021

GFCI Testing (61-501) 1.

Consult the GFCI device manufacturer’s instructions to determine that the GFCI is installed in accordance with the manufacturer’s specifications.

Check for correct wiring of the receptacle and all remotely connected receptacles on the branch circuit.

Operate the test button on the GFCI installed in the circuit. The test light will turn on, indicating the activation of the GFCI test. If the GFCI does not trip, consult a qualified electrician. If it does trip, reset the GFCI.

26 The NAHI® Forum - Spring, 2016

Fax: 631-226-8326

sal@electricaltrainingcenter.edu

NOT

7 THINGS TO DO - NO REALLY...IN A THUNDERSTORM TAKE A SHOWER. If lightning strikes your house, it can travel along the water pipes — and potentially through you while you shower. WASH DISHES IN THE SINK. This isn’t the time to catch up on chores around the house unless it’s dusting or folding clothes. RUN THE DISHWASHER OR WASHING MACHINE. Lightning can travel through water pipes, electricity or both. USE A CORDED PHONE. Don’t use a landline phone with a cord, as wires connect to an outside pole USE YOUR COMPUTER. (if it’s plugged in). You should unplug your computer. Electrical wires are another path that lightning can travel from outside to the inside of your house.

On February 16th, twelve year NAHI CRI member, Charlie Van Fleet celebrated his ten year tenure as President of the Rocky Mountain NAHI Chapter. He steps down into the position of the Chapter Vice President. A huge thank you to Charlie for his incredible loyalty.

WATCH TV. Sorry, TVs should be unplugged, too. STAND NEAR OPEN WINDOWS. If you open a window because there’s a nice cool breeze, the heat from your house will come out and rise up to the sky. While rare, that could become yet another path for lightning to come into your house. This garage door torsion spring opens on a wing and a prayer! Submitted by Chuck Allen, N. Aurora, IL

“Best Practices for Home Inspectors” mentoring breakfast hosted by Thomas Myers, ACI, CRI. Held on March 12th by the NAHI Illinois Chapter.

Spring, 2016 - The NAHI® Forum 27

28 The NAHI速 Forum - Spring, 2016

NAHI Celebrates With WIN Home Inspection “Founders” Award

“Most Improved” Award

Bob Twaddle WIN Woodinville Edmonds, WA

Scott Sehi WIN South Venice FL

“10 Year” Award

Rich Dowd WIN Saratoga & Clifton Park, Saratoga Sprgs, NY

WIN Home Inspection, one of the nation’s leading home inspection franchises with 190 locations in 31 states, held it’s annual conference in Franklin, Tennessee. Bringing together over 130 WIN company wide employees and StrategicPartners or S-P’s (WIN franchisees), WIN’s Annual Conference consisted of many educational and training sessions. Additionally, the company celebrated a headquarters relocation to Franklin, and their most successful year in business while honoring top performers who led the company to this point. Congratulations to our NAHI award winners.

Other “10 Year” NAHI award winners not pictured: Mike Grimes, WIN Castle Rock, Castle Pines, CO and Greg McLain, WIN Los Gatos and Cupertino, Watsonville, CA.

Winter, 2015-2016 Spring, 2016 - The NAHI® Forum 29

SAFETY WHEN INSPECTING AN ELECTRICAL PANEL Every 36 hours a person is electrocuted in the home! •

In the workplace someone is electrocuted every day.

•

More than 13,000 preventable electrical fires claim more than 700 human lives and 6,800 injuries per year in this country alone.

When inspecting a home….Your health and safety is of the utmost importance. Where are you most at risk in a home inspection? Many would say when on the roof or inside the electrical panel. A proper, thorough and safe inspection not only protects you, the inspector but may also protect the home’s occupants for years to come. This article will focus on the electrical panel and the steps you should take there to ensure a safe inspection. Keep in mind: Shock results when the body becomes part of the electrical circuit. Current enters the body at one point and leaves at another. This matters because you probably have two hands AND two feet. Remember, the hands connect you to the electrical panel but the feet connect you to the ground. The ground creates a path in which the current can flow through your body. Wear good rubber sole boots and never stand in a wet spot when touching an electrical panel. Think of electricity as a coiled up invisible, silent, odorless snake ready to strike and bite if you touch it. Proper grounding is very important in any electrical system. It’s always wise to observe and check for grounding prior to performing the electric panel inspection.

30 The NAHI® Forum - Spring, 2016

Now you have arrived at the main electrical panel at the property you are inspecting. Begin by becoming aware of the space around the panel. Are there any

obstructions? Any loose debris on the floor, furniture in the way, etc. Be sure the area in front of and around the panel is clear. There should be a clear space minimum 36” deep and 30” wide in front of the panel. This is required for safe access. Why? Because you may need to let go and back away quickly! If adequate clearance is provided, the next step is to inform anyone who may be standing near you at the time about what you intend to do. Example: “Mr. and Ms. Client, I am now going to inspect the main electrical panel. This requires removing the panel cover. I want to be sure you understand the safety risk involved and I need to ask you to stand back away from this area. OK?” (Note: Many clients and REALTORS® are curious. They may approach while the panel is open. If they reach out toward the panel while it is open, do not hesitate to make contact and gently push their arm away. (Assume they have no clue about the risk associated with the interior of this box.) Next, you want to determine if the panel cover may be energized. This can happen for various reasons although thankfully, it is quite rare. There are two primary means to determine this. One common recommendation is to touch the panel cover with the back of your right hand. (Yikes!) Many inspectors prefer to use a voltage sensor or “sniffer”. This is a tool (pictured on cover) that has the ability to safely detect current. It provides a visual and / or audible alert if the surface is “hot”. If current is detected in the panel cover, the panel inspection ends here and that condition should be reported. If at any time you feel an electrical tingle or small shock, STOP. Now assuming you have a non-energized panel cover (or “dead front” as it is often called… interesting name!) ... the next step is to open the panel cover door. If you are inspecting a panel with circuit breakers, observe the breakers to note if any are turned off. Two reasons for this: 1.

If a breaker is turned off, you should not turn it on because you don’t ever know why it was off.

When removing the panel cover it is all too easy to bump a breaker handle and turn one or even several off. You want to know which ones you accidentally turned off so you can turn them back on. If this is a fuse box, look for any evidence of blown fuses…. Including the tell-tale sign of numerous fuses lying around the area outside the panel indicating previous or continuing problems.

very cautious with these panels. Next, observe the panel cover for any signs of scorching, overheating, rusting etc. This can be an indication of problems inside the panel. Now look at the panel cover screws. Are they all in place? If not, make a mental note of which ones are missing so you can replace them in the same spots. Are they big round head screws made for panels or are they something more like sharp pointed drywall screws? It matters because screws made for panel covers have blunt tips and dull threads so as not to puncture or cut any wires they may come in contact with inside the panel. Sharp screws are risky on the way out as well as on the way in! Keep that in mind as you begin removing them. A rubber handle electrician’s screwdriver is a good choice although many inspectors are now using small battery powered screwdrivers for this. Either is fine, just keep your other hand off the metal screwdriver shaft in case the screw has penetrated a wire in the panel. Suggest wearing eye protection prior to turning the first screw in the panel cover. Snaps, crackles and pops may occur at any time! When the panel is open for inspection there is no good reason to place your hands or any tools inside the box. A good flashlight, eyesight and knowledge is all you need here. Important note: NEVER walk away and leave a panel when the cover is removed! An important part of your job is to protect everyone in the house during the inspection from the “snake” that lurks inside the box. When the inspection is complete, carefully replace the cover and as with any part of the house…. Leave it the way you found it. One more thing… those exterior panels with the top hinged outside cover… Never a good idea to hold them up and open with your head while removing the interior cover. Been there, done that? Stay safe…. So you can keep others safe.

By: Bill Conner Regional Vice President Residential Services US Inspect

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Note: Older fuse boxes as well as Zinsco and FPE (Federal Pacific Electric) circuit breaker panels present above average risk when inspecting. Be

Spring, 2016 - The NAHI® Forum 31

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32 The NAHI® Forum - Spring, 2016

Can power strips be a fire hazard?

VIRGINIA LEGISLATIVE UPDATE

If a power strip has a long cord and you don’t want anybody to trip over it, never throw a rug over the cord. It’s one of the worst things you can do. People will walk over it for a year or two years or five years and ultimately that will start breaking wires in that cord. The wires could start heating up capturing the heat, and creating a smoldering fire. Our statistics show those seem to happen in the middle of the night. It could be very, very dangerous.

The licensing bill brought by the Virginia Association of REALTORS (VAR) (HB 741) is now reality - it has been signed by the Governor. As of July 1, 2017, anyone conducting home inspections in The Commonwealth of Virginia will have to hold a valid Home Inspectors License from DPOR. Additionally, anyone who wants to perform pre-drywall inspections, or new build final inspections, will have to have the New Construction Module endorsement on their license.

Also, though power strips and surge protectors don’t expire or need to be replaced after a specific amount of time, take a good look at the cord and the strip itself from time to time. If it’s damaged in any way, especially the cord — maybe it’s getting frayed or the insulation is getting brittle and breaking away — it’s time to throw that power strip out and get a new one.

Dave Rushton, Charles Chisholm, Jim Vaughn, Mark Singer (former Virginia Association of Real Estate Inspectors [VAREI] lobbyist), and Robb Bohannon (Hunton Williams - current VAREI lobbyist) met at the DPOR offices in Richmond January 5th with representatives of VAR and DPOR. The language of the proposed bill was thoroughly discussed, changes were made as needed, then all parties present mutually and cordially agreed to the proposed bill. The bill becomes effective July 1, 2017. Any inspector who is DPOR certified by June 30, 2017, will become a licensed inspector July 1, 2017.

Spring, 2016 - The NAHI® Forum 33

The Elevator and the Death of a Child

A Parent’s Story In January, 2015, 12 year old Maxwell was looking for his pet hamster in the elevator shaft of his Gulf Coast Florida home, which he did by stopping the elevator between floors so he could climb in and get the hamster. The elevator wouldn’t operate while the doors were open. Somehow, the door slammed shut. When his father, Patrick Grablin heard his son yelling from inside the shaft, he instinctively hit the button to open the door, but it also made the elevator descend on top of Max, suffocating him. As a result of this tragic accident, a bill promoting residential elevator safety, is headed to the Senate floor after it passed its final Senate committee in the Florida Legislature. The bill requires all newly installed residential elevators to have a sensor similar to a garage door to stop the elevator from working if it detects something in the shaft. It would apply to all residential elevators built after the law takes effect.

34 The NAHI® Forum - Spring, 2016

An Inspectors Story A Home Inspector performed an inspection on a home that included an elevator. In the report under the “Doors/Stairs” section the inspector wrote “Consult contractor regarding remodel/installation of stair and removal of elevator. Elevator appears functioning as satisfactory at time of inspection.” Under the walls section of the report he wrote “Wall structure not plumb in elevator area, structure appears modified. Consult contractor regarding repair/remodel/ installation of stairs between levels and returning the laundry/bathroom to original layout.” In both sections he marked “Consult specialist.” The elevator was made of plywood and did not have doors. It was installed by the sellers - with no permit. A short time after the buyer moved in, her 8 year old son was pinned between the floor and the heating duct work as the elevator was moving and died from his injuries. We are not aware of any standards that require any inspection of an elevator what-soever. Most standards exclude any requirement to report on any system or component not specifically addressed in the standards. By mentioning that the elevator was functional at the time of the inspection the insurance company lost all ability to defend the claim. It did not matter that he recommended removal of the elevator - particularly in the case of a child’s death. The Inspector’s insurance company spent $100,000 in defense expenses and finally settled the matter for $140,000.

In closing, normally we recommend being silent on systems and components that are not required to be inspected by the standards of practice you reference. However, when you have a potentially life threatening situation, it is our recommendation you use comments like the preceding to protect yourself and put your client on notice to have the system evaluated - even if they choose not to do so.

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It is unusual to have an elevator in a home and the following comment could have been used to protect the inspector. Also, in this particular situation, the elevator installation had affected the integrity of the structure so a comment was necessary regarding that situation. “The home has an elevator. Elevators are unique systems and are outside the scope of our standards of practice and it was not inspected. We are not qualified to inspct elevators and recommend you have a qualified specialist contractor inspect the elevator prior to settlement/close of escrow.”

Rick DeBolt

R & L Home Inspections, Littleton, CO

Jonathan Musselman

Musselman Home Inspection, LLC Harleysville, PA

Visit the member portal at nahi.org for more information or call NAHI at (800) 448-3942

Spring, 2016 - The NAHI® Forum 35

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36 The NAHI速 Forum - Spring, 2016

TERMITES! LET THE DISTRUCTION BEGIN

Brought to you courtesy of your local NAHI ® Member

HOW FAST DO TERMITES EAT WOOD?

The termite facts of life include living in a colony in a structured society. Colonies can range from a few thousand individuals to several million, depending on their species. There is a complex set of roles and hierarchy to a termite colony, including a queen who lays eggs, workers who do all the hard labor, and nymphs or immature termites who have lighter duties but still work in the colony.

PROTECT YOUR INVESTMENT BY FOLLOWING THESE TIPS: • Seal cracks and holes, to prevent termite entry, including areas where utilities and pipes enter the home. • Eliminate moisture around foundations. Also, redirect water from the house by using proper downspouts and gutters because termites love moisture. • Avoid stacking firewood or lumber near home, and inspect it carefully before bringing it indoors. Termites can burrow into the woodpile and then right into the home. Don’t make it easy for them. • Clear away any old tree stumps and excess debris in the yard. • Keep tree branches, shrubbery and ground covering welltrimmed and away from the house which will also help with inspections and finding termite infestations. Avoid excess piles of mulch, especially near foundation. Termites love feasting on mulch.

The good news is, at the rate a single termite eats wood, based on some loose but reasonable assumptions, it would take one termite 3,144 years to eat the wood in a 1,000-square-foot home. But termites don’t live alone. That’s the bad news.

Members: Your customers will appreciate receiving tips on protecting and maintaining their investment. Download customer handouts from your bi-monthly NAHI Field Notes and attach your business card. Your customers will thank you. Two new handouts are offered in each Field Notes. You can also download all client handouts in the member center of nahi.org under the member portal.

• Reduce humidity in crawl spaces with proper ventilation. • Have the home inspected annually by a licensed pest professional who specializes in termite control. Termites are not easily detected and trained professionals know the signs to look for while inspecting for termite infestations.

Spring, 2016 - The NAHI® Forum 37

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Spring, 2016 - The NAHI速 Forum 39

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