Summer issue (NAHI) by Jeannie Flynn

National Association

Home Inspectors, Inc.

NAHI.ORG

Summer, 2016

INSIDE this ISSUE The Cool Facts on A/C Condensate...page 7 Features of a Pool Inspection...page 13 Five Tips for new Inspectors to Help Manage Risk...page 17 Termites! What Home Inspectors Should Know...page 18 ...and more

2 The NAHIÂ® Forum - Summer, 2016

CONTENTS SUMMER 2016

COLUMNS New Members | 15 Legal News | 17 - Five Tips for New Inspectors to Help Manage Risk 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.

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

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

Photo credit: depositphotos/© primagefactory

Summer, 2016 - The NAHI® Forum 3

INTRODUCING NEW

NAHI STRATEGIC PARTERSHIPS A HOME INSPECTOR’S RECENT DISCOVERY In the Spring issue of the FORUM we asked for comments regarding the following mystery: 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?

Our best answer... What I see is a solid brick masonry wall that was common construction at the turn of the century. Note that there is a turned brick every eighth course of brick. Most times every brick is turned so ends show in a solid brick masonry wall at every 6 to 8 course. This is done to tie the outer course to the center course of brick. The same is true for the interior course. These walls are usually three brick wide (3 Wythe). The center bricks are not fired brick and usually called salmon brick used as filler brick. They are not fired like surface brick and sometimes get into chimneys on outside veneer and erode away with age on newer houses using recycled brick. For whatever reason, the holes were put in this wall. It is my belief that it was not for termite treatment, insulation, or weep holes. There is no void in the internal wall cavity to handle such a procedure. The only practical reason would be to mount something to the brick, like shutters, trellis, etc. Ralph J Wirth, President Housing Consultants Inc 4949 Brownsboro Road #293 Louisville Kentucky 40222 1-502-896-8151 hci@iglou.com Expert Residential Forensic Inspection Services

4 The NAHI® Forum - Summer, 2016

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6 The NAHI® Forum - Summer, 2016

Insuring Home Inspectors Since 1992

The Cool Facts on A/C Condensate By: Henry Blau, Director of Training US Inspect Unless you inspect in an arid climate, air conditioning is heavily involved in the management of condensate when water vapor in the home’s warm, moist air condenses back

constant negative drain slope is needed. The trap also protects against sewer gases. Inadequate maintenance is a common cause of primary drain clogs. To prevent condensate overflow and the resulting water damage, a secondary drain system is required. If the air handler is above a vulnerable area, a secondary drain pan, larger than the air handler’s footprint, should be installed below it. From there, several options exist for completing the system. The pan can be equipped with an intact drain line which is as large as the air handler’s drain outlet. It must be completely separate from the primary line. It should discharge in a conspicuous location to alert the homeowner to a problem with the primary system. Additionally, a float switch that shuts down the A/C unit due

Chronic Filling: Don’t overlook the obvious signs. This secondary pan has filled repeatedly.

into a liquid. This can create as much as 15 gallons of water per day for each central system. Let’s briefly review these systems and highlight a few inspection procedures to ensure this condensate is properly accounted for. Condensate forms at the evaporator coils, which are typically located inside the air handler, and collects in the primary pan below. The condensate should be conveyed in an intact, corrosion-resistant primary drain line to an appropriate and visible discharge point. If located on the exterior of the home, the discharge point should be at least several feet from the foundation, but not on a walkway or other flatwork. If located on the interior of the home, a sink or drain is acceptable, provided there is a downstream trap. Condensate drains connected to attic vent pipes are not appropriate due to the risk of drafting sewer gases into the HVAC airflow. Also, condensate drains generally require a trap where they exit the air handler. Unless the blower fan is upstream of the coils (positive pressure), the condensate will not flow properly without this trap. Water flows downhill, so a

Combined Drains: Combined primary and secondary drains defeat the purpose of the backup system.

to rising condensate can be installed. It can be on a secondary pan that does not have a drain line or on the primary or secondary condensate discharge lines. A combination

Condensate Leak: Don’t ignore the clear signs.

Summer, 2016 - The NAHI® Forum 7

NAHI WON’T LET MEMBERS WALK ALONE.

BENEFITS BEYOND THE MEMBERSHIP •

Receive personalized technical assistance.

•

Get expert advice on obtaining insurance, software, and add on services.

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Get connected to fellow home inspectors by attending NAHI’s annual education conference.

•

Receive free business and marketing start-up advice by a NAHI business advisor.

•

Complimentary home inspection report critiquing.

Guiding you every step of the way.

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

8 The NAHI® Forum - Summer, 2016

of methods is often used for redundancy. In some cases, the condensate cannot drain by gravity and a condensate pump is required. The pump’s reservoir fills until a float switch activates the pump. The condensate is conveyed, typically by a hose, to the discharge point. Be sure to inspect for signs of overflow that indicate an inoperable pump. Damaged or kinked hoses, as well as inappropriate discharge points, should be noted. Condensate pumps are electrical devices, therefore safe practices prevent the use of extension cords. These pumps also have 2 lowvoltage wires for a high-water switch. They must be connected to the air handler to ensure system shut down if the pump fails.

Switch Pump Not Connected: These wires should be connected to the air handler so the system will shut down if the pump fails.

When focusing on details, do not overlook the obvious. Does the secondary pan contain water or show signs of previous filling? Is there corrosion or leaking at the air handler, particularly if the coils are above the furnace section in a common cabinet? Is there debris in the pan that could block the drain?

Condensate issues may appear quickly if the A/C shuts down. But Damaged Pan: This secondary pan won’t do its job. the problems can hide until water damage, and everything it involves, rears its ugly head. We must account for the condensate. It is part of our job, summer or winter!

Pan Insulation: This secondary pan’s drain will clog up with the cellulose.

Vent Pipe Connection: Condensate drains can’t be connected to vent pipes. They are downstream of the trap and connect to sewer gas.

Water in the Pan: Another obvious sign of a primary system failure.

Henry Blau is the Director of Training for US Inspect, the nation’s largest employee-based inspection services firm. Previously, he spent 9 years as their Richmond, VA Area Manager. He entered the inspection field after spending many years restoring old houses, an affliction that he still struggles with. Failed Pump: The condensate pump has failed and is overflowing.

Summer, 2016 - The NAHI® Forum 9

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10 The

NAHI®

Forum - Summer, 2016

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The NAHI® Forum

FEATURES OF A

POOL INSPECTION ALL IN SIX MONTHS

When inspecting a pool, a home inspector will look at the following:

By: Alexander McKenzie, Lakeland Home Inspection Service Lakeland, Florida

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Visible structural components.

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Pumps and filters.

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Heaters.

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Pool Cleaners.

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Electrical controls, wiring, grounding, and

After graduating a professional Home Inspection Course in mid November 2015, I was determined to keep my motivation at running speed by applying for my state license. The state of Florida requires the successful passage of the National Home Inspectors Exam. While my training was fresh in my mind, I quickly signed up for the exam and passed. That was followed by a “wait”period to go through the state licensing process. I officially opened Lakeland Home Inspection Service on May 28th, 2016. As of June 29th, I have performed twenty one paid home inspections, with new referrals coming in every week. In between inspections, I locally market my services to REALTORS®. I’m happy to say that I’m open for business and going strong. My advice to others on this same path: “Failure will never overtake you if your determination to succeed is strong enough”.

related electrical components. •

Mechanical controls.

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Plumbing components.

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Steps, ladders, railings, benches, walkins, hand-holds, coping, waterline tile, and step and bench edge tile.

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Lights, light niches, controls, and related equipment.

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Pumps and blowers for blower jets, massage jets, swim jets, cleaning jets and fountain jets.

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Jump boards and slides.

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Water features (falls and fountains).

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Bottom drains and skimmers.

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Safety barriers, fencing, gates, doors, and latches.

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Deck and deck drainage.

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Screen enclosures.

So these are the features you are LOOKING AT. Turn to Page 35 to learn what to LOOK FOR! Summer, 2016 - The NAHI® Forum 11

Becoming a Home Inspector IS IT REALLY WORTH IT?

A Q&A session with Forrest Lines, CRI

year?

Q: How much should a new home inspector expect to make in his first

A: New home inspectors usually do about 50 home inspections the first year ($15,000). That’s one each Saturday before the ball game. Don’t quit your day job. However, once established, one home inspection per day per year could net over $75,000 annual income.

Q. How important is it to become a member of NAHI and my state chapter of NAHI?

A: Very important as it lends to your credibility and gives you an instant network of seasoned inspectors who you can call upon for help and advice. By becoming a member, you strengthen your own business and our organization as a whole so we can support you through networking and continuing education.

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Q: What’s most important in home inspection…the technical part or the people part? A: Both are essential in building a strong and successful business. Many of your customers will be new home buyers who have lots of questions about all aspects of the home, some will be technical and some will just be searching for peace of mind. By really connecting with your customers, you can thoroughly answer their questions and become a trusted resource. They will in turn, recommend you to others thereby strengthening your business and reputation.

Q: Why become a home inspector? A: Very few jobs allow you to name your own hours, travel, learn about something essential to our everyday existence (housing) and meet new people. Home Inspection does all these things and with the right tools and support can provide a flexible and lucrative career.

SUMMER IS HERE! Inspectors, please be careful of excessive heat. In 2013, 372 people died in the U.S. from exposure to excessive heat, according to Injury Facts 2016. When inspecting houses, remember, heatrelated illnesses can escalate rapidly.

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If you’re not already a valued Target customer, let 2016 be the year you choose a better value for your Errors & Omissions Insurance. Did you know that NAHI members enjoy the highest insurance premium discount available? Target offers you a full 15% discount on your premium regardless of how much coverage you purchase. You’ll also enjoy advantages such as: • A package policy that combines E & O and General Liability. • Built-in coverage for a dozen specialized inspections. • Multiple options for coverage limits, deductibles and premium payment. • Identity Theft Coverage at no additional premium. • Fast, fair claim service! We’re happy to give you a premium estimate or a quote with no obligation. You’ll find applications at www.TargetProIns.com. Questions? Please contact Target’s Home Inspectors Insurance Expert: Fausto Petruzziello FPetruzz@TargetProIns.com 973-396-1790

Insurance for Particular Professionals

® Forum Programs © 2016 Target Professional is a division 14 The NAHI - Summer, 2016of and operates under the licenses of CRC Insurance Services, Inc., CRC of California Insurance Services, CA. Lic. No. 0778135. No claim to any government works or material copyrighted by third parties. Nothing in this communication constitutes an offer, inducement, or contract of insurance. Financial strength and size ratings can change and should be reevaluated before coverage is bound. This material is for educational use only. It is not meant to be an offer of insurance directly to insureds or business owners. Equal Opportunity Employer – Minority/Female/Disabled/Veteran.

M A R C H 16, 2016 - J U N E 15, 2016

NEW MEMBERS ALASKA Jon Douglas, Nikiski

NEW MEXICO Sean Whitaker, Albuquerque

CALIFORNIA NORTH DAKOTA Stephen Warren, N. Hollywood Matt Thom, Grand Forks COLORADO Don George, Milliken Matt Unroe, Castle Rock Anthony Verbsky, Centennial FLORIDA Alan Bowman, Bradenton Yamin Sureka, Kolkata

NORTH CAROLINA Kent Trader, Angier

IDAHO Aaron Fuhrim, Meridian ILLINOIS Kyle Plarski, New Lenox

TENNESSEE Gary Pribanich, Nolensville

KANSAS Shawn McEachern, Wichita Wesley Scott, Arkansas City

TEXAS Patrick Evers, McKinney

KENTUCKY Quentin Clark, Hanson

VERMONT David Darton, Rutland Jeff Vos, Saint Albans

MARYLAND Robert Marley, New Market MASSACHUSETTS Shane Eichmann, Boston MINNESOTA Rick Drontle, Golden Valley MISSISSIPPI Robert Gates, Etta MISSOURI Steven Dabney, Raymondville Photo credit: depositphotos/©andresr

Membership Upgrades ASSOCIATE to REGULAR Mark Scaparo, Powhatan, VA

OHIO Sherman Hall, Bexley Steven Hayes, Elyria PENNSYLVANIA Tyler Davis, Wilkes Barre Tom Fitzpatrick, Quakerto Rick Geist, Kutztown Brian Kensinger, Mars Doug Nixon, Millheim Allen Pollick, Cheswick Joseph Steo, Roseto

GEORGIA Jason Chesnut, Senoia Joseph Kendrix, Suches

WISCONSIN Erik Hansen, Sheboygan Brandon Sipola, South Range

VIRGINIA C. Reuben Autery, Toano Patrick Downey, McLean

WHAT’S IN A NAME? For years NAHI has called its business partners ‘Affiliates’. The name and connotation has always been kind of’ like second class citizenship because while they were members, they weren’t home inspectors. In recognition of the important role they play in your success, we have changed the name from Affiliate to Business Partner. We believe this new designation more properly reflects the fact that while we are out having the time of our lives doing inspections, they are behind the scenes doing those things and providing those products and services that make us look good or protect us. They have earned the right to be called partner.

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16 The NAHIÂ® Forum - Summer, 2016

Legal Notes

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

Five Tips for New Inspectors to Help Manage Risk

In the last few years I have noticed a significant increase in new inspectors entering the profession. I meet more and more new inspectors at national and regional trade shows than I have in a long while. I get calls nearly weekly from new inspectors about inspection contracts, regulatory compliance and licensing issues. It’s good to see the profession growing. It’s better to note that the new inspectors are interested in protecting their new ventures as best as possible against the risks inherent in providing home inspection services.

some multiple of their actual damages if the consumer protection law is violated by using unconscionable terms in the contract. Avoiding these requires making sure your contract is essentially fair based on what your state will allow.

In this issue, I want to impart some basic information that those anticipating joining the profession (and those of you contemplating revising your risk management plans) can use to guard against risks arising from unhappy customers or, worse, their legal representatives.

2. Picking the Right Report Format

1. Inspection Contracts A good inspection contract is a tool many inspectors wish they had before a problem arises. Your contract is your first line of defense against most inspector claims. Many claims arise from a difference of opinion regarding the scope of the inspection services. A good inspection contract that specifically identifies your scope of work, the standards you will use and the conditions, systems or components excluded from the inspection, can eliminate confusion. An inspection contract should always provide you with fair defenses based on what your state will allow in a consumer contract. Limitation of liability and arbitration clauses are types of clauses that can provide a shield against a claim even where there may be liability for the claim on the part of the inspector. Your inspection contract should be written to comply with how your state views any defensive clause. Many states have laws that relate to consumer protection that can provide a disgruntled client with the ability to obtain their litigation fees and

Many insurance carriers and regulated states have specific guidelines for what should be in your inspection contract. Check with your carrier and review your state’s inspector regulations before you move ahead with any inspection contract.

After your inspection contract, your home inspection report is your next opportunity to communicate to your client. The performance of your professional services requires you to fully and adequately communicate your findings in a written report. A well-formatted report should be easy to understand for any buyer. It should reflect the standards of practice you use, in conjunction with any requirements of your home state. A summary section is an effective tool to make sure your client does not miss critical information regarding defects and the significance of that finding. Although the term “boilerplate language” is often used to describe a haphazard effort at covering one’s derriere, I find well-crafted “boilerplate language” to be an effective means of communicating universal conditions and concepts that do not change from one inspection to the next. For example, wall coverings will always hide access to what is underneath. The key to making “boilerplate language” useful is to not “bury the lead” by sandwiching specific important observations made during the inspection between stock language so that the reader does not gloss over critical information.

Summer, 2016 - The NAHI® Forum 17

TERMITES

Home Inspectors are usually not also termite inspectors but we should know a few things about them.

First of all, unless you are in Alaska, the chances are good that you will inspect a home with termites. Second, 2X4 lumber is called for in code books for a reason. It has specific and reliable performance related structural characteristics. That is, until it is damaged by termites. When termites start borrowing around inside a wooden framing member, it loses its structural integrity and could fail and signs of failing structural components are something we are supposed to be looking for. Termites fall into two basic groups; subterranean termites and drywood termites. Drywood termites are generally found in hot, southern states but subterranean termites can be found in every state except, as we said earlier, Alaska. Drywood termites eat into and then live inside wooden components of a home.

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What Home Inspectors Should Know (They especially like some furniture). They are often not evident except for small piles of fecal pellets near ‘kick-out holes’. Drywood termites are more likely to be found in attics and in older wood decks. Traditionally, the most effective way to eliminate them is to tent and fumigate the home. However, as soon as the gas dissipates, they can re-infest the home. In recent years, spot treatments, new chemicals, and even heat, have been used to eliminate them - temporarily. Subterranean termites live in moist soil and construct ‘mud tubes’ through which they travel. Once they get to the wood, they eat into and then live inside the wood. Termites are at best, controlled. Complete elimination is usually not a realistic expectation. And because they do their dirty work out of sight, by the time we find them, significant damage could have already been done. But paying attention during a home inspection can help you draw conclusions about their presence. Just a few words of caution. Most states regulate the practice of termite inspection and if you report the presence of termites and do not have a required certificate or license, you could be breaking the law. And if you lead your client believe that you are a termite expert when you have not had any training or hold required certificates, you could find yourself in serious trouble. On the other hand, if you see ‘evidence of termite activity’, and don’t mention it, your client could claim that you should have recognized the damage even if you did not know what caused it. For a home inspector, it’s just another Catch 22. The most likely places to find subterranean termites and their telltale mud tubes is at areas close to ground level, out of direct sunlight, and near damp soil. Places like wood steps or posts in contact with soil, beam pockets, and at old lumber laying on soil under a home. If you suspect the presence of termites, press on the wood with a fingernail or carefully with the tip of a screwdriver. In severe cases, termites will eat all the wood up to the paint so that when you apply pressure, significant damage becomes readily evident. For this reason, it is best to probe carefully. If you are reasonably confident that additional checking needs to be done, photograph the area and tell where to find it and recommend that it be checked for termites without saying why. Claude McGavic, NAHI Past President

...Continued from page 17 Most importantly, your report format should be easy for you to use and, where needed, modified so that it meets the requirements of your state or in non-regulated states, it matches your standards of practice. There are several great products available and you can certainly commission your own format, although that can be very expensive. Talk to any software vendor about the particular needs of your business and select the product that best suits your needs.

3. Be Active in Your Local NAHI Chapter Belonging to a professional organization provides many benefits, including providing additional layers of insulation from risk. Attending meetings and talking with other inspectors in your area can provide a wealth of free advice on dealing with issues many inspectors have encountered in the past. Along with learning from chapter members who have been at this profession for years, new inspectors are exposed to vendors, tools and other items that can make their business better and their results sounder. It gives new inspectors an opportunity to see what is new, what is tried and what is on the horizon in terms of ways to make a business grow and prosper. NAHI has a plethora of information that is provided to chapter members to help them be successful and to limit their risk. Taking advantage of that information is your responsibility, and having it can mean avoiding a costly claim that can derail your new business.

4. Continuing Education This is a sore subject for many inspectors. It takes time away from earning money. It is an expense. Sometimes educators focus more on their products and less on education. These are all true. However, continuing education is what you make of it, and if you consider it a tool instead of a burden, it can go a long way toward preventing problems in the future. Sometimes in your profession certain types of building materials (I’m looking at you EIFS) can be known to be problematic. Construction methods change. Items or conditions once thought safe are later determined to be unsafe. Laws change. Therefore, it is important to stay one step ahead of the curve on risk management.

Instead of selecting education based on need, select it based on things you want to learn. If you work in an area that has many stucco clad homes, you can take classes specific to stucco installation and inspection. If you’re in an area that has significant precipitation, perhaps classes on detecting signs of water entry and damage would assist you. Take classes offered in report writing and interpreting your standards of practice. Look at your business in your area and determine what can either set you apart from the rest or protect you from liability. There are many great speakers who make the rounds at NAHI meetings locally and nationally. Take advantage of the fact that you work in a profession that is constantly evolving by constantly looking to improve your business practices.

5. Peer Review This is one tip I wish more inspectors were willing to embrace. In the law we do it all the time, whether using other attorneys in our office, or those at bar association meetings or other legal practice groups. One of the people who taught me the most about the law (and a lot about life) always told me that there is a reason they call what I do “the practice of law.” It is because the law is ever changing and situations that folks encounter in life that lead to litigation change with the times. I believe this applies to every profession including home inspection. It is impossible to be perfect in a non-perfect world. But sometimes getting an objective view of what you’re doing can help you avoid problems others have already faced. Peer review in its simplest form is having another in your profession critique your work. While it may be discomforting, when done in the spirit of fellowship it can truly help you avoid claims. Having an inspector you trust and respect, who has traveled down the same road, review your reports can help you avoid mistakes and pitfalls made by others who came before you. Regardless of your profession, recognizing that maybe you do not know all there is to know and humbling yourself to this process can pay off by saving you costs and aggravation later. It is certainly better to find out from another inspector that something you are doing may result in a claim, than finding out by being served with a lawsuit. If you are new to the profession, congratulations. Most home inspectors I know would not trade what they do for anything. It’s a great way to earn a living and help others. But before you help others, help yourself by implementing strategies now to avoid risk later. Your future self will thank you for it someday.

Summer, 2016 - The NAHI® Forum 19

5 Tips for New Inspectors to Help Manage Risk... cont. from page 19 Most importantly, your report format should be easy for you to use and, where needed, modified so that it meets the requirements of your state or in non-regulated states, it matches your standards of practice. There are several great products available and you can certainly commission your own format, although that can be very expensive. Talk to any software vendor about the particular needs of your business and select the product that best suits your needs.

20 The NAHI® Forum - Summer, 2016

INSPECTION SAFETY Someone has said that when you hear a good ol’ boy yell, “Hey, y’all watch this”, run the other way because someone is about to get hurt. But there are times when home inspectors do stupid things, and we don’t even warn anyone else by yelling. Like falling off ladders, or falling through ceilings, or opening valves that won’t close, or filling a tub and forgetting to turn the water off. What was it Forrest Gump said, “Stupid is as stupid does”. Inspection standards of practice generally do not require a home inspector to do anything that is hazardous, but we are prone to either feeling something bad won’t happen to us, or we just do something stupid. Pay attention! Walking around while punching keys on a tablet and taking pictures can result in serious, even life threatening injuries. Now, I can take a few bumps and scrapes as well as the next person, but if I get laid up, I am out of work with no income, and it’s probably the same with you. So here’s a list of hazards we might want to watch for at every inspection.

LADDERS I watched a friend and colleague waste away after a leg and head injury from a fall off a ladder during an inspection. In fact, one of our own past presidents had a ladder accident. A ladder can ruin your life.

my brain was apparently on ‘snooze’. But what really made me angry later was the fact that I just dusted myself off, driven home, and then picked up my month old grandson to give him a hug, dust and all. You may be a tough guy but it’s not always about you. Think about those you love.

SPIDERS I’m not afraid of them but I nursed a spider bite about the size of my mag-light lens on my neck for about 6 weeks. Oh, and I had a great uncle die from a black widow spider bite he got in an outhouse back in rural Kentucky. Not the way I want to go.

KNOB AND TUBE WIRING. A termite inspector told me the second leading cause of accidental deaths in his industry nationwide was knob and tube wiring. Think about it. All alone in an attic or crawl space and sweaty.

ATTIC HEAT My inspection experience has been in Florida. 135 degree attics, 85 percent humidity, and navigating trusses while doing a duck walk is a serious strain on the

ELECTRIC PANELS There are two doors I knock on when I do an inspection. The front door and the door to the electric panel. I want to know if anyone (or anything) is at either door. Knocking on an electric panel like you knock on a front door is much safer than just grabbing the panel cover with both hands. After watching me knock on a panel cover, a client related how his father, an electrical contractor, lost both hands at the wrist while servicing an electric panel. Be safe.

POISON When you are under a house, do you know what you are crawling through? Insecticides, asbestos fibers, animal urine, or even air entrained sewage. Or maybe you are like I was, merrily crawling around carefree, taking pictures, only to find out later that there was so much dust in the air (which I hadn’t noticed) that the pictures were worthless. I had actually dug my way under a sheet metal duct to do a thorough inspection and I remember smelling chemicals, but that part of

Summer, 2016 - The NAHI® Forum 21

heart. Add to that insulation and pesticide dust and you are asking for trouble.

RODENTS Really? Actually, it’s not the rodents but what the leave behind. They have a nasty predisposition to urinate as they run. It marks their route so they can find their way by scent, even if it is pitch black. The problem is that in confined hot spaces, it can dry out and become air born. When inhaled, it causes a disease called Hantavirus, a lifelong debilitating respiratory disease. I know that some of you are thinking that you can’t do a good job with so much to worry about, but you can and you better. The health or lives of others may depend on your efforts. It simply means that you find different ways to get the job done. And here is something else to consider. You get out of a crawl space. You are hot, tired, winded, dehydrated, and you know it. You get into your truck and a couple of miles from home you suddenly have severe chest pains that radiates to your arm and into your jaw. You know CPR but can’t use it on yourself. What do you do? Try this. Cough repeatedly and forcefully. Deep heavy coughing. The kind needed to expel sputum from deep inside the chest. A breath and a cough must be repeated about every two seconds without stopping until help arrives or until the heart is beating normally again. The deep breaths get oxygen to the blood and the coughing squeezes the heart to help the flow of blood. As quickly as you are able, get on the phone. And by the way, if you get over the episode quickly, don’t be a hero. No matter how well you think you handled the situation, you have probably had a heart attack and need to get to an emergency room immediately. Those symptoms you just had may have been a precursor to the ‘big one’. Be safe out there. ....Contributed 22 The NAHI® Forum - Summer, 2016

Five Problems Uncovered in Home Inspections Even a house that seems perfect may not be so when it comes to a home inspection, which is meant to discover potential problems with the home's systems, appliances, and structure. "Depending on the age, location, and type of house, the potential for problems will vary," according to an article by the Ferris Property Group. "It's also important to note that all houses — even brand new ones — will have issues that show up on the inspection. Certain issues may be a deal breaker, like a collapsing foundation, but many other issues can and should be repaired after negotiation with the seller." Here are some of the most common problems inspectors say they uncover: •

DEFECTIVE PLUMBING: Leaky faucets or problems with the efficiency of pipes can greatly affect the cost of a home's utilities.

•

WATER DAMAGE: This can be caused by any number of issues, such as erosion of external grading material that has caused a slow leak into a basement. Water leaks also can lead to damage in a foundation or mold growth.

•

FAULTY ROOFING MATERIALS: Variable temperatures can cause cracks in some roofing materials, while other materials may be prone to rotting or leaks.

•

CRACKED FOUNDATION: Foundation problems can surface from any number of issues, such as water damage, termites, rotting, or structural inadequacy.

•

OVER-WORKED ELECTRICITY SYSTEM: This also can represent a big safety issue. Inspectors say when they find an overcrowded wiring system it’s typically due to previous owners making adjustments to the electrical wiring.

Source: “Common Issues Found During the Home Inspection,” Ferris Property Group (May 11, 2016) Reprinted from REALTOR Magazine Online (HTTP://realtormag.realtor.org). June 2016, with permission of the National Association of REALTORS. Copyright 2016. All rights reserved.

What to Look for During a Roof Inspection

The NAHI Standards of Practice make it clear what a home inspector should look for during a home inspection. Signs of excessive wear and tear. These kinds of defects are often the result of old age but could be the result of unusual weather events or manufacturing defects. If the surface looks heavily worn, recommend budgeting for replacement and that a qualified roofing contractor prepare estimates. Signs of leaks. This one is relatively easy â&#x20AC;&#x201C; from the attic. Finding roof leaks from the top side is mostly luck. And remember, you do not have to identify the source of a leak, just the general location of the leak so a qualified roofing contractor can find what you have seen. Signs of roof covering surface damage. In some cases, this is the same as excessive wear and tear but generally refers to missing, loose, split, rotted, cupped, curled, torn, cracked, bent, broken, dented, or heavily rusted components. Photographs which show where to look for the damage are most helpful. Signs of recent repairs. Anytime (and anywhere around the property) signs of repairs are seen, you should report it and advise the client to find out what happened and who fixed it. Signs of missing, loose, damaged, or neglected fasteners. A fastener in a roof means there is a hole in the roof. The chance of a roof leak is

greater when something is wrong with a fastener. Signs that the sheathing sags excessively, bounces, or cracks when walked on. It is generally a good idea if you are walking a roof and experience any of these conditions to slowly turn around and go back the way you came - carefully. I once had all the FRT plywood sheathing where I had walked a roof, fall into the attic half an hour after I left the roof. (Manufacturing defect). But I was lucky it did not fall under my weight. Signs of damage at roof penetrations and flashings including skylights, chimneys, basketball hoops, satellite dishes, and solar panels . These are all common areas where roof leaks occur. Signs of rain gutter defects. If a portion of a rain gutter system is discharging water next to the foundation, it is not working as intended and needs to be addressed. Signs of attic access related defects. Scuttle holes should be framed on all four sides. There should be no loose wiring within 30 inches of the access point. You will likely not trip on loose wires while getting into an attic but coming down is a different story. Pull down stairs should be checked for damage and that they touch the floor properly. Signs of vermin infestation in the attic. Creepy

Summer, 2016 - The NAHIÂŽ Forum 23

crawly stuff does not belong in an attic. Report it. If you smell rat urine, do not remain in the attic. Inhaling it could result in a lifelong debilitating respiratory disease. And if there are signs of drywood termite damage, you should report that damage similar to damage caused by termites was found (and tell where) and that a qualified termite inspector should be asked for a second opinion.

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Signs of missing, cut, notched, bored, broken, or modified framing components in attics. Trusses are engineered. In other words, they are especially designed to perform a certain way. When they are modified, the modifications change the structural characteristics of the truss so that it no longer functions the way it was designed. All damage or modifications to trusses should be noted in the report with a recommendation that a qualified contractor or engineer be asked for a second opinion.

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Signs that the amount or type of attic insulation or ventilation is not what is commonly found. Find out what asbestos based insulation looks like. If you see it, recommend that testing be done and if it is asbestos, that it be removed. If air pressure in the house is less than air pressure in the attic, the house can suck asbestos fibers from the attic to the inside. If any of these roof related â&#x20AC;&#x2DC;defects are found, best practice is to photograph the defect, tell where to find the defect, and recommend that a professional prepare an estimate for repair, maintenance, service, or replacement.

24 The NAHIÂŽ Forum - Summer, 2016

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BEWARE OF THESE HOME INSPECTION RED FLAGS A home inspection not only allows buyers to learn more about their home, it also helps them uncover any potential problems. Curbed.com recently featured a 14-point checklist to help home buyers during a home inspection. Here are a few items they suggest to investigate further during a home inspection that will give your buyers more confidence in moving forward.

HVAC system. Home inspectors

will make sure the home’s heating, ventilation, and air-conditioning system is working, and they should also be able to estimate how long the home air conditioning condenser (the outside unit) should last too. They just need to check the serial number, says Nigel Turner with Total Home Inspection Services in West Milford, N.J. Many condensers last 12 to 15 years before needing replacement.

Water drainage. “The biggest issue

of any home is always going to be water disbursement,” Turner told Curbed. com. “There’s the potential for damage to the foundation. If water is found to be in the vicinity of the house, you want the water to flow away from the house, not towards it.” Home inspectors who use an infrared camera may be able to uncover potential water damage that lurks beneath the surface of a home too.

Oil tank. Even if the house is heated with gas, it’s still

important to check and see if there’s an oil tank on the property in case it once was heated by oil. A tank may still be present. Certain areas require the oil tank to be removed. Others may have just been filled with sand and gravel. Make sure you find out and to ensure it hasn’t leaked into the ground. “Make sure we sweep the whole property,” Elice Shikama of RE/MAX in Franklin Lakes, N.J., told Curbed. com. “Because sometimes sellers think they only have one. They could have multiple underground tanks.”

Chimney. “Chimneys can be a very costly enterprise, if

there’s damage to the chimney lining on the inside, if the masonry around the chimney is faulty, corroded, or whatever it might be,” Turner says.

Roof. Learn how old it is and any

potential issues, particularly if anything that you may have to one day bring up to code. Roof problems are responsible for 39 percent of home owners insurance claims, according to data from Trulia.

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Should YOU Be on Instagram? Instagram just reached the half-a-billion user milestone in June, proving it's one of the hottest social media networks online. The photo and-video sharing app now boasts 500 million monthly users and counting. Two-thirds – 300 million – are using Instagram every day too. Users upload an average of 95 million photos and videos daily and “like” about 4.2 billion daily. What’s more, users spend an average of 21 minutes on the app every day. Instagram is about double in size compared to its closest rival, Snapchat, in daily active users (300 million daily active users versus Snapchat’s 150 million). Twitter, on the other hand, continues to lag with about 136 million daily active users, while Facebook continues to be the one to beat at nearly 2 billion daily active users. WhatsApp, the messaging app recently surpassed the 1 billion registered users mark. “500 million is a milestone very few companies get to,” Instagram CEO Kevin Systrom told Forbes. “This scale is not a badge on our uniform, but a signal of our ambition. If we can have a billion or a billion and a half on Instagram, we get closer to capturing every experience in the world.” Facebook paid $1 billion for Instagram in 2012, which at the time was largely viewed as overpriced since the startup had fewer than 22 million monthly active users back then. Instagram, launching in 2010, has now become one of the fastest-growing apps ever. Source: “Instagram Passes the Half a Billion Users Milestone,” TechSpot (June 21, 2016) and “Instagram’s Kevin Systom: Half a Billion Users Marks ‘New Chapter,’” Forbes (June 21, 2016) Reprinted from REALTOR Magazine Online (HTTP://realtormag. realtor.org). June 2016, with permission of the National Association of REALTORS. Copyright 2016. All rights reserved.

26 The NAHI® Forum - Summer, 2016

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Homeowner Dilemma! Not enough property for a pool? No problem. Just build it under the house.

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Summer, 2016 - The NAHIÂŽ Forum 27

WHEN YOUâ&#x20AC;&#x2122;RE HOT...

8 Signs of Heat Overexposure 1. Heavy sweating -- though if heat stroke sets in, the body can no longer compensate and stops sweating. 2. Pale skin. 3. Muscle cramps. 4. Feeling tired and weak. 5. Altered mental status (confusion or disorientation). 6. Headache. 7. Becoming semi-conscious or passing out. 8. Nausea or vomiting.

6 First Steps to Take After Recognizing Heat-Induced Illness 1. Call 911. 2. Get the person out of the sun and into a cool area. An airconditioned area is ideal, but moving someone into the shade will also help. 3. Apply water to help the person cool off. 4. Apply ice to the neck or armpits, where large blood vessels are close to the surface. 5. Remove any heavy clothing. 6. Immerse the body in cool water, either at a swimming pool or in a bathtub.

28 The NAHIÂŽ Forum - Summer, 2016

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A POOL INSPECTION

WHAT TO LOOK FOR •

•

The inspector should look at the pool and spa shells and liners for signs of cracks, settlement, heaving, rotation, spalling, lifting, surface deterioration, surface rust, tears, blisters, punctures, and efflorescence, and for other similar indicators of shell and liner related defects. The inspector should look at cast or molded seats, benches, and walk-ins for the presence of edge designating tile and for cracks.

•

The inspector should look at in-water accessories including but not limited to ladders, railings, and hand holds for loose, damaged, or missing parts.

•

The inspector should look at water line tile for signs that the pool has shifted, and for loose, cracked, sharp, missing, or broken tile.

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•

The inspector should look at skimmers for the presence of filter baskets and/or anti-entrapment devices and secure lids.

The inspector should operate On/Off switches, including switches for the pump motor, pool light, blowers, heaters, timers, and other related equipment (unless the inspector has reason to believe that operating the equipment could cause damage or change pre-set programs) to determine if the systems or equipment will activate and then turn off.

•

The inspector should look at pool walls above the water line for the presence of secure hand hold devices or features.

The inspector should look at visible and accessible plumbing lies, fittings valves, and connections for signs of damage and leaks.

•

The inspector should operate manual valves when the purpose of the valve is known and when operation of the valve is not likely to cause damage to the valve, equipment, or system.

•

The inspector should look at the filter pressure gauge for signs that the filter is dirty or missing.

•

The inspector should look at the pool heater for signs of leaks, damaged or missing parts, and for signs that the equipment produces heat.

•

The inspector should operate pool heaters to see if the equipment will turn on and off, that the compressor is working, that burners lite, or that water flows to and from solar collectors.

•

The inspector should look at spa jets, bench jet, swim jets, and cleaning jets for signs of damage or missing parts and to determine if the jets are operable.

•

The inspector should look for the presence of installed glass building materials near the edge of the pool including windows, doors, and glass block.

The inspector should look at pool and spa light niches and fixtures for signs of leaks and to determine if the light will turn on and off.

•

The inspector should look at pool screen enclosures for loose, missing, or rusted base plates, anchor bolts, loose, torn, or missing screens, taut diagonal anchor cables, and doors which close and self-latch and that the closers are not equipped with door stops.

The inspector should look at installed accessories such as slides, jump boards, water falls, fountains, grotto seats and tables, and other similar features for signs of damage, rust, loose fasteners or anchors, cracks, and personal injury hazards such as sharp edges.

•

If the pump motor is running, the inspector should look for signs of overheating or bad bearings.

•

The inspector should look at mechanical timers for the presence of shields to prevent accidental contact with electrical terminals.

•

The inspector should look at water cleaning equipment for signs of leaks and damage.

•

The inspector should look at pool edge coping for signs of loose, cracked, sharp, broken, or missing pieces.

•

The inspector should look at bottom drains for the presence of anti-entrapment devices.

•

The inspector should look at spillways, niches, inserts, and other shell plane changes for signs of cracks or efflorescence.

•

If the pump is running, the inspector should look at circulating jets or nozzles for signs that water is flowing.

•

If the pump is running, the inspector should look at the skimmer for signs of a vortex.

•

The inspector should look at the deck for cracks, missing, loose, or settled or damaged surface materials and for signs that the deck slopes away from the pool and that any water collection feature such as a gutter, trough, pipe, manufactured deck drain, or swale, is free flowing and that it directs surface water away from the pool. The inspector should look at the deck for protrusions and trip hazards and surfaces near the deck for signs of personal injury hazards.

•

The inspector should look at installed mesh and other kinds of child safety protection fencing for signs of damage to the fence and/or latch.

•

The inspector should look at pool related electrical service including switches, outlets, disconnects, pump motors, blowers, controllers, and equipment grounding and ground fault devices, for signs of defects or electrical hazards.

Summer, 2016 - The NAHI® Forum 31

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5 Easy A/C Maintenance Tips

WHY IMPORTANT

There are some tasks that can be done by the average homeowner, but others should not be performed by anyone who doesn’t have the proper training and a license. Not sure about a certain task or physically unable to perform, then call a professional to do it for you. Always observe safety precautions; and before you perform any work on your outdoor unit, ALWAYS shut down the power to the unit at your electrical box first.

AC Tip #1: Clean and/or Replace Air Filter Replacing your air conditioner air filter (or cleaning it, if you have a reusable filter) is one of the most important regular AC maintenance chores. It should be done every month during high-use seasons (like summer and winter) and once during the fall and spring.

Take a look at the contactor switch, and replace it if you see excessive pitting. Always call a local heating and air conditioning expert to do the work for you if you are hesitant to perform.

AC Tip #3: Examine Thermostat Check your thermostat to make sure it’s working properly and keeps your home at the right temperature. If you have an older, mechanical type thermostat, you may want to consider upgrading to a newer programmable model.

The air filter will be located either:

A programmable thermostat allows you to set the temperature higher when no one is home (do not turn the AC off, just up), and cool the house down about 30 minutes before people arrive home for the evening. This will save money and energy on monthly electric bills.

•

AC Tip #4: Check Condenser Unit Fan

• •

Behind the return air grille on a wall or ceiling in a central room of the house. Inside the blower compartment of the air handler or furnace. In a slot on the side, bottom, or top of your furnace.

Air flow decreases when filters are filled with dust, making your system work harder than it should have to. The air flowing through your system may also become dirtier, dustier, and prone to triggering allergy and asthma symptoms for residents.

AC Tip #2: Check Wiring and Components Before working on an air conditioner, ALWAYS start by turning off the power to the unit, which can be done at the service disconnect on your outdoor unit or at the main breaker panel of your home. Next, remove the access panel on your condensing unit and see if you see any signs of overheating – melted insulation on wires, blackened or burned-looking wires, and the like. You can also check any electrical connections to make sure they are tight. If you own an electrical test meter, you can check the capacitors in the unit.

Turn the power off to your air conditioner unit, and check the fan mounted on the top of the outside condenser unit to make sure it’s still in good condition. Replace the fan blades if there are any cracks or chips visible in one or more of the blades. If you have an older air conditioner unit, the fan motor bearings may need to be oiled regularly as well.

AC Tip #5: Clean Outside Unit Over time leaves, dirt, grass clippings and the like will build up on the outside of the air conditioner unit, decreasing system capacity and reducing air flow. After shutting off the power to the unit, use a garden hose to gently wash out the debris, starting at the top with the hose at about a 45° angle. Do NOT use a power washer, and take care not to bend or damage the delicate fins on the coil. You should also trim any shrubs or other plants back from around your air conditioner to keep from impeding air flow to and from the unit.

Summer, 2016 - The NAHI® Forum 33

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CHAPTER CONTACTS ■ ARIZONA Daniel E. Haydon, CRI, Ph.D. DEC Inspection Services nahidan@msn.com (602) 308-8722

■ COLORADO Lon Henderson Western States Inspections & Srvs, Inc. lonsplace@esrta.com (303) 807-6837 ■ ILLINOIS Ken Winter, CRI American Eagle Inspections aehi1199@gmail.com__ (847) 971-8720 ■ CENTRAL ILLINOIS Pete Edwards Accuspex Home Inspections accuspex@comcast.net (217) 520-2279

34 The NAHI® Forum - Summer, 2016

■ MICHIGAN Steven Burnett, CRI Journey Property Inspections, LLC journeyinspection@yahoo.com (517) 447-3071 ■ NEW YORK-WESTERN Paul J. Nagalski, CRI Accurate Home Inspection Services accupaul@rochester.rr.com (716) 681-9739 ■ OHIO Daniel Shields, CRI Shields Home Inspections, LLC Email: shieldsinspect@aol.com Phone: (614) 801-9118 ■ PENNSYLVANIA-SE William Squitieri A-Stat Inspection Services bills@astatinspection.com (215) 421-0560

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