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Home Inspector Working RE
Winter/Spring 2022, Volume 18
HOME INSPECTOR Killed On the Job Key Clauses for Your Pre-Inspection Agreement Sewer, Storms and Home Inspectors Roof Vents: Problems and Solutions
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Winter/Spring 2022, Vol. 18
From the Editor Readers Respond Home Inspector Killed On the Job by Kendra Budd, Associate Editor
Key Clauses for Your Pre-Inspection Agreement by Kendra Budd, Associate Editor
Sewer, Storms and Home Inspectors by Tom Feiza, Mr Fix-It, Inc.
Seeking Termites by Jeff McGovern
Roof Vents: Problems and Solutions by Reuben Saltzman, Structure Tech
SEO for Home Inspectors by Ian Robertson, Inspector Toolbelt
What is MPS and Why Should Home Inspectors Care? by Catherine Hall, NAFHAC
Drones, Licensing and Knowing Your Audience by John Stivers, Top Inspections, LLC
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Published by OREP Working RE is published by OREP, a leading provider of home inspector insurance nationwide. OREP has a low cost, broad coverage E&O and GL p olicy. Coverages available include radon, infrared, termite, pest/rodent, lead paint, mold, septic, and more. See inside front cover for more or visit OREP.org today! OREP Insurance Services, LLC. California Insurance License #0K99465
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Working RE Inspector Winter/Spring 2022
Editor Isaac Peck: isaac@orep.org
Assistant Editor and Designer Ariane Herwig: ariane@orep.org
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Working RE 6353 El Cajon Blvd Suite 124- 605 Sa n Diego, CA 92115 (888) 347–5273 Fa x: (619) 70 4–0567 www.workingre.com
Kendra Budd: kendra@orep.org Working RE Home Inspector is published tri-annually and mailed to home inspectors nationwide. The ads and specific mentions of any proprietar y products contained within are a service to readers and do not imply endorsement by Working RE. No claims, representations or guarantees are made or implied by their publication. The contents of this publication may not be reproduced either whole or in part without written consent.
From the Editor
A Salute to David Brauner by Isaac Peck, Editor
As we kick-off 2022, I want to take a moment to salute OREP’s outgoing President and founder, David Brauner, who retired from OREP late last year. Many of you know Brauner from his decades long service as the Editor of Working RE and his unwavering commitment to putting the customer first. He started OREP 20 years ago from his back bedroom with zero clients—and today, OREP is honored to serve more than 10,0 0 0 real estate professionals across the United States.
Readers Respond Electrical Systems of Older Homes Code is based on when it was installed and parts of your electrical system can be replaced without changing the rest of the system. It’s legal to change only a panel; it’s legal to correct the service coming into your home but not change the panel. It’s legal to replace all of your service entrances and not touch anything in the house unless within 6 feet of water. For example, Ark Fault protection is required when building new, but buying an older home is not required. The NEC is a well-written set of rules created by the Fire department. —Kimberlie Lewis
The motto at OREP has always been “Business by the Golden Rule.” Which literally means: “Treat others as you would like to be treated.” Having worked alongside David Brauner for the last 10 years, I got to see him live it ever y day. And it is not just about giving customers a great experience or providing service with a smile. It’s a way of dealing with employees, vendors, business partners, AND customers. Honesty, patience, kindness, fairness and integrity—these are the values that have made OREP what it is today. In an industry that is ever-changing, OREP’s lodestar will remain constant—people and values first. I am incredibly grateful and proud to lead OREP into its next chapter. Looking to the future, I’m excited to continue to report unbiased, timely news for this vital industry in the pages of Working RE Home Inspector. For OREP members, we are bringing you more “value-add” business-building benefits, including more free training webinars, services, and savings to help your business thrive in the years ahead. If you’re currently insured with OREP, you know that our focus is on YOU. From expanding our business hours to 12 hours a day with licensed insurance agents, to streamlining the insurance application so that it’s even faster to complete—we work hard to deliver for YOU.
Home Inspector Sued by the Seller I agree that it’s an inspector’s job to find issues. I have a problem when they speculate about possible problems that aren’t even there. I’m selling a 70-year- old house with a crawl space. I lost a sale after inspection. The report was full of gems such as “no broken window seals observed, but that doesn’t mean there aren’t any.” “Due to the age of the home, there is probably lead paint.” There isn’t; we tested before we bought it six years ago, and I just tested a couple more places. Ditto with asbestos; he said it’s “probably” in the house; we had it tested and know there isn’t any. The inspectors also asserted that the water heater must be lying on its side because the crawl space is only about 30 inches deep. In fact, we special-ordered and installed a “stubby” that is designed to fit in a crawl space. After 60 pages of similar nonsense, I’m not surprised the buyers walked. But it seems to me that I, as the seller, should have some recourse when the deal fell through due to nothing but speculation on the inspector’s part. —Andrea Doria Actually, any Realtor who inter feres with, diminishes, attempts to discredit, or otherwise override or alter a home inspector’s qualifications or comments can and will be held fully responsible for it. I encourage people to report this formally when it occurs. —Wayne Blackburn WRE
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Working RE Inspector Winter/Spring 2022
Home Inspector Killed On the Job by Kendra Budd, Associate Editor
What started out as a “run of the mill” home inspection— ended in a home inspector losing his life and a total of four people being shot.
Michael Alderson, a 66-year-old home inspector based in Anaheim, CA, was tragically murdered on an inspection due to a family dispute over the home he was hired to inspect. Unbeknownst to him, two siblings had been fighting over the home and when Alderson arrived to inspect, he was shot. This story has sent shockwaves throughout the home inspection community and entire real estate profession. Alderson was highly regarded by his family, friends and the many real estate professionals he worked with in his 20-plus year career as a home inspector.
Michael Alderson’s wife, agreed to share additional information on the tragic events of that morning as well as provide insight into who Alderson was, how he lived his life, and the legacy that he leaves behind.
Here’s how it happened. Backstory The shooter’s father, Victor Nemeth, left behind a couple of children, including his son Roger Nemeth. Roger took care of his father on a 24/7 basis during Victor’s final years—with Roger living in the house as a caregiver. When the father passed, Roger assumed that the house would be going to him. Unfortunately, the senior Nemeth never left a last will and testament. After Victor’s passing, Roger’s sister wanted to sell the house despite the fact Roger still lived there. Roger refused to move, so his sister took him to probate court, which ruled in her favor. Roger was subsequently asked to leave the home. What started as a simple family dispute—led to murder. A Quick Inspection Michael Alderson, owner of Inspectall Property in Anaheim, CA was hired to perform an inspection on the morning of August 7th, 2021. He had been a home inspector for over 20 years and was 66 years old. While the shooting was reported by a variety of local and national news outlets, the details surrounding what exactly happened (and how) have remained unavailable until now. In an interview with Working RE Home Inspector, Sherry Biggers, Kendra Budd is the Associate Editor and Marketing Coordinator for Working RE magazine. She graduated with a BA in Theatre and English from Western Washington University, and with an MFA in Creative Writing from Full Sail University. She is currently based in Seattle, WA.
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Biggers says that the week leading up to the tragedy had been blissful and Alderson had taken the week off to spend it with her and their granddaughters. “We had an awesome week with two of our granddaughters who were visiting us from out of state. Mike had their week packed full of activities—we went to Knottsberry Farm, we went to a concert, and we went to the fair. That Saturday, August 7, was actually our last day with our granddaughters,” reports Biggers. Alderson had planned to perform a quick home inspection in the morning and then meet his wife and two granddaughters for lunch at the beach at Noon that day. Biggers says she waited at the beach for Alderson until the afternoon, hoping that he had just gotten tied up at work. “I was texting him and calling him. At first I thought, ‘Maybe he’s busy. Maybe this, maybe that.’ And so, at one o’clock he didn’t show, and then two o’clock came around—I started getting scared. Maybe I was in denial but I didn’t want to think anything bad,” says Biggers. It wouldn’t be until 7 p.m. that night that police officers, along with the coroner, arrived on Biggers doorsteps to share the tragic news with her and her granddaughters. A Deadly Meeting According to Biggers, Alderson had arrived at the property that morning to perform the home inspection and was met by the buyer’s agent, the seller’s agent, and Roger Nemeth’s sister. The buyer had not yet arrived but in the meantime, Alderson and the others tried to open the front door using the key, but when they pushed on it, it wouldn’t open. page 8 8
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7page 6 Biggers reports that Roger Nemeth had barricaded himself in the home before the group’s arrival and is believed to have put something blocking the front door that prevented them from pushing it open. Not being able to enter the front door, the group decided to go around to the backyard to see if they could get in through the back door.
situations where sellers become very defensive and even hostile when he is pointing out defects to his buyer clients. In cases like that, Vreeken recommends pulling the client aside and telling them they’ll meet them at another place later to review the inspection report because “we know that situation can be hostile,” says Vreeken.
Deciding to get to work, Alderson began inspecting the exterior of the home and had stopped to take a closer look at one of the windows. One of the real estate agents was reportedly standing right next to Alderson when the first gunshot went off. “Mike grabbed his chest, he looked at the real estate agent and told her, ‘I’ve been shot,’” reports Biggers.
While what happened to Alderson is very rare, this is a good reminder to stay cautious, on your feet, and aware of your surroundings at all times.
Once the agent realized what had happened, she screamed and told the others to r un. As they ran toward the front yard, a flurry of gunfire followed. Roger Nemeth fired multiple gunshots and continued firing out of another window as the group retreated—hitting both his sister and the other agent—both of whom survived from non-life-threatening injuries. The City of Huntington Beach Police Department, as well as the SWAT team, were dispatched to the scene and quickly evacuated all three victims, transporting them to the hospital and putting the neighborhood on lockdown. After an hours-long back and forth between the suspect and police, Nemeth emerged from the home with a gunshot wound of unknown origin. He, like the others, was transported to the hospital. However, the inspector Alderson was pronounced dead at the hospital that afternoon due to severe blood loss resulting from the gunshot wound to his chest. His loss has left his family devastated and traumatized. How Home Inspectors Can Stay Safe What can we learn from this tragic event? Keith Vreeken, professional home inspector and President of the California Real Estate Inspection Association (CREIA), shares his insights about home inspector safety as it relates to Alderson’s murder. “Realistically, this case was ‘wrong place, wrong time’ and has nothing to do with what the home inspector did specifically,” says Vreeken. However, he does warn that there are potential dangers, which could lead to an outcome like this one, that home inspectors need to be prepared for. Usually home inspectors get the chance to look into potential threats before it turns dangerous. “It’s a good reminder to be aware of your surroundings, or what we call situational awareness. The number one defensive component you have is your feet. If a homeowner or tenant turns hostile, it is better to leave the situation rather than try to defuse it. It is not a home inspector’s place to try and calm the situation down. We are taught to look out for certain conditions like that, then we just walk away,” Vreeken advises. In fact, Vreeken has also found himself in dangerous situations, including entering a home where squatters had moved in. Thankfully, in Vreeken’s case, the squatters decided to run rather than attack. Additionally, Vreeken says he’s encountered 8
Working RE Inspector Winter/Spring 2022
Biggers says that Alderson was a home inspector who took safety seriously and wants to encourage all real estate professionals to be mindful. A real estate agent herself, Biggers says she now asks for a disclosure from sellers regarding any conflicts or disputes that may be going on—and she urges others in the industry to do the same. That way, if there is a family dispute or other conflict brewing over the property, she can be made aware and use her own judgement if it is a safe situation to enter. In summary, here are some good safety tips for home inspectors: • Be conscious of your surroundings. • Make sure someone knows where you are and for how long. • Never enter any situation that you consider dangerous. • Be mindful of property disputes and avoid them when ever possible. • Never allow anyone to coerce you to do something you are uncomfortable with. Honoring Alderson’s Legacy It is very important to Biggers that her husband be remembered for the incredible man that he was. “I want people to know how great he was. He was the most amazing person that I could have ever met in my life. I could have never asked for a better partner. I don’t even feel like I could have deserved someone like him. He was an amazing dad, an amazing son, grandpa, partner. He just loved his job. I can rave on about him forever. I lost my very, very best friend in all the world,” says Biggers. Alderson’s life touched everyone he met, Biggers says. Over 300 people came to Alderson’s celebration of life—including kids he coached in t-ball, dozens of real estate agents, and many other friends and professionals that had been impacted by him. Home inspection was more than just a job to Alderson—it was his passion Biggers says. In fact, that’s how they met in 2002. “When I first met him, he was my home inspector when I purchased my first house and he turned into a wonderful friend. We had a great friendship before it even turned into a partnership,” Biggers reflected. He ended up asking her out, but at the time Biggers was engaged. After that marriage ended, the two finally got together in 2012, and later married. Alderson inspired Biggers to become a real- estate agent, and the couple were together 24/7 working side by side in the industry.
Justice for Alderson Roger Nemeth has been charged with one count of murder and three counts of attempted murder. At his pre-trial hearing, he pled not-guilty to all charges, perhaps preparing to claim self-defense since some members of the group were attempting to enter the back door of the home. Nemeth currently has a 2-million-dollar bail and is awaiting trial. Biggers says that she still wants to see Roger Nemeth brought to justice. She found out recently that he could possibly still get his share of profits from the sale of the house, which do esn’t sit right with her. “I think the money should go to the Victims Advocate, because it is incredibly costly for them to care for the victims of such senseless violence, including providing counseling services to me and my family.” A majority of Sherry’s family is currently in therapy due to this incident. Biggers says her grandchildren are terrified that she, or others in the family, could be murdered as well. But more than that, she wants to see Nemeth prosecuted for his crimes. Final Thoughts Biggers is trying to use this tragedy for good, because she
believes that is what Alderson would have wanted. “He would really want people to use this for good. To be educated on safety. He would try to protect people. If somebody would have told him that this was a dangerous situation, maybe he wouldn’t have tried to go to the backyard,” says Biggers. In fact, Biggers has also started posting about safety on her social media platforms, because she believes Alderson would want her to help keep others safe. “He would want me to use this for good instead of being bitter. I think that’s what he would have wanted—to make sure that nobody has to go through something like this again,” says Biggers. The one thing Sherry wants people to learn from this is, “To learn from this and take care of ourselves. We all have to be more cautious.” This is a developing story and Roger Nemeth’s court case is scheduled to be tried in mid-2022. Be sure to subscribe to Working RE’s online newsletter at WorkingRE.com for the latest home inspection news and information! (Visit WorkingRE.com to subscribe.) Stay safe out there! WRE
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Key Clauses for Your Pre-Inspection Agreement by Kendra Budd, Associate Editor
As a professional home inspector, your pre-inspection agreement is far and above your best defense against upset clients and potential claimants.
This is because it clearly sets the table for the services you are going to provide—it defines what a home inspection is, what you will be looking at, and just as important, what a home inspection IS NOT (at least if your agreement is written correctly). This in itself will assist you greatly in any dispute with a customer. You can always point back to the definition of services and kindly remind your client that they hired you to perform a non-invasive visual observation of the property—not see through walls! Beyond the very valuable function of defining your home inspection services, your pre-inspection agreement can (and should!) also include a number of very important clauses that will make it much easier to defend you against potential claims. In December 2021, Isaac Peck, President of OREP Insurance, presented a webinar titled Sharpening Your Pre-Inspection Agreement where he went over several of the clauses that are “must haves” for home inspectors. Here are some of the clauses that OREP strongly recommends you consider including in your pre-inspection agreement. Statute of Limitations While some states may limit your ability to protect yourself by limiting the statute of limitations, you can almost always, at least partially, reduce the window of time that potential claimants have to pursue a claim against you. This clause can especially be useful if you live in a state that bans limitations of liability. This is because a statute of limitations restricts the time within which a client can make legal proceedings against you, usually to a fixed period of time after the occurrence of events. OREP’s own claim data suggests that 60% of all home inspector claims arise within the first year, and 90% within the first two years. So while this won’t solve all of your problems should a past client decide to pursue legal action against you, it will still help reduce some of the potential claims. Example: The Client and the Inspector agree that no claim, demand, or action, may be brought to recover damages against the Inspector, or any of its 10 Working RE Inspector Winter/Spring 2022
officers, agents or employees, more than one (1) year after the date of the inspection, except for a claim for breach of contract. No breach of contract claims may be brought against the Inspector more than 2 years from the date the cause of action accrues. Time is of the essence herein. Client understands that the time periods discussed herein may be shorter than otherwise provided by law. Excluding Specific Services If you’re a home inspector who offers ancillary inspections services like mold, septic, air quality, sewer, etc., then listen up because this one is for you! It’s great to offer additional services for an additional price, but if your client declines them, then one approach is to have the client sign a separate exclusion of services agreement acknowledging that they are declining the service and releasing you of all liability in relation to that service. For example, if you have client that declines a mold inspection, you should then have them sign a mold-specific service exclusion detailing that (1) they are declining your mold testing/ inspection service, and (2) they release you from any liability concerning mold. In this way, if they decline your mold service but then months later they try to sue you after finding mold in their new home, they won’t have a legal leg to stand on. Mediation Clause Putting a mediation clause into your pre-inspection agreement is another way to reduce the risk of a lawsuit. A mediation clause simply requires any potential claimant to meet you for a mediation session before filing a lawsuit. Both the home inspector and the claimant both get the opportunity to hear each other out and explain their positions. This is not going to make all claims go away, but sometimes getting both parties together to discuss the issue in front of a mediator can avoid escalation of the matter and prevent a lawsuit. Mediation clauses are common among Realtors associations and Realtor forms, so clearly there are large swaths of real estate professionals that have found mediation to be useful at bringing both parties to the table. The California Association of Realtors (CAR), for example, includes a mediation clause that has teeth in that if a party does not go to mediation before
resorting to litigation, they waive the right to recover attorney’s fees if they were to otherwise win the case. Here is an example of a mediation clause in a home inspector agreement: Client agrees that if a dispute or claim arises from this agreement, the inspection, the report, and if the dispute cannot be settled through direct discussions, the parties agree to endeavor first to settle the dispute by mediation. If the case isn’t resolved at mediation, then both parties can seek justice in the court system. Attorney’s Fee Clause This is one of the most important (and aggressive) clauses that you should definitely include in your pre-inspection agreement. This clause says that if an angry client sues you and doesn’t win, they must pay your attorney’s fees. Quite frankly, this works as a threatening “stick” that your defense counsel can use to remind the claimant that if they decide to pursue a frivolous claim, it is THEM who will be paying YOU, instead of the other way around. This is enough to get all but the most thick-headed claimants to think twice about filing a lawsuit against you as it ensures that they have skin in the game. If they lose their case, they will have to pay all your legal fees. This ensures that you are negotiating with potential claimants from a position of strength and discourages claimants from threatening you with weak and/or frivolous claims.
Example: The Inspector and the Client agree that in the event any dispute or controversy arises as a result of the Agreement, and the services provided hereunder, and the Client fails to prevail on all causes of action alleged, the Inspector shall be entitled to recover all of the reasonable and necessary attorney’s fees, costs and expenses, including expert expenses, incurred by the Inspector. Notice + Waiver Clause This clause is pretty straightforward. It says that the client has ten days to provide written notice to you after the discovery of potential housing problems or defects. Additionally, the clause states that your client agrees not hire a third-party or try to fix any defects themselves until you get the chance to re-inspect the home. If the client fails to give a proper written notice within ten days, then their potential claims for damages are automatically waived. In other words, they give up any right to bring a claim against you. Example: In the event that a dispute arises regarding an inspection that has been performed under this Agreement, the Client agrees to notify the Inspector, in writing, within ten (10) days of the date the Client discovers the basis for the dispute so as to give the Inspector a reasonable opportunity to reinspect the property. Client agrees to allow re-inspection before any corrective action is taken, Client agrees not page 128
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7page 11 to disturb or repair or have repaired anything which might constitute evidence relating to a complaint. Such removal or repair would substantially inhibit Inspector’s opportunity to defend himself/herself in a dispute. IF CLIENT FAILS TO GIVE PROPER WRITTEN NOTICE HEREUNDER, ALL OF CLIENT’S POTENTIAL CLAIMS FOR DAMAGES ARISING OUT OF SUCH COMPLAINT ARE EXPRESSLY WAIVED, INCLUDING THE NEGLIGENCE OF THE INSPECTOR. THE WAIVER CONTAINED HEREIN IS INTENDED TO BE ENFORCEABLE AGAINST THE PARTIES IN ACCORDANCE WITH THE EXPRESS TERMS AND SCOPE THEREOF NOTWITHSTANDING ANY EXPRESS NEGLIGENCE RULE OR ANY SIMILAR DIRECTIVE THAT WOULD PROHIBIT OR OTHERWISE LIMIT INDEMNITIES BECAUSE OF THE NEGLIGENCE OR GROSS NEGLIGENCE (WHETHER SOLE, JOINT OR CONCURRENT OR ACTIVE OR PASSIVE) OR OTHER FAULT OR STRICT LIABILITY OF ANY OF THE INDEMNIFIED PARTIES. Confidentiality/Exclusivity Clause It is always a good idea to include a confidentiality/exclusivity clause in your agreement to prevent other third-parties, who are NOT your client, from bringing a claim against you. Imagine this scenario: You perform a home inspection for your client, the first homebuyer. Your client decides not to proceed with the purchase, but the seller, who received a copy of your home inspection report, then passes it on to the next buyer— who is not your client and never paid your inspection fee. This next buyer decides to save some money and not get their own home inspection—relying on your report even though they are not your client and they never paid you a dime. A few months later, they discover a defect in the home and want to bring a lawsuit against you—even though you don’t know them, never worked for them, and have no agreement with them! We’ve seen multiple cases where this exact scenario plays out. Including a confidentiality/exclusivity clause into your agreement protects you from that. Once a client signs this they are agreeing that they, the current buyer, are the only ones that can see and rely on the report. It also specifically prohibits any other party from relying on the report. (By the way, it is also a good idea to include similar language in the inspection report itself.) Here is some sample wording for this clause: The report is confidential and is for the sole and exclusive private use of the client. Use of all information contained in the report is specifically restricted to the transaction for which the inspection was performed. Use of or reliance upon the report by other parties, or for other transactions, is strictly prohibited. No third party shall have any rights arising from this contract or the report and may not rely on the report. Client gives permission for the Inspector to discuss report findings with real estate agents, specialists, or repair persons for the sake of clarification. Define Client Broadly Clause Lastly, make sure your pre-inspection agreement defines your client as a broadly as possible. If you limit your client to the individual who signed the agreement, you could be in a heap of
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trouble. For example, if your pre-inspection agreement defines the client as just an individual, or doesn’t define the client at all, you could be in trouble if the “husband” signs the agreement but later the “wife” is the one who files the lawsuit. She wasn’t included in the pre-inspection agreement, so she could use that to her advantage. It is highly recommended to make this the first clause in your pre inspection agreement. Example: This Agreement is made by and between the Client(s) (referred to herein as “Client”) and the Inspector (referred to herein as “Inspector”). The term Client shall include the undersigned representative of the Client, as well as any of Client’s past, present and future subsidiaries, divisions, parents, affiliates, assigns, related entities, successors, predecessors, representatives, employees, officers, shareholders, directors, agents, assigns, and any other person or entity that benefits from or relies on the Inspection Report. The term Inspector shall include the undersigned representative of the Inspector, its past, present and future subsidiaries, divisions, parents, affiliates, assigns, related entities, successors, predecessors, representatives, employees, officers, shareholders, directors, agents, and assigns. Final Thoughts Remember, your pre-inspection agreement is one of the best defenses you have against a lawsuit in today’s litigious society. Be sure to use an agreement that clearly defines what your home inspection is (and is not)—and get it signed! And then, of course, consider adding some of these clauses to your agreement. Stay safe out there! WRE
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Sewers, Storms, and Home Inspectors The Science Behind Your Inspection by Tom Feiza, Mr. Fix-It, Inc.
We thought we solved human waste issues in the United States with huge investments in modern storm and sanitar y sewer systems. But in the last few years, our storm and sanitar y systems have been over whelmed by unprecedented storms and huge rainfalls. Sewer backups and sanitary sewer spills are occurring across the country with 10 0–50 0 storms a year occurring. We repeatedly experience water/sewerage damage along with the related safety issues. What is happening? Why? What should a home inspector do?
Figure 1: Storm / Sanitary Sewer in Street
Inspectors should understand the local sewer systems and issues to help your customers. We can’t change the weather, but we can inform our customers. Sewers Then and Now We’ve come a long way from the days when human waste was not treated. Early sewage systems just flushed it away, with water and rainwater “combined” to help it along. Dilution was the solution. What happened to that waste? Much waste from all sources ended up in streams and rivers, which flowed into lakes and other bodies of water. This all started changing around 1870, when people realized the connection between disease and human waste. Since rivers and lakes were often the source of drinking water, cities searched for solutions. Major cities started using sewage treatment methods about 1920, and treated drinking water became the norm. Think about it: no treatment methods could have worked before then, since there was no widespread use of electricity or motors or pumps until about 1920—so how could there be sewage or drinking water treatment? New Ways to Handle Waste Water Today we have modern systems that separate human waste from rainwater. See Figure 1: Storm / Sanitary Sewer in Street. The storm sewer carries away rainwater, sometimes called storm water, through a series of pipes in the street and discharges this water to rivers or lakes. The catch basin in a city street collects rainwater for the storm system, whereas in rural areas roadside ditches handle rainwater. Older cities may still have a “combined” system in which sanitary sewers and untreated waste flow together, but often this overloads the treatment plants during a heavy rain. See Figure 2: Combined Storm and Sanitary Sewers. Many cities are separating these sewers, building deep tunnels or storage to capture excessive sewage flows during storms to treat later. 14 Working RE Inspector Winter/Spring 2022
Figure 2: Combined Storm and Sanitary Sewers
The sanitary sewer system in a city routes human waste to a sewage treatment plant. Rural areas often require private septic systems—that is, a septic system for each home (See Figure 3: Septic System Details, pg. 16). Septic tanks should be pumped to remove settled sludge and scum (oils and soaps) at least every other year. There also may be a screen that needs periodic cleaning. In this case, you should advise clients to secure the maintenance records and arrange for specialized inspection of the septic system. What Should You Look For? You must understand the basic sewer systems used in your area and be able to recognize components that could be installed improperly. page 168
7page 14 In a home with a septic system, you will often find a sewage ejector crock and pump. See Figure 4: Sewage Ejector Pump. This lifts sewage into the discharge pipe midway up the basement wall. In some cases, this may be a “gray water” crock that pumps water from the floor drain and the laundry tub. Watch for a sump pump that may be dumping clean water into the city sanitary sewer; this presents a problem. See Figure 5: Sump Pump to Sanitary Sewer. Also, watch for a sewage ejector that may be dumping gray or sewage water to grade; this workaround may have been installed to cover up a failing septic system. Flooding in the lower level of a home is always a serious problem. It can occur because of exterior surface flooding, plumbing breaks or a sanitary sewer backup. What clues indicate a sanitary sewer backup? You’ll examine this during a home inspection. Signs of a Sanitary Sewer Backup The most serious water problem in a home is sanitary sewer flooding. This creates health and safety issues, and it also damages finished surfaces. Backups can occur when the municipal sewer system is overcharged during a heavy rain or when there’s a main sewer blockage downstream from the home. Backups may also occur on a routine basis. Specialized cleanup is necessary after a sanitary sewer backup.
Figure 3: Septic System Details
Typical signs of a backup are water stains and damage (including horizontal water lines on surfaces) and freshly cleaned or refinished surfaces. You might find various mechanical clues indicating that a one-time or ongoing problem has been covered up. Sanitary Sewer Check Valve – a Professional Solution One professional solution to ongoing sewer backups is to install a check valve in the lowest level of a home. See Figure 6: Sanitary Sewer Check Valve. The floor is cut open and a check valve is installed in the main sewer line as it exits the home. If sewage backs up, the valve closes. Identifying this type of valve is straightforward. There is always an access cover in the floor. See Figure 7: Standpipe—Prevent Sewer Backup. When you remove the cover, you’ll see a second cover over the valve. This access allows routine cleaning of the valve. Floor Drain Ball Check – one Homeowner’s Solution You might find a small rubber ball mounted on the thin vertical shaft and bracket in the floor drain. See Figure 8: Rubber Ball Mount. In this case, if sewage backs up, the ball floats into the housing and stops the flow. These types of check valves need to be maintained regularly, but most often they’re not. Most are stuck, rusted or damaged in other ways. Standpipe for the Floor Drain – the Engineer’s Solution Since water always “seeks its own level,” one good way to stop water from backing up into the basement is by placing a standpipe in the floor drain. See Figure 9: Standpipe in Floor Drain. Rising water backs up into the pipe. The level of water in the standpipe will always be the same as the level in neighbors’ basements. 16 Working RE Inspector Winter/Spring 2022
Figure 4: Sewage Ejector Pump
Looking to the Past and Future We will see continuous changes to water supply and sewer systems, and they’re all for the better. Think about how bad it was in 1915, when raw human waste was dumped into rivers and lakes, polluting our drinking water. That was only 10 0 years ago. We should be proud of how much we have improved conditions in the United States since then. The Takeaway When you’re doing an inspection, think about surrounding conditions: ditches, storm sewer or pumping station. Where does that water go? Might it back up into the home? Every city is different. Understand your local systems and how they affect
Figure 5: Sump Pump to Sanitary Sewer
Figure 7: Standpipe—Prevent Sewer Backup
Figure 8: Rubber Ball Mount
Figure 6: Sanitary Sewer Check Valve
your inspection and your customer’s home. Study the common systems used in your area and stay up-to-date on municipal sewer and water problems. If you suspect a problem suggest your buyer research potential issues with the local municipality.
Figure 9: Standpipe in Floor Drain
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7page 17 You don’t need to solve any issues, but a smart home inspector will help their customer. Remember, the typical signs of a backup are water stains and damage. You might find various mechanical clues indicating that a one-time or ongoing problem has been covered up. And please look below the basement steps—that area is too often skipped in a cover-up. Whenever you see visible signs of water damage and sewage backup or cleanup, you should report this to the buyer for further investigation. A good inspector will also note the existence of a standpipe or sewer check valve and suggest further evaluation. Sellers can and do hide this type of problem. You might also suggest that the buyer check with experts at the local municipal engineering department—they know where sewer problems occur. WRE Tom Feiza has been a professional home inspector since 1992 and has a degree in engineering. Through HowToOperateYourHome.com, he provides high-quality marketing materials, books for homeowners, and illustrations that help professional home inspectors educate their customers. Copyright © 2022 by Tom Feiza, Mr. Fix-It, Inc. Reproduced with permission. Visit HowToOperateYourHome.com (or htoyh.com) for more information about building science, books, articles, marketing, and illustrations for home inspectors. E-mail Tom (Tom@htoyh.com) with questions and comments, or phone (262) 303-4884.
18 Working RE Inspector Winter/Spring 2022
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Seeking Termites by Jeff McGovern
Very early in my pest control career I was exposed to termites. I never forgot this one interesting fact that we were always supposed to relate to our perspective clients: “Termites damage more homes than fires, floods and tornadoes every year”. In the decades since, that fact remains unchanged. We still face various subterranean and drywood species along with invasive ones such as Formosan and conehead termites. As a home inspector, it’s important that you have a solid working knowledge of the termites that threaten your service area. This information is normally available through the state where you are working and the educational institutions that support the pest control industry. Properties are under tremendous threat from these insects, and we have developed many ways to combat them. But before we can even consider dealing with an infestation we must assess and evaluate the property in question. In other words, we must perform what is commonly referred to as a termite inspection. Pest control companies large and small are hired to quite simply to kill termites that are actively damaging a structure or prevent such a thing from happening in the first place. Once their initial work is completed various warranties or guarantees could be offered providing peace of mind for the building owner. Home inspection firms are hired to assess and evaluate a structure plus determine the validity of a variety of building systems then record true site conditions. This can vary from structural integrity to water systems, electrical systems, mold issues, air quality, plus any number of building concerns, even wood destroying organisms such as termites. Understanding Termites When it comes to termites, it’s important to understand what these insects are doing. They are operating in mostly concealed areas usually processing and recycling wood. The problem is, we are not really done with the buildings in question and feel they are being reclaimed a bit sooner than we would like! The structure we are being paid to inspect must be assessed and evaluated with regards to these insects. This means getting underneath, around, behind and on top of all areas that can be accessed for a proper job to be done. Ideally the assessment should begin from a distance using a mapping program such as Google Earth. Enter in the address of Jeff McGovern is nationally recognized in the pest control industry. In 1973, Jeff began working in the pest control industry and held various positions within several companies that allowed him travel throughout the US and SE Asia. His “12 Key Factors” program is currently in use by professional pest control operators and clients around the world. Jeff’s mission continues to drive change in the pest control industry.
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the site and then view it based on termite history in that area. Knowing what went on in the past with other properties is helpful and these records are valuable. They might be from your own records or from local websites that provide information termites and pests in the area. The next thing to observe is the tree cover in the shot viewed. On average tree root systems mimic the overall branch spread so root systems under the structure can be figured. This means wood under the structure where termites will forage—eventually finding the building itself. From a termite standpoint, once you arrive at the site, reaffirm the exterior conditions. Trees, their position to the structure, any moisture conditions, drainage issues, mold, and exterior planted areas not allowing the structure to breathe should all be noted. In addition, look for any obvious signs of termite damage to the structure or other conditions such as soil grade over the siding above the foundation. Tools Needed The tools needed for a proper assessment and evaluation will vary. Climbing may be necessary so a ladder will be required. An extendable pole is another reach up, down or across option. Probing or sounding tools can also prove valuable in doing a more detailed check in areas of suspected termite damage. The tools mentioned may be greatly reduced in number with a proper multitool sufficient for those tasks. Personal Protective Equipment (PPE) is also going to be a requirement. We must protect ourselves doing this kind of work that requires crawling, climbing, and being in seldom used spaces. Eyes, ears, nose, skin, fingers, hands, toes, and feet must all be protected. The old saying: “protect the points and joints of the human body” make sense here as well. At the end of the workday, we want to go home with the parts we came with all still intact. Use common sense in the PPE you protect yourself with, it needs to match the environment where you’ll be. Wear a bump cap or similar head protection that fits the space you are working and stays in place while you move within that space. Eye protection is beyond the glasses worn just to see, they need to protect the user from dust, liquid and particulates kicked up during the assessment. Breathing protection could also be a requirement. Wear the proper respirator or mask needed for the space. Gloves must also be appropriate to the site being checked. While surgical gloves are appropriate in a more finished environment with
viral concerns, they are not so good in a crawl space or attic. Here those gloves could be pierced or torn exposing skin, so a more robust leather or heavy cut proof glove is a better choice. In some situations, hearing protection might be required so having the proper types of earplugs is important. The type of clothing worn is also critical. Inside the finished area of a home it is usually a matter of protecting that space from us. A light coverall over our normal clothing prevents anything we might have brought in from outside soiling the inside. In that same vein inside shoes or shoe covers should be considered. For the crawl space or attic clothing requirements change. Heavier protective crawl suits and footwear even to the level of steel toed boots in many situations are the best choice. Depending on the situation many firms would also add knee pads and elbow pads to the mix. We also need to be able to see in dark places. Personal lighting or flashlights have changed dramatically thanks to LEDs and lightweight rechargeable batteries. These devices are available in a tremendous number of configurations and price ranges. Buy the ones that fit your needs in the spaces you and your team need dependable lighting. The basic rule of any lighting tool is simple “one is none and two is one”. Always have a backup on your person just in case. Being in the back of a dark attic or crawl is a whole different game when lights go out. In addition, along those vision lines a pair of binoculars can be very helpful outside as well as inside a structure.
Documentation is an important part of the assessment process. When we are finished it allows us to properly create the report, we need to complete the job during the evaluation of our findings. It might be as simple as paper, pen, and pencil. Or as sophisticated as digital imaging and video work. In any case we must indicate all we have seen and investigated to give a complete easily understood report back to the client. At the same time any recommendations we are qualified to make need to be clearly understood for future action. Once this reporting is done it must be clear as to the time, date, and site conditions when the event tool place. This work is a snapshot in time and only through proper documentation are we and our firm defensible should a legal situation develop. New Tools There are new tools available for the detection of termites that will easily fit into today’s assessment process. A great new option is detection equipment has been used for decades in the HVAC industry to detect small amounts of refrigerant that could indicate a leak in a system. That same very sensitive UV gas detection technology is now set up for use in the termite arena detecting small amounts of the off-gas secreted by live insects. This allows a well-trained inspector to zero in and confirm live termites in many situations. Damaged areas located during the process can be easily checked for signs of life. Therefore, we can verify that the damage areas have or do not have live activity. In addition, areas that are in tight voids or concealed can be checked with the equipment to further enhance the value of the assessment. WRE
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Working RE Inspector Winter/Spring 2022 21
Roof Vents: Problems and Solutions by Rueben Saltzman, Structure Tech
Back when I first started doing home inspections, I was under the impression that roof ventilation was the cure-all for everything. I would look at a lot of problems and was quick to point to insufficient roof ventilation as the cause, then I would recommend more roof ventilation as the cure. Blistered shingles? Not enough roof ventilation. Ice dams? Not enough roof ventilation. Frost in the attic? Not enough roof ventilation. Today, I’m much more ho-hum on roof ventilation. Asphalt shingle manufacturers require roof ventilation to help preserve the life of shingles, despite the fact that the color of shingles will have a greater effect on their life expectancy than roof ventilation will. Here’s an excerpt from Joseph Lstiburek’s article Info-015: Top Ten Dumb Things to Do in the South: Let’s now talk about durability of shingles and shingle temperature. Venting or non-venting a roof has about a 5 percent impact on shingle temperature and roof sheathing temperature and even less on shingle durability. The color of the shingle is more important than venting or non-venting. An attic with insufficient ventilation will get warmer than a well-ventilated attic, which may increase the temperature of the shingles. And it may decrease the life of the shingles…just a little. Proper ventilation will also help keep the attic space cooler during the winter, which reduces the potential for ice dams. But let me be clear on this: proper roof ventilation does not prevent ice dams. It just nudges you in the right direction. The same thing goes for frost in the attic; proper ventilation may reduce frost accumulation in attics, but it won’t prevent it. In other words, roof ventilation isn’t a cure for any condition, but it’s still required. Roof vent manufacturers publish installation instructions that are easy to read and should be easy to follow, and roof ventilation is required in section R806 of the building code, but a lot of folks either don’t read the instructions or don’t understand them. Today I’ll cover some of the most common roof vent installation issues we come across as home inspectors. Reuben Saltzman is a second-generation home inspector with a passion for his work, and is the owner and president of Structure Tech. Visit his blog online at: https://www.structuretech.com/blog/.
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Figure 1: Different types of vents
Figure 2: Turbine vents
Mixed Exhaust Vents For proper ventilation, both high and low vents need to be installed. On paper, high vents are supposed to act as exhaust vents while low vents should act as intake vents. Convection is supposed to make this happen. In reality, it all depends on how the wind blows; convection has little to no effect, and it’s never perfect. The intake vents will typically be soffit vents, while the exhaust vents may consist of ridge vents, turbine vents, box vents, or powered vents…but only one of those. (See Figure 1: Different types of vents), all installed on the same roof, which is a “no-no.” When different types of roof vents are installed, there is an increased potential for air in the attic to short-circuit. In Figure 1, the power vent would probably end up sucking in air from all of the other high vents in the photo, while pulling in just a small amount of air from the lower soffit vents. The solution here is to install only one type of exhaust vent. Power Vents Power vents shouldn’t be used because they create more problems than they fix. I blogged about them many years ago: Attic Fans Won’t Fix Ice Dams (or anything else). I use the terms ‘attic fan’ and ‘powered roof vent’ interchangeably, as well as ‘roof vent’ and ‘attic vent.’
Crooked Turbine Vents I’ve never been a huge fan of turbine vents because I have it in my head that they may end up causing some of the same problems that powered roof vents do, but the fine folks at Complete Building Solutions swear by them, and I trust those guys, so I won’t complain about turbine vents. But, the one thing I will mention is turbine vents need to be installed perfectly level; when they’re not installed level, they won’t turn. In Figure 2: Turbine Vents), you can see that the vent on the left wasn’t level. Do you see anything else that’s wrong in the photo? Turbine vents really do pull air out of the attic. If air sealing hasn’t been performed in the attic, turbine vents will pull air into the attic from inside the house, and shouldn’t be used. That bears repeating: do not install turbine vents if the attic has not been professionally air-sealed.
Figure 3: Roof with No Soffit
Insufficient Intake Vents Current standards specify a 50/50 split between high vents and low vents, but how are low vents supposed to be installed in a house with no soffits? See Figure 3: Roof with No Soffit for an example. Without any low vents, the high vents will tend to pull conditioned house air into the attic through air leaks. One solution would be to install special vents cut low into the roof, such as SmartVents™. (See Figure 4: SmartVent Example). Another less desirable option would be to install a bunch of box vents low down on the roof. I could go on and on with these roof vent installation errors or shortcomings, but I never make a huge deal about it because I don’t think it makes a difference.
Figure 4: SmartVent Example
Focus on sealing attic bypasses before addressing ventilation. Ventilation mostly helps to hide other problems. For more reading material on roof ventilation, visit WorkingRE.com/roofvents for a list of articles I recommend. WRE
Working RE Inspector Winter/Spring 2022 23
How to Show Up When Someone Searches Google for a Home Inspector by Ian Robertson, Inspector Toolbelt
Anyone
who has their own website probably has a general idea of what SEO (search engine optimization) is. In fact, it’s quite likely that you have received several calls, emails, or comments on your website from people promising to improve your SEO beyond your wildest dreams. You probably realize such promises are mostly empty talk, but with the amount of confusion there is about SEO and how to improve it, such scams are often successful. Search engine optimization basically means giving your website the best chance possible of being found by people searching for your services—i.e., home inspections in your area. Do you and your business really need to worry about SEO? The short answer is yes, you do! How easily people find you, and how good you look online directly affects your business. One simple way to find out how you rank is to Google your own business by searching for “Home inspectors near me” or “Home inspectors in (the town where you operate)”. If your business doesn’t show up on the first couple of pages, a potential client is not very likely to find you. What a search engine looks for is a webpage that best answers the question that was posed—in this case, a home inspector in the area. If your SEO is done right, your page should fulfill the need of the person doing the search. When it comes to SEO though, it is important that your company profile be widely accessible and consistent. SEO done poorly could end up being worse than having none at all. Here’s how SEO for a home inspector can be done right. Look Through the Eyes of a Client Let’s say you were doing a hypothetical search for car mechanics nearby: you wouldn’t want to see results for those in the next state, right? You also expect to find some contact information listed right there for you to use. Maybe even some ratings to help you see how good they are. Google uses the information to best match the search along with the website’s overall reputation over the years. In most cases, the person doing the search will find what they are looking for on the first page and then stop looking. Google also pays attention to whether or not Ian Robertson is a veteran home inspector, owner of three inspection companies, owner of Full View Home Inspector Marketing, and one of the founders of Inspector Toolbelt. Inspector Toolbelt is simple administrative and scheduling software for home inspectors that makes running your inspection business easy and automated.
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a person clicks on the results provided, whether they come back to search again after they go to a site, and other online behavior to help determine the quality of the search results. One way for you to ensure your SEO improves is by offering people what they want—specifically. While you might think it is better to show up in every search a person does for a home inspector, this might mean people will find you but leave your website right away if you are not in their area, say. Instead of helping your SEO, this is going to hurt it. One important update that you should do to your online presence, as soon as possible, is to go to Google My Business, and start an account if you don’t have one, and populate it with as much data as you can. Your Google Business Page is almost as important as your website when it comes to SEO. This is what people will see when they do a quick search. So having accurate and complete data available will give them a good idea of what your business does at just a glance. Add some reviews and you are off to a good start. While you might think having a few negative reviews, sprinkled along with the good ones, is a worst-case scenario for your business, it is even worse if there are no reviews at all. It’s a good idea to be aware of what a prospective client will see when they visit your website. Is it easy for them to schedule an appointment? The majority of the visitors on your website are going to want an option to schedule online. Our free scheduler can make it much easier for you to convert website visitors to home inspection clients. Good Website Helps SEO At our last check, there were over one billion websites on the Internet! If you want a client to find your specific site, it is important that your SEO is on par. Internet search engines look for very specific data when they are scouring sites for relevant results to answer the question asked. Something that helps is if the data you provide can be verified from other sources, also known as citations. These are online profiles that can be created by you or by someone you have hired to do your SEO. Consistency is key when it comes to citations. If you have your address spelled slightly differently on each profile, or if you page 268
7page 24 have a different phone number that pops up every now and then, this can hurt you. Another beneficial aspect to your website is its longevity. This is one reason why SEO is a long-term game. A newly created website just doesn’t carry as much weight with the search engines as one that has been established for a long time. While some might feel like they should “start over from scratch” at some point, this will set them back further in the SEO game. It’s better to use the same website domain name when freshening it up. In other words, if you want a new website—great! Just keep the old domain name. Having fresh content added to your website regularly (like a blog) will help your reputation with search engines as well, but only if it is original content, not some article you copied from another website. Copied content will seriously hurt your SEO. The design of your website will need to serve two different types of visitors, human and search engines. While it is important to have a beautiful and responsive site to present to anyone who comes to visit, a search engine looks for different things. Responsiveness is beneficial both when it comes to the user experience as well as how a search engine would rate it, but it is far from the only thing. Every single object you add to a website can have metadata that a search engine will find and use. So optimize for both search engines and people—because they both matter. When Visitors Are Using a Cellphone It is vitally important to know what devices your visitors use when they come to your website. I’m sure you have seen websites that are made only for a desktop experience. When you open them up on a smaller screen, such as a phone, nothing fits and you have to scroll left and right and up and down just to find what you need. On top of that, they might have a lot of videos and high-resolution pictures that make the site slow to load on mobile networks. This will not only make prospective clients turn away, but it is also going to affect how you rank for a search engine. Modern websites are made to be flexible enough to work on any type of device. The experience should be similar across them all, and a competent website developer knows how to make this happen. Google has also switched to mobile-first indexing, which means they take your mobile site into account first and foremost. If you are interested in using Inspector Toolbelt to create a professional website, you can learn more about our home inspection website design services. SEO Is SLOW—Patience Pays Off One of the common questions we get when someone is looking for a company to optimize their SEO is: “How soon will I be the top search result for my area?” Unfortunately, that is a question that we can’t answer, and anyone who predicts amazingly quick results is most likely trying to deceive you. Rising in the ranks takes time, and especially so if you are in a large market 26 Working RE Inspector Winter/Spring 2022
with a lot of competition. A good gauge is to Google the term that you are going to be competing for. For example, a search for “Home inspector in Chicago Illinois” will tell you that there are 37 million plus results. Of course, you’re not going to be competing with all of those, but a search for “Home inspector in Tuscola Illinois” only gives you about 125,000. You can see what a difference the market will make when it comes to the SEO challenge. Being patient pays off. Having someone in your corner who has experience with SEO is going to help your rating to move up as quickly as possible, but it is important not to expect miracles— that will only lead to disappointment and frustration. Having a lot of people leave good reviews will help boost your results, so besides all the work that is done on your website and SEO, being good at your job will pay off as well. Conclusion SEO done expertly can make you stand out from the pack. This is especially important when you have a lot of competition in the area. In today’s world, most people are finding the services they need using a search engine. This highlights the need to make sure your business pops up on top of the list when someone is looking for what you provide. Successful SEO is both a long-term endeavor and a multi-channeled approach, so if you are planning on doing it for yourself, you should be aware of what can help and hurt your SEO. If you decide to hire someone to do it for you, doing your research first is ver y important. While a good company can have a great impact, a bad company can actually do damage to your chances of being found in a search. When you have a website created by the team at Inspector Toolbelt, you will be all set for success since we use all the tools necessary to create a website that works for you! WRE
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What is MPS and Why Should Home Inspectors Care? by Catherine Hall, NAFHAC
Have you ever had this happen…? • A home buyer calls you complaining that your inspection was not “correct” or accurate? • A real estate agent questions why the appraisal flagged items in the home that were not mentioned in your inspection report? • A loan officer insists that you “change the report” because some of your comments were creating a problem in underwriting? The reason these unpleasant situations occur can be summed up in six letters: FHA MPS. As home inspectors, we evaluate a property according to standards of practice dictated by our state or the association of which we are a member. These guidelines are designed to ensure the information provided by the home inspector is accurate, comprehensive but reasonable, and within specific boundaries. These standards are there to protect the home inspector as much as they are the customer and apply no matter what type of financing is being used to purchase the home. For some buyers, our inspection report is not the only evaluation hurdle they must jump over. Homebuyers looking to finance a home purchase with a Federal Housing Administration (FHA) insured loan are sometimes surprised to find they are not allowed to purchase a particular property because it doesn’t meet FHA requirements. Their surprise may turn to dissatisfaction with the home inspector due to a misunderstanding of the purpose and content of the report they paid for. These “other” requirements are called the FHA Minimum Property Standards (MPS). FHA created the Minimum Property Standard requirements into order to protect their investment in the property as they
Catherine Hall is the Executive Director of the National Association of FHA Consultants and known throughout the residential building industry as America’s 203k Queen. Having owned and operated a successful multi-inspector firm for 26 years, she developed and maintained her company’s profitability with the unique selling point of being experts in all things related to government insured or sponsored home ownership. Learn more at NAFHAC.org.
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are insuring the mortgage. By extension, the MPS are also used to protect the lender. As you know, when a homebuyer takes out a mortgage, the property serves as collateral for the loan. If the homeowner defaults on the loan and the lender is required to foreclose and take back the property, they will want a property with the fewest safety or soundness concerns as possible. The resale of the home will in most cases be a loss to the lender and an insurance claim to FHA. While the mortgage company cannot ensure the property will remain in safe and sound condition, at least if the loan starts that way, the lender has at least limited their risk of loss. Since FHA is providing insurance protection to the lender for the mortgage, FHA also has a vested interest that the home, if foreclosed upon, will be able to be resold for the highest possible price—as close to the original investment as possible. At the same time, this requirement also protects the homebuyer. When they purchase a property that meets MPS, it is less likely they will be burdened with costly home repair bills and maintenance from the start. Properties being purchased with FHA loans must meet safety, security, and soundness standards. According to the U.S. Department of Housing and Urban Development (HUD), FHA requires that all properties financed with loans that they insure must meet MPS. The three classifications of these standards are: • Safety: System and components of the home do not pose a risk to the health and safety of the occupants. • Security: The property has adequate security features to protect the dwelling. • Soundness: The property has no physical defects, conditions or components that would negatively affect its structure or required mechanical operations. Typical areas included in a standard home inspection like the roof, electrical, plumbing and heating are evaluated according to these requirements. However, the MPS also includes requirements for conditions not covered by a typical home inspection report such as property access, excess noise, and unfavorable site location. These items can make up some the differences that cause the misunderstanding on the part of the buyers who looks at the home inspection report as a “complete” description of “all” defects in the home. page 308
Working RE Inspector Winter/Spring 2022 29
7page 28 As we all know, in order for a property to receive underwriting approval, it must be evaluated by an appraiser—in this case an FHA Appraiser. For a typical single-family home, the appraiser will complete a form called the Uniform Residential Appraisal Report (URAR). In this report, the appraiser will make his assessment of the type, size, and composition of the dwelling as well as the property. They will also evaluate the home to determine if the systems and components meet or do not meet the FHA MPS. (Note: an important element of the FHA Appraisal is that ALL utilities must be on at the time of the assessment.) They will make an opinion as to the three conditions above and report their recommendations for correction to the under w riter. This leaves a lot of room for interpretation particularly based on the word “minimum.” The interpretation of this term “Minimum Property Standards” can also cause a situation that can create a roadblock to closing. It can occur when, as home inspectors, we report conditions and system as “marginal” based on appearance, age, or indications of limited life expectancy. Something that is not common knowledge is the fact that the appraiser does NOT make the determination if a home is or is not eligible for the mortgage— it is the underwriter who makes this decision based on the information from the appraisal report, home inspection report and all other pertinent facts. It is important to know FHA does not declare an MPS failure based on cosmetic or minor defects, deferred maintenance, age beyond manufacturer life expectancy, or normal wear if these conditions do not affect the imminent safety, security, or soundness of the home. FHA, like everything in life, changes its standards and has evolved along with the increased sophistication of the homebuying public. Many home inspectors have heard certain conditions were automatic appraisal failures, but these are no longer the case. Examples of items that once did but no longer require correction include: • Missing handrails • Cracked or damaged exit doors that are otherwise operable • Cracked window glass that does not impair function or cause a safety concern • Chipping, peeling, spalling painted sur faces in homes built after 1978 (limited risk of lead paint hazards built after this time) • Minor plumbing leaks (such as dripping faucets) • Defective floor finishes or coverings (worn through the finish, badly soiled carpeting) • Indications of past (non-active) wood-destroying insect/ organism damage that did not cause structural damage • Rotten or worn-out countertops • Minor/non-structural damage to finished wall/ceiling surfaces: plaster and sheetrock in post 1978 homes • Poor workmanship • Upheaved, cracked sidewalks • Crawl spaces with debris and trash • Lack of an all-weather driveway surface (unpaved driveways are no longer a deficiency in most cases) 30 Working RE Inspector Winter/Spring 2022
Looking at this list, it is easy to see that if an underwriter were to get a copy of a home inspection report describing the kitchen sink drain as “unsatisfactory” due to a leak in the trap, they may interpret this as requiring repair as a measure of mitigating their risk. This is why you may get a call from a loan officer upset that your report is so “negative” or vague. (HINT: We recommend to all our home buyers and real estate partners to NEVER show the inspection report to the lender. You might want to as well). Why This Matters Why does this cause such a problem for the home buyer...and by extension us as home inspectors? When a property fails to meet MPS, as described by the FHA appraisal report, the home cannot be purchased with the FHA insured loan without the issues being corrected. The homebuyer is left with the frightening prospect of their “deal dying.” When this happens, the homebuyer and their agent, looking to blame someone— anyone—will turn to the home inspector and find them at fault for either NOT providing enough information or TOO MUCH! Remedies for Properties Below Minimum Standards One of the ways the obstacle to buying the home can be removed is by having the seller make repairs themselves before selling the property. In most situations the buyer will ask the seller to make the corrections listed on the appraisal report. However, in this current “sellers’ market,” many sellers simply do not have to do these repairs. In many cases today, they are confident that there are enough other prospective buyers who will be eligible without the seller fixing anything. In fact, many sellers will state “conventional” financing only to completely avoid dealing with the FHA MPS. Alternatively, buyers that can’t qualify for an FHA loan due to the condition of the property based on the appraisal, may use another loan product, such as an FHA 203(k) loan, which allows the purchase of a home that has significant problems. With the 203(k), all MPS repairs as well as desired upgrades and improvements are completed after closing using funds that are added to the purchase price to cover these expenses. If the property is bank owned, there is usually no way to get the repairs completed except with a rehab loan. In this case, the deal will most likely die if an alternative way to get the repairs completed cannot be found. This can be a very discouraging and expensive situation for the FHA homebuyer who now will have to renew their efforts to find a home that meets the Minimum Property Standards. This frustration can be compounded especially for buyers with limited funds and limited properties in their price range. FHA loans were created to provide a greater accessibility to homeownership for those who find it difficult or impossible to get a conventional mortgage, but FHA doesn’t guarantee to make it easier to buy a property. In fact, some homes simply will not quality not because of any condition inside the dwelling but due to external/environment issues that can’t be changed or corrected by the seller.
Why Home Inspectors Should Care There is a great opportunity for home inspectors to be of even greater help to homebuyers as well as create a new revenue stream by providing information and reports specifically tailored to address FHA MPS issues. This will be a great help to FHA borrowers who want and need to know what to expect when home shopping. Having access to a service that gives this “advance information,” home buyers can restrict their search to properties that are likely to meet FHA guidelines, or at least avoid spending money on an appraisal report that may not pass or be ineligible for the FHA Insurable Loan. Additionally, those home inspectors who are FHA 203k certified or are “partnered” with a 203k consultant, can many times “save” the deal that might otherwise die due to property conditions and or seller’s inability or unwillingness to make repairs. The possibilities that exist for home buyers and home inspectors with FHA Rehab Loans are exciting, but that is a topic for another day. Consider adding a very simple question to your pre-scheduling order taking: “How are you financing your new home? FHA/ VA/Conventional? You may be surprised how many of your
customers are using FHA loans and would benefit from any extra support you can give them to help avoid heartbreak and frustration (and the blame game) later on. WRE
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Drones, Licensing, and Knowing Your Airspace by Jon Stivers
It is becoming much more common for drones to be used for
roof and exterior inspections. Drone images can provide a great overall picture of the roof. With a skilled pilot, it is also possible to get in close for detail shots. Drones are especially helpful if the roof is inaccessible due to height, steepness, roof covering material, or poor condition. Some inspectors use a drone for all roof inspections that do not have safe, permanent access. Drone inspections save time and reduce liability. While drone roof inspections cannot completely replace walking the roof when it is safe and appropriate, they are an important tool for an inspector to consider. The photo below shows a drone photo of a roof and exterior (See Figure 1: Oblique angle drone photograph). The overhead point of view allows the inspector to evaluate many aspects of the roof and exterior in one shot, and get an impression of the overall condition of the outside of the building. For example, in this photo the metal gutters and flashing look worn and corroded, and show evidence of piecemeal repairs. Several slate shingles have been replaced. The bay roof peaks have received a last resort repair using roofing cement. The stone walls show evidence of chronic water management problems. By contrast, the bay windows and scalloped siding appear to be in very good condition.
The photo allows the inspector to conclude that the house roof and exterior has received some localized patching and repairs of various quality, but overall need to be thoroughly renovated. There are lots of drones on the market that home inspectors can choose from. Prosumer models feature cameras with resolution comparable to a high-quality phone. Higher end models have larger photo sensors, zoom lenses, and can include infrared capability. There is plenty of information available for selecting a drone and learning to fly. Beyond that, it is important to fly legally and safely while doing inspections. The purpose of this article is to provide a simple introduction to legal and safe commercial drone operation. Getting Your Pilot Certificate The Federal Aviation Administration (FAA) requires commercial operators to fly by the rules of Part 107 for small unmanned aircraft systems. To summarize the rules as they apply to home inspection, a Part 107 drone “license” is required if compensation is received for use of the drone images. This includes images in a paid inspection report. For perspective on this federal law, note that posting drone footage on YouTube to promote a business is also considered commercial use. Suffice it to say that home inspectors will need a Part 107 Pilot’s Certificate.
Figure 1: Oblique angle drone photograph
Jon Stivers is the owner of Top Inspections, LLC located in Philadelphia, Pennsylvania. Stivers is a certified INTERNACHI inspector and general contractor, and holds a Part 107 remote pilot certificate. Stiver usually flies a DJI Mavic Air 2 and his website is TopInspectionsLLC.com. If the reader has questions related to this article, email Jon at jons@topinspectionsllc.com.
32 Working RE Inspector Winter/Spring 2022
The first step to getting a Part 107 certificate is to create a personal profile with the FAA. This can be done at https:// iacra.faa.gov/IACRA/. The FAA calls this profile the Integrated Airman Certification and Rating Application. The purpose of the profile is to create a digital folder to contain any pilot ratings and aircraft registrations associated with the drone pilot. The FAA will run a background check as part of creating the profile. It is important to note that when the application is approved a unique FAA Tracking Number (FTN) will be assigned to the personal profile. This number will follow the pilot throughout his career. Be sure to write down this number. It will be needed when registering for the exam. page 348
7page 32 After getting signed up with the FAA, it is time to study for the Part 107 exam. As per the FAA, the exam topics include: • Applicable regulations relating to small unmanned aircraft system rating privileges, limitations, and flight operation • Airspace classification and operating requirements, and flight restrictions affecting small unmanned aircraft operation • Aviation weather sources and effects of weather on small unmanned aircraft performance • Small unmanned aircraft loading and performance • Emergency procedures • Crew resource management • Radio communication procedures • Determining the performance of small unmanned aircraft • Physiological effects of drugs and alcohol • Aeronautical decision-making and judgment • Airport operations • Maintenance and preflight inspection procedures • Operation at night There are many companies that charge for part 107 training classes, both in person and online. A typical class costs $150.0 0. Some people pass the test by watching free YouTube videos. Another good option is to get a review book. The author favors a book called, The Remote Pilot Test Prep 2021, by ASA Test Prep. The FAA publishes a book that is used in conjunction with the ASA book. It is called, FAA-CT-8080-2H Airman Knowledge Testing Supplement for Sport Pilot, Recreational Pilot, Remote Pilot, and Private Pilot. The key to the ASA book approach is the quizzes at the end of each chapter and the online access to 5 free practice tests that are available with the purchase of the book. The questions and answers on the chapter quizzes and the online tests are very similar to the actual Part 107 exam. The aviation maps, charts and tables in the FAA Airman Knowledge Testing Supplement are nearly identical to those that appear on the real exam. When working through the ASA test prep book, make sure to understand and review all quiz questions that are missed, and the topics from which the questions are drawn. Make sure to understand all the quiz questions and answers before taking a practice exam. Then take one practice exam and review the missed questions in the same way as the quizzes. Keep reviewing and taking quizzes and then keep taking the exams until a solid passing score is achieved. Once you’re comfortable with the practice exams, it is time to take the real exam. The test must be scheduled in advance and taken in person. The FAA provides a list of test centers. The fee is $175 for every test attempt. The exam is two hours long, and there are 60 questions. The test results appear in the student’s IACRA file about 48 hours after the exam. Once the exam results are in the IACRA file, there is one more step to achieving the drone pilot certification. Within the IACRA profile, an application for the Part 107 certification must be 34 Working RE Inspector Winter/Spring 2022
Figure 2: Aviation Sectional of Southern Los Angeles, CA
submitted to the FAA. Even though the test has been passed, it is still necessary to apply for the certification. If that seems confusing, it is. Just remember the steps: Set up the IACRA profile. Note the FTN number. Make sure to enter the same FTN number when signing up to take the Part 107 exam. The results of the exam will appear in the IACRA folder a few days later. Use the exam results to make an application within the IACRA profile, for the Part 107 certification. Once that is completed, a temporar y certificate is available online to print out. The permanent airman card showing the Part 107 certification will be mailed to you within a few weeks. Remember that proof of certification needs to be carried with you during all drone operations. By virtue of preparation for and passing the exam, the Part 107 certificate holder understands how to fly safely and legally. The following highlights and introduces some important points, but is by no means a complete explanation. Rules for Flying The basic limitations are that a drone must be operated during the day, always in a visual line of sight, and no higher than 4 0 0 feet above the ground. The limitations apply in uncontrolled as well as controlled airspace. In uncontrolled airspace, there is either no need for Air Traffic Control (ATC), or it is not practical. The part 107 remote pilot is expected to fly by the rules anyway. But in controlled airspace that is usually found around airports and densely populated areas, it is necessar y for the part 107 pilot to request authorization from ATC. Authorization may include additional limitations on altitude and other aspects of drone flight. There are many caveats to these rules. For example, uncontrolled airspace can be temporarily controlled or restricted due to a public event, such as a football
Figure 3: Grid from Airmap.com showing maximum altitude
game, or the presence of V IPs. The remote pilot finds out about these exceptions by reading the Notices to Airmen (NOTAMS) that are available online. Inspectors that perform roof inspections in urban and suburban environments often find themselves in controlled airspace. One look at an aviation chart will show how complicated navigating in controlled airspace can be (See Figure 2: Aviation Sectional of Southern Los Angeles, CA). Since the drone pilot is flying in a very localized area and at an altitude safely below manned aircraft, things are a little simpler. To make things easier for commercial drone pilots, the FAA has partnered with some online sites that provide ATC authorization in near real time. The system is called the Low Altitude Authorization and Notification Capability (LAANC). Airmap.com and Kittyhawk.com are two websites that will display ATC authorization in real time. Applying for authorization is almost as simple as placing a pin on a digital map. For each flight, the pilot logs the location date and time of the desired flight, the drone that will be used, the altitude and the duration of the flight. Figure 3 shows a screen shot from Airmap.com. Outside the blue circle is uncontrolled air space. The red dots indicate restricted airspace. (See Figure 3: Grid from Airmap.com showing maximum altitude). Under normal circumstances, the authorization from ATC will come back in a few minutes. Authorization comes with some notes about the flight, relevant Notices to Airmen (NOTAMS), and a brief weather report for the time and location of the flight. It is a good idea to book the flight at least the day before in case there is an issue. For example, if the inspection site is very close to an airport or in a restricted area, the allowed altitude may be reduced to 0. It is good to know that sooner than a few hours before the inspection. Hopefully this article has presented a useful introduction to getting a Part 107 license and flying in a controlled airspace. There is a lot more to learn about safe commercial drone flying. The first step is to get an FAA IACRA profile set up. The next is to study for and pass the Part 107 exam. Then, use results of the Part 107 exam to apply for certification within the IACRA profile. Finally, use LAANC for rapid ATC flight authorization. WRE
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Home Inspections and Codes by Mike Twitty, ACI
Home inspections provide an evaluation of a specific prop-
erty with a detailed written report that describes that property on that particular day. The evaluation includes reporting on any present or future potential concerns that could affect the property condition or safety of the occupants. Determining what should or should not be reported often varies from one inspector to the next. While many concerns are obvious, others are not and require experience on the part of the inspector to be able to identify. Other parts of the equation are observed items that fall into a “gray area” as far as their significance as a concern, and whether or not they should be listed in the report. Making that decision is up to each inspector and varies widely in opinions. When preparing the report, inspectors are required to follow a standard of practice for licensed states and/or an association they are members of. The standards specify what “shall” be reported and described. All inspectors should design their report templates to properly include these requirements. Perhaps the most controversial topic in home inspection practices is not even a requirement of any standard. I like to call it “the elephant in the room.” The discussion of code compliance. We can choose to ignore it, never mention it, or disclaim it, but it always seems to still be there. Section 13.2(8) of general exclusions of the ASHI standards states: The inspector is NOT required to determine: compliance of systems and components with past and present requirements and guidelines (codes, regulations, laws, ordinances, specifications, installation and maintenance instructions, use and care guides, etc.).
So, there you have it. Totally off the hook, right? Well, it’s not that simple. Questions concerning code compliance are extremely commonplace from prospective home buyers. It’s inevitable; as an inspector, you will face questions about it. Mike Twitty has recently retired from a 17-year home inspection and compliance inspection career. He is a licensed electrician, and is certified by the ICC and IAEI as a residential building inspector and residential electrical inspector. Mike currently provides continuing education training for home inspectors across the country on electrical subjects and has authored many technical articles for national publications.
36 Working RE Inspector Winter/Spring 2022
Probably, the hottest topics among home inspector groups on social media or chat forums involve the discussion of codes. That in itself can cause confusion and problems. Arguments often arise from these discussions with “keyboard experts” offering their advice. Sometimes, correct answers and references are given, but unfortunately, too often, bad and incorrect information is posted. Discussions routinely become heated with personal attacks on other participants. It can get really ugly, real fast. Forums can be a credible source of information if handled and moderated professionally, and with respect. My advice would be to never take an answer or opinion from a forum to use in a report without further research. The forum information can be a good starting point to use for a closer look. Whether it be a code reference, manufacturers specification, or industry standard, always confirm accuracy before signing your name to it. Discussion forums are not a viable substitute for proper educational resources. Citing Codes
In general, citing building codes can be a very complicated process. The two most relevant code references home inspectors will use are the International Residential Code (IRC) and the National Electric Code (NEC). Both are updated and re-published every 3 years. Examples of the chronology are: IRC follows the years 2015, 2018, 2021, etc. a nd t he NEC follows 2014, 2017, 2020, etc. The primary reasons for complications are: • Adoption Dates: All government jurisdictions decide independently when to adopt new codes. Just because a new edition is available, does not mean it is always adopted. That decision is made by each state, county, or municipality’s legislators/elected government officials. Code hearings are usually held to allow public input. This often involves lobbying both for and against by contractors, business owners, and private citizens. It can become a very politically influenced process. page 388
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7page 36
State
Adop on
Alabama
7.1.16
Alaska
5.9.18
Arizona
Local Adoption
Arkansas
9.19.17
California
Implementa on
State
Adop on
Implementa on
Montana
12.7.19
12.7.19
Nebraska
5.1.17
8.1.17
Nevada
2.5.19
Local
1.1.18
New Hampshire
3.1.17
1.1.18
January 2019
1.1.20
New Jersey
9.3.19
9.3.19
Colorado
5.27.2020
8.1.20
New Mexico
11.15.17
2.1.18
Connecticut
7.25.18
10.1.18
New York
12.1.19
5.16.20
Delaware
3.11.16
3.11.16
North Carolina
12.12.17
6.12.18
See Adoption Report 5.9.18 See Adoption Report
Florida
6.2.20
12.31.20
North Dakota
3.14.17
7.1.17
Georgia
11.15.17
1.1.18
Ohio
5.26.17
11.1.17
Hawaii
7.26.18
1.1.19
Oklahoma
6.8.15
11.1.15
Idaho
7.1.17
7.1.17
Oregon
10.1.17
10.1.17
Illinois
Local Adoption
Pennsylvania
5.1.18
10.1.18
Indiana
August 2009
9.26.09
Rhode Island
8.1.19
8.1.19
Iowa
11.3.17
1.1.18
South Carolina
8.22.18
1.1.20
See Adoption Report
Kansas
Local Adoption
South Dakota
6.9.20
7.1.20
Kentucky
8.22.18
1.1.19
Tennessee
3.19.18
10.1.18
Louisiana
12.12.17
2.1.18
Texas
10.1.20
11.1.20
Maine
11.6.17
11.6.17
Utah
5.8.17
7.1.18
Maryland
See Adoption Report
Local
Vermont
10.1.17
10.1.17
Massachusetts
12.5.19
1.1.20
Virginia
4.30.18
9.4.18
Michigan
1.4.19
1.4.19
Washington
7.1.17
7.1.17
Minnesota
6.1.17
7.1.17
West Virginia
3.24.20
3.24.20
Mississippi
Local Adoption
See Adoption Report
Wisconsin
4.1.18
8.1.18
Local Adoption
See Adoption Report
Wyoming
2.1.20
7.1.20
Missouri
See Adoption Report
State
Majority
Ex: NYC
Figure 1: Adoption/Implementation Dates of Various Editions of the NEC® by States - 2008-Lt. Blue, 2014-Purple, 2017-Gray, Local Adoptions-Green
When a new code edition is adopted, there is a specific adoption date stated. This is normally when the code becomes law in that particular jurisdiction. • Implementation Dates: The implementation date is just that. It is when the code actually becomes enforceable. “Adoption” dates are often several months prior to the actual “implementation.” Until the newly adopted code edition is implemented, the previous code is still in effect. • Date of Building Permit: Building permits generally have an issue date and an expiration date. Although it may vary, most jurisdictions allow the issue date of the building permit to determine which code edition should be used. Even if a newer code is adopted and implemented, the code that was in effect at the issue date is allowed until that permit expires. Many permits have a 2-year effective timeline window. 38 Working RE Inspector Winter/Spring 2022
• Amendments: Amendments are revisions, deletions, additions, or any other changes to the text of the adopted code. Local governments decide what amendments to include in the adopted code in their jurisdiction. They can make requirements more stringent or less stringent. Knowledge of local amendments is critical for anyone that references code citations in their report. They are often obscure to those researching government websites for code regulations. Government websites themselves are notorious for being outdated and often don’t include the most recent adoptions. There are even still some local governments that have no building codes at all. • Interpretation: This one can be a biggie. Not all code requirements are cut and dry. Sometimes the verbiage can be vague and ambiguous. Different jurisdictions often disagree over the same code article. Over time, as new editions are produced, they are re-worded and clarified to be more concise when difficulties in interpretation arise.
NEC® in Effect 11/1/2020
2020 NEC® - 6 2017 NEC® - 29 2014 NEC® - 9 2014 NEC® - 2 County/Municipality NEC® regulation only - 4 source: diymaps.net(c)
Figure 2: NEC® in Effect 11/1/2020
The chart (See Figure 1) is an example of adoption/implementation dates of various editions of the NEC by states. The color code relates to which code edition was adopted. As you can see from Figure 2, it is a constantly moving target. Learning More About Codes
If you decide that you’re so inclined, learning to use building codes for reference is not overly difficult. The biggest challenge is to become proficient at finding specific information on time. Some home inspectors choose to become certified code inspectors by taking a certifying exam. There are several categories to choose from that concentrate on the different building systems. These exams are given and certified by the International Code Council (ICC) and the International Association of Electrical Inspectors (IAEI). ICC and IAEI have a reciprocal agreement to honor each other’s certification. The exams are timed, so finding references quickly is important. Generally, residential exams are 2 hours and have 60 multiple-choice questions. Commercial exams typically are 3.5 hours and have 80 questions. Education is the biggest benefit one can get from becoming certified. Much can be learned from preparing for an exam, whether or not one decides to refer to codes in their inspection business. Continuing education is required to maintain certification. I once took two exams back-to-back
and passed, but it was totally exhausting. I would not recommend taking more than one at a time. Code compliance inspectors (also known as AHJs; authority having jurisdiction) have a distinct advantage over home inspectors in their duties. They normally have a specific system to inspect, (electrical, plumbing, mechanical, building inspector etc.), and are working with a particular edition of an adopted code. They are trained to know what amendments are in effect in their jurisdiction, and primarily are only involved in new construction. That is a huge advantage over the average home inspector, who may work in several different jurisdictions in the same week, not to mention the property age could range from new construction to hundreds of years old and cover several code cycles. So What?
So now we go back to the obvious question: should home inspectors include code compliance references in their business? It is a personal choice. Unless you are willing to do the research and homework, my advice would be a resounding NO! However, if you put in the work and do it accurately, nothing is wrong with it. It can even be a professional skill qualification to advertise if done properly and with discretion. Just be sure to explain in writing that although some page 408 Working RE Inspector Winter/Spring 2022 39
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code references and violations may be in the report, the inspection is not for code compliance. Codes are in place to provide safety for people and to protect property. Home inspections provide the same benefits. Deficiencies and concerns can be successfully communicated without ever mentioning the “C” word. Home inspectors should always explain the possible implications of a missing flashing or lack of ground fault protection. The consequences of such concerns are obvious and a code reference is not necessary when properly explained. Safety should always be the primary objective regardless of whether a code requirement is followed or not. “Grandfathering” should never exempt safety. Conversely, if a code reference will serve to persuade a hard-headed builder or contractor to make a repair, I say use it. Don’t be afraid to call the local AHJ/ building official to confirm a specific requirement or report a violation. When included in the discussion, they are the enforcers and usually resolve issues in short order. A common argument I often hear is: “we are not code inspectors.” While this statement is basically true, I like to think we are a step above that in the services we provide. And, whether we like it or not, there still is a large pachyderm in the house. WRE
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