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Home Inspector Working RE
Summer 2022, Volume 19
TWO KILLED BY CARBON MONOXIDE: Home Inspector Blamed Air Conditioning Basics and Inspection Standards Inspecting Smoke Alarms How to Market Sewer Camera Inspections
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Summer 2022, Volume 19
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From the Editor
Readers Respond
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Two Killed by Carbon Monoxide by Kendra Budd, Associate Editor
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The Inspection Industry Needs More Women Home Inspectors by Kaycee Molina
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Air Conditioning Basics and Inspection Standards by Tom Feiza, Mr Fix-It, Inc.
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Inspecting Smoke Alarms by Rick Bunzel, ACI
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AI-Driven Mold Testing is Breaking Barriers for Home Inspectors by Dylan McIntosh, CIH
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5 Roofing Red Flags to Be Aware Of by Paul J. Watrous, NRCIA
What to Pack on Your Trip to Success by John Russell, CEO & Co-Founder of iGo
How to Market Sewer Camera Inspections by Sarah Rondeau, Inspector Cameras LLC
Electrical Receptacle Testers Demystified by Victor Faggella, P.E. ACI
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Working RE Home Inspector magazine is published tri-annually to help home inspectors build their businesses, reduce their risk of liability and stay informed on important technology and industry issues.
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From the Editor
Protecting Clients and Ourselves by Isaac Peck, Editor
Lately, I have been reflecting on how important the role of the home inspector is in protecting and safeguarding the public. As one of the single largest investments that most consumers make (especially in today’s market!), the home inspector helps protect the buyer by giving them an impartial and accurate report on the condition of the property. In addition to helping their fellow Americans evaluate a property’s condition and make a sound investment decision, home inspectors also provide critical information about unsafe property conditions that help keep consumers safe. The truth is, there are no shortage of safety hazards in a typical home. From exposed electrical wiring, to defective decks that are at risk of collapse, to carbon monoxide poisoning— homeowners often lack the expertise to properly assess these dangers. As a consequence, home inspectors find themselves on the frontline of informing and educating the public on the risks, hazards, and dangers that are present in a home and its various home systems. This is important and rewarding work—a job well done leaves your clients informed, protected, and safe. As a home inspection professional, you should be proud of the work that you do and the invaluable service you provide to the public. At the same time, home inspectors are often unfairly blamed for latent defects in the home and/or safety issues where the homeowner also bears a significant responsibility. This issue’s cover story is a great case in point (See Two Killed by Carbon Monoxide, pg. 6). Yes, the home inspector missed the fact that the home had no carbon monoxide detector, but at the same time, the homeowners owned the house for over 18 months and never checked or tested their CO detectors! Where is the homeowner’s responsibility in all this? There’s no doubt that we live in a litigious society. So, when it comes to protecting yourself and your business, producing a thorough, detailed report and calling out all potential safety issues is key. But let’s not forget that educating your clients is another important step that can help them maintain their home, head out of trouble, and ultimately, stay safe. The more you can educate, inform, and advise, both in your report and in your conversations with your clients, the more you can help protect them and yourself. Here’s to your success! WRE 4
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Readers Respond Inspecting the Wrong House My second “wrong home” inspection happened in 2008. I knew that I was supposed to inspect a home listed by Re/ Max, so I drove down the street looking for the Re/ Max sign. Boom. There it was. The house had a manual lockbox code of H-O-T or something like that, and it worked, so I proceeded to inspect the home as usual. You can guess what happened, right? This is hilarious and at the same time scar y; you could end up getting smacked down by the real home owner. —Jonas Demetri
Home Inspector Killed on the Job I read this article in sad disbelief. My deep sympathies to the family; I hope they can find peace, and I hope justice is delivered. I was a home inspector for 23 years and was fortunate to have never encountered a situation like this. This is the ultimate tragedy. —Edward Blazek
Home Inspector Sued By the Seller These are my favorite type of homes to inspect. I catch coverups regularly. It takes the right background and instincts to put it all together sometimes. Sadly, some sellers lie. And some listing agents fail to disclose. Many buyers walk when they see my report on one of these homes—and because I let them know there may be latent defects (more hidden) as well based on the issues I could see. I always ask them to for ward my report to the seller’s side, because it then creates a duty to disclose—and when not disclosed, that licensee can lose their license or be punished. —Wayne Blackburn WRE
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Two Killed by Carbon Monoxide: Home Inspector Blamed by Kendra Budd, Associate Editor
Editor's Note: The names, location and details of this case (as stated below) have been changed to protect the privacy of the individuals involved.
For decades, home inspectors have been gently reminded to pay careful attention to smoke alarms and carbon monoxide (CO) detectors—especially noting any deficiencies in their operation as well as when they are absent altogether. Many experts advise that the state and federal standards requiring these important systems exist for a reason.
A recent case in which a young couple died from carbon monoxide poisoning while they slept, highlights the life and death importance of these simple alarms—and brings this issue front and center for the home inspection community. Here’s how it happened. A Deadly Mistake John and Suzy Smith were a young couple and first-time homeowners, living in their home for just over 18 months. On the night in question, they planned a dinner out with friends and were hurrying to get home, get ready, and head out. In a rush to get in her husband’s car, Suzy left her Subaru in the garage—key in the ignition and still idling. When the couple returned from dinner, John parked his car outside on the driveway. They retired for the evening to their third-floor master bedroom suite and went to bed. All through the evening and into the night, the Subaru sat idling—pumping the garage, and then the home, full of carbon monoxide. The result was that the Smiths, along with their pets, were all found dead the ver y next day. Suzy’s car was still running in the garage when police arrived on the scene. Lab tests confirmed 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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the cause of death for both John and Suzy was “Carbon Monoxide Toxicity.” After a thorough investigation, detectives found five hardwired alarms in the ceiling throughout the townhome but all were only smoke detectors. Not a single carbon monoxide alarm was found on the property. The couple was well-known in their small community, and news of their death was covered extensively by state and local news alike. The news of such a young couple losing their lives just as they were starting a new life together hit the community hard. Legal Trouble As you might expect, it didn’t take long for both John’s and Suzy’s parents to hire a lawyer and start going after all the real estate professionals involved. As it turns out, both the appraiser and the home inspector, had each independently inspected the home 18 months prior— both mistakenly reported a few of the smoke alarms present at the home as being CO detectors. The home inspector had specifically written that he had inspected the carbon monoxide detectors and further indicated that they were provided in the correct locations, within 15 feet from each bedroom where they can wake residents from sleeping. But it was not so. Consequently, both the appraiser and home inspector involved ended up on the receiving end of a “wrongful death” legal claim. The legal team for the parents of the deceased young adults (plaintiffs) alleged that the home inspector, Jason Jones, had negligently inspected the Smiths’ home and had reported the page 8 8
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The plaintiff’s attorneys further argued that the law requiring carbon monoxide detectors in homes was increasingly necessary because, “newer motor vehicles run quieter and smoother” and the “technological advances have lessened the required interaction and sensory feedback between operator and vehicle in driving and parking.”
Lessons Learned Bunzel was also able to provide some helpful tips for inspectors as far as how to communicate with their clients about CO detectors. For example, Bunzel says that home inspectors should make it clear to their clients that they do not warrant if the device is working, just that it is there. “The test button doesn’t test the workability of a device—only the alarm. Just because it squeaks doesn’t mean it works,” reports Bunzel. This disclaimer language should be both in contract and in verbal communication to your client that it is their responsibility to test the workability of the device.
The lawyers also pointed to the fact that home inspectors are required to report on the presence of CO detectors in their national standards. For example, the American Society of Home Inspectors (ASHI) Standards states that home inspectors are required to describe the “Presence or absence of smoke alarms and carbon monoxide alarms.”
Another tip is to check the date of a CO alarm and smoke detector. “It’s amazing how many smoke alarms I find from the ‘80s,” Bunzel says. Carbon monoxide alarms expire after 6 years, and smoke alarms expire after 10. In fact, the NFPA requires smoke alarms to be replaced after 10 years. Both home inspectors and homeowners should be checking these dates.
The combination of these items gave the plaintiff’s attorneys a strong claim against both the appraiser and the home inspector that they had incorrectly reported the presence of a CO detector (which never actually existed), and consequently that this negligent misrepresentation contributed to the wrongful death of the Smiths.
However, as a home inspector it is imperative you are making your client aware of the expiration. “We should be calling them out if they’re older than 10 years. From a safety perspective we need to be doing that,” Bunzel warns. In his work as a firefighter, he tells us he has seen too many expired alarms. He keeps it simple by stating, “Having working alarms that are within their lifespan saves lives.” This is the code every home inspector should be living by, argues Bunzel.
presence of a CO detector when in fact, none were present. Unfortunately for Jones, in his Inspection report he used the same photos for both pictures labeled “smoke alarm” and “CO detector”.
Ultimately, both cases were settled privately out of court. CO Detector Versus Smoke Alarm One important lesson in these cases is that it can be extremely difficult to tell the difference between CO detectors and smoke alarms. This is a reminder to home inspectors to take a second look at all CO detectors and smoke alarms—and to test them as well. Rick Bunzel, home inspector and Washington firefighter, was able to give us some tips on how to tell the difference between the two detectors and additional safety tips on smoke alarms and carbon monoxide detectors. For starters, the difference between a smoke alarm and a CO detector is quite simple. “The item will be clearly labeled, written on the exterior shell of the device, so you’ll be able to see it easily,” advises Bunzel. However, this can be hard to read because the signage could be the same color as the shell, so it’s incredibly important for you to get close enough to the alarm or CO detector to read it clearly (and test it!). Bunzel reports that the alarms usually have different locations. “Carbon monoxide detectors are usually mounted high or low,” Bunzel says. He also points out though that this isn’t a foolproof method because carbon monoxide and oxygen have only one molecule difference, so they have the same density. “In theory you could place a CO detector anywhere but they’re usually out of reach of kids or pets—that’s a good rule of thumb,” says Bunzel. However, it is important not to rely on location alone, as that can lead to the same type of problems encountered by Jones above. 8
Working RE Inspector Summer 2022
Isaac Peck, Senior Broker of OREP Insurance, a leading provider of home inspector insurance, says home inspectors should recommend in their reports that the homeowner test their CO detectors on a regular basis. First Alert, a leading manufacturer of CO detectors, offers homeowners the following advice on their website: “It is important to test your alarms regularly, but it is suggested to test them at least once monthly. If your carbon monoxide alarm has replaceable batteries, they should be changed at least every 6 months.” Home inspectors should consider recommending the same, says Peck. “This puts the onus on the homeowner to test and maintain the CO detector. You definitely want to accurately report the presence or absence of a CO detector, but also be sure to disclaim its functionality AND recommend regular testing of the device. These types of claims do happen and home inspectors should take note,” advises Peck. Important Reminder This case serves as an incredibly potent reminder of the deadly consequences that can result when CO detectors either malfunction a nd/or are not present. Since home inspectors are required by most national and local inspection standards to check for (and test) CO detectors, this recent tragedy shows how important this issue is for the home inspector community. The case also shows how even a very small oversight or mistake can turn into a claim. Peck says that even ver y experienced inspectors sometimes overlook things. “Nobody is perfect 10 0 percent of the time. If your firm is doing 20 0, 30 0, or more
inspections a year, mistakes can happen. Thankfully, both the appraiser and home inspector were carrying E&O insurance and did not have to face these wrongful death legal claims alone,” reports Peck. “No one can say for sure if a more thorough report could have helped avert this tragedy but it would have certainly helped defend the claim.” One thing to note is that many home inspector E&O policies actually exclude Carbon Monoxide from their policies! OREP’s flagship program includes $10 0,0 0 0 of Carbon Monoxide coverage at no extra charge (visit OREP.org to learn more). Final Thoughts Looking for carbon monoxide detectors is a very small part of your home inspection, but it is of utmost importance. In this case, both the appraiser and the home inspector cut corners, improperly called the smoke alarm a carbon monoxide detector, and as a consequence became entangled in a nasty wrongful death legal claim. As a home inspector, you know inspecting a home requires careful diligence, time and a keen eye. Make sure that you’re taking careful note of the alarms and detectors, as well as their dates and location. An accurate report not only saves lives, but spares you the headache of facing a claim against you. Stay safe out there! WRE
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The Inspection Industry Needs More Women Inspectors By Kaycee Molina
“So is your husband coming? Should we wait for him before we begin?” I had to hold in a chuckle when the client said this to me. It was the third sentence she and her husband said to me upon meeting them. At this point they were already three for three on gender bias comments. The ironic part of her statement being that my husband, though handy around the house, is absolutely unqualified to be performing a home inspection. He is a diesel mechanic by trade. He is as qualified to do my job as I am to do his, which would be, not at all. Yet, because he is a man, this couple assumed he would be a better fit for doing my job than I was. And they definitely were not the only people I’ve encountered who felt this way. I grew up in a place where equality was practically a given. A ver y different place than ever ywhere else I’ve encountered since leaving. In Alaska, it doesn’t matter if you’re a man or a woman, we are all needed to survive. We are all needed to cook, clean, haul wood, fix the truck or build the cabin. I grew up with little to no prejudice to my gender, judged, rightfully so, on my abilities instead. Entering the workforce outside of Alaska opened my eyes to the idiotic comments and prejudice that women in this industry and others face every day. It would be one thing if we were judged after the inspection. If they saw my report and decided I was inadequate based on my report, my inspection skills or my knowledge. It would even be one thing to only be judged by my looks and first impression. But instead, I’m judged before they even lay eyes on me. I am often judged from the moment they see my name on their inspection confirmation. I wish this was a joke, I really do, but when you have a long string of people cancel within minutes of receiving that confirmation email with my name on it as their inspector, there isn’t any denying the trend. No one was canceling inspections with the two men I was working with. Instead, my name alone became censored. Kaycee Molina is an InterNACHI certified and state of Indiana licensed home inspector with MC2 Home Inspections in Indianapolis. To reach Kaycee, call MC2 Home Inspections at (317) 605-3432 or visit the MC2 website: https://mc2homeinspections.com/.
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I try not to hold people’s ignorance against them. Indoctrination is a real thing. Different generations are all indoctrinated in different ways and the way we are raised and what we are taught to believe can be a hard thing to change. I don’t hold your ignorance against you, however if your ignorance is challenged and shown to be, in fact, ignorance, and you still choose to continue your stance on the matter, that is when I hold it against it you. That is when you are no longer ignorant, you are a part of the problem. How can we expect future generations to be better, when we won’t even better ourselves? But for every negative comment that I receive, I’m inspired by five more encouraging ones. I meet people of all kinds who are ecstatic when they see me walk up to an inspection. Because for each person out there holding to their archaic idea that women shouldn’t be doing this, there are a dozen more who believe it’s a perfect fit for us. I had a client a while back who had a smirk on her face from the moment I arrived on site. She was a middle-aged woman. She watched me dive into a crawlspace, relay to them each of the items I found inside the crawl and answer their subsequent questions. Then she just shook her head and told me, “I think it is bad ass that you do this. I wanted to do this when I was young, but I couldn’t get my foot in the door. It wasn’t something women did and I couldn’t find a way past that barrier. I’m so glad you did.” I’m so thankful that things have improved in the past few decades. I’m grateful for these comments from other women because they remind me that we have come a ways since then. But even so, less than five percent of home inspectors are women. This is an outrageously low percentage. And I personally believe that the key contributor to the low numbers is that there is a lack of vocal outreach about the possibility of it as a career for women. Before home inspections, I had a wide range of previous jobs. I was a carpenter, a seamstress, a mechanic, a waitress, a teacher, a newspaper deliverer, and a customer service representative. And for a few years before I started this career, I was
a stay-at-home mom with my two children. This job didn’t just find me, I didn’t wake up one day and consider it. Thankfully, my father-in-law is a home inspector and has been for over 20 years. He gave me insight into a career that would fit with my experience and my schedule perfectly, as this job only keeps me away from the house for about four to five hours at a time for each inspection. There are women out there who would be perfect for this career; they just don’t realize it is an option because it has never crossed their radar, and that is something I want to personally push to change. Spreading the word is the first step. There are many women who may have considered it, but just haven’t gotten past that gender barrier. All I can really do for this part, is encourage you. Because this industry NEEDS more women. Women have a natural attention to detail. We know the ins and outs of running a household which adds an entirely different outlook to performing an inspection—with the right education and training we can learn all the rest. All of that together makes for an impressive and competent home inspector. I can’t tell you there won’t be discouraging moments and people. In fact, I can guarantee that there will be plenty along the way. I could practically write a book on all of the gender biased comments I’ve received in the years I’ve been in Indiana, and some days it just plain sucks. But, all the positive comments and people you encounter will be far more encouraging, and the job itself is so rewarding.
A home inspector’s main job is to protect a buyer as they consider one of the most expensive purchases of their lives. The home inspector’s allegiance lies with their client and the client alone, and we are there to lay out the true and accurate condition of the home. The secondary job of a home inspector is education. We are always educating on the job as we walk through and talk to our clients. The more someone knows about the home and the current and future issues to look for, the more confident they are in the purchase. And doing this job right is incredibly rewarding and it makes all of it worth it. WRE
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Air Conditioning Basics / Inspection The Science Behind Your Inspection By Tom Feiza, Mr. Fix-It, Inc. HowToOperateYourHome.com
Air Conditioning Basic Systems and Inspection Standards Home inspectors should follow national standards when visually inspecting a residential air conditioning system. Most standards require opening readily accessible panels or panels that a typical home owner would open. Standards require inspection of central and permanently installed cooling equipment and distribution systems. Standards also require a description of the energy source and cooling systems. While the standards are pretty open to the level and type of inspection required, all home inspectors will do a better inspection if they understand the science behind a typical residential air conditioning system. I will focus on explaining a typical air conditioning system combined with a forced air furnace distribution (fan coil) as shown in Figure 1.
Figure 1: Air Conditioning System with Warm Air Furnace
Refrigeration System Basics and What is a Ton of Cooling? Ever hear of a two-or three-ton central air conditioner? Does that mean a two-ton air conditioner weighs 4,0 0 0 pounds? Is the term related to cooling capacity, or is it a random term that tech folks use to impress us? We all know the answers—right? A Two Ton AC Unit Does Not Weigh 4,000 Pounds A ton is a unit of refrigeration/cooling capacity used in the U.S. A ton of cooling is the equivalent to transferring 12,0 0 0 Btu of energy per hour. So, a ton of air conditioning removes 12,0 0 0 Btu from the air of a home in one hour—cooling the air. A 4–ton unit removes 48,0 0 0 Btu. You might know how to look at the nameplate of the exterior condenser/compressor AC unit and read the rated tons of cooling coded in the model number. The tag may also list the tons of cooling capacity. Where did “Ton” Originate? When engineer Joe Cool (at least I think “cool” was part of his name) developed the standards for measuring mechanical cooling, ice was commonly used for cooling. You know, in the old days, food was stored in the ice cooler, and there was no air conditioning. Ice was delivered to homes for the “ice box”. So, Joe decided that the cooling capacity measurement should relate to ice (See Figure 2). A standard was set equating one “ton” of cooling to the amount of energy needed to melt one ton (2,000 lbs.) of ice over a 12 Working RE Inspector Summer 2022
Figure 2: A Ton of Cooling
24–hour period. With the change of phase from ICE to WATER, 144 Btu of latent energy is required. 2000 pounds times 144 Btu/lb. = 288,0 0 0 Btu. 288,0 0 0 Btu over 24 hours is 12,0 0 0 Btu/hour—or a one “TON” rating. page 14 8
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7page 12 Btu - British Thermal Unit: So, what is a Btu? It stands for British thermal unit, the amount of energy needed to raise the temperature of one pound of water one degree Fahrenheit at standard temperature and pressure. A reasonable equivalent is the energy you get from completely burning one kitchen match. So, a “ton” of cooling (or heating) transfers 288,0 0 0 Btu—equivalent to about 288,0 0 0 kitchen matches of energy (See Figure 3). OK? What Transfers the “Ton” of Energy in Air Conditioning? For residential air conditioning, two coils, a compressor and a control/metering device is used to mechanically transfer heat. (See Figure 4). The refrigerant vapor is compressed and then cooled/condensed into a liquid in the outside unit. The liquid evaporates/boils in the “A” coil in the interior ductwork with the energy from the warm air circulated over the coil. The interior warm air is cooled as it passes through the “A” coil and back into the home.
Figure 3: Btu - British Thermal Unit
Outside A Home—Compressor and Condenser Outside you are familiar with what we call the compressor and or condenser unit (See Figure 1, pg. 12, Figure 7, pg. 17). This unit is manufactured with a copper fin coil wrapped around a refrigerant compressor. A fan is mounted on the top of the unit. The compressor is only visible if you look inside through the grill. Figure 7 shows two compressor/condensers. The one on the left is for the typical air conditioning system we are discussing here. The white unit on the right is for a direct expansion unit that can have multiple coils/fans mounted in several room (See Figure 4). Refrigerant vapor (R12, R22, R134) flows from the A coil inside the home to the external compressor. The compressor may be a piston type just like a piston and crank shaft on a single cylinder lawn mower engine. Newer units often use a scroll compressor (See Figure 6, pg. 16) which is more like a centrifugal compressor. The compressor changes the low pressure refrigerant vapor into high pressure refrigerant vapor and moves it into the exterior condenser coil. The exterior coil with fins, remove heat from the high pressure refrigerant and “condense” the vapor back into a liquid refrigerant. The fan moves a large quantity of exterior air over the coil to transfer the heat from the refrigerant to the exterior air. The cooling or refrigeration system is a sealed system and when operating properly it should never lose refrigerant. Today all units are moving away from the old Freon (R12, R22) type of hydrocarbon refrigerant because of potential damage to the ozone in the atmosphere.
Figure 4: Refrigeration Cycle - Residential AC
Inside a Home—Meter and “A” Coil The liquid refrigerant now moves from the exterior to the forced air furnace and a metering device just before the page 168
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7page 14 “A” coil—refer to Figure 4 (pg. 14). The “A” coil is depicted in Figures 1 and 4 (pgs. 12 and 14) and an actual coil is shown in Figure 8, pg. 17. Home inspector rarely sees an actual A-coil because they are hidden in metal ductwork. The forced air furnace or fan-coil system has a carefully engineered metering device, specific blower fan capacity, specific coil capacity and a duct system designed to deliver just the right amount of refrigerant and air to cause the refrigerant to “boil” in the A-coil. As the refrigerant “boils” in the A-coil, warm home air is pushed across the coil and is cooled. Typically, the temperature of the inside air drops 14 to 22 degrees Fahrenheit moving across the coil. Some home inspectors measure this air temperature before and after the A-coil to determine the “delta T” or temperature drop across the coil. If the air flow is reduced, say with a plugged air filter, the coil could freeze up. Inside Condensation—Water Issue The home air is typically cooled below the dew point temperature and condensation occurs on the A-coil. This condensation is caught in a pan below the coil and drained by gravity outside the furnace/ductwork. Every air conditioning system has a condensate drain. You can see the black plastic pan below the coil in Figure 8, pg. 17. The drain connections on the lower left of the pan. Normally only the low drain connection is used. Your Inspection Inside For the inspection, you should always note any water leaks or signs of water leaks below the A-coil. Any signs of leaks at the furnace/ductwork require further investigation. Leaks cause extensive damage to electronic components of the furnace. Check the drain lines to be sure they are draining properly to a suitable floor drain. You may want to measure the temperature drop across the coil.
Figure 5: AC Compressor Types
When the evaporator coil/furnace/fan system is located in an attic above a living space (See Figure 8) leaks can be a huge issue. This type of system should have a secondar y pan below the unit with a separate drain. A water alarm system in the pan is also a good idea. Leaks from this type of system can be ver y damaging to the structure and dr ywall in a home. Your Inspection Outside The compressor/condenser outside should be level and clean as shown in (See Figure 6). Often the compressor and pad tips over time and can put tension on the refrigeration lines. If the unit is not level, this can also cause a lubrication issue. There should be at least 12 inches of clearance around the coils and 3-feet of clearance at the fan discharge. Take a close look at the fins/coils—they should be clean. At times a bright flashlight helps inspect the fine fins on the coils behind the grills. Fins are often blocked with lint and dirt.
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Figure 6: Air Conditioning in Attic
I have included an example (See Figure 9) showing how the exterior coil and fins can be damaged. Do you think they have a large dog at this home?
Figure 7: AC Exterior Units
Outside (See Figure 7) there should be an exterior electrical disconnect for servicing the unit. Some inspectors will also check the amp rating of the unit and check to make sure the overload breaker or fuse is sized correctly. The breaker may be in the exterior disconnect or in the main electrical panel of the home and it will always be 24 0 volt. The Takeaway Inspectors should understand the basic science and engineering behind a residential air conditioning system. I have explained the basics—but there are many variables with different types of systems. If you understand a basic refrigeration cycle, you are good. Note: a modern refrigerator has all the same components.
Figure 8: Air Conditioning A-Coil
When you identify an AC unit as 3 Ton from the nametag designation, you know the equivalent is melting 3 tons of ice in 24 hours or 36,0 0 0 Btu per hour. Use this to impress your clients and so you both understand that “Ton” of cooling. 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.
Figure 9: Damaged Condenser
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Inspecting Smoke Alarms By Rick Bunzel, ACI
In
Januar y, a tragic fire occurred in Philadelphia, killing 12 people and injuring several more. As a retired firefighter, my first thought was: “why was there such a great a loss of life and secondly, were there working smoke alarms?” Unfortunately, the Philadelphia Fire Department found six inoperable and/or disabled smoke alarms in the unit in which the fire occurred. The Philadelphia Housing Authority (PHA) inspected the two units in April 2021 and May 2021. All smoke alarms were operating properly at those times, according to PHA representatives. It’s unclear why the occupants disabled the smoke alarms, but what is clear is that the fire happened very quickly and the occupants could not escape in time. Most homeowners don’t realize that home decor is highly flammable. Furniture and decor are typically made with petro-chemical materials that burn faster and release toxic smoke. According to Consumer Safety Director, John Drengenberg of Underwriters Laboratories (UL), “Thirty years ago, you had on average about 14 to 17 minutes to escape a house fire.” Drengenberg continues, “Today, with the prevalence of synthetic materials in the home, occupants have roughly 2 to 3 minutes to get out.” In 2020, local fire departments responded to an estimated 1 . 4 million fires in the United States alone. These fires caused 3,50 0 civilian fire deaths and 15,20 0 reported civilian fire injuries according to the National Fire Protection Association. So why did the occupants of the Philadelphia fire disable their six smoke alarms? The most frequent reason I come across, is that the smoke alarms were being nuisance tripped. Many times, they are installed too close to a kitchen or bathroom and the odors or steam produce a false alarm. If that happens on a regular basis the occupants will “fix” the problem by disabling the alarm. The second reason could be not replacing the battery. Smoke alarms are designed to give a low battery warning which typically happens at night. Most occupants will silence the warning by removing the battery. However, once the alarm is silenced they forget about replacing the battery. Manufacturers are slowly introducing new technology and changes to the smoke alarms to address these issues. First Alert and Kidde are producing Lifetime or 10 Year Worry-Free alarms. Rick Bunzel is the principle inspector with Pacific Crest Inspections and an ASHI Certified Inspector #249557. He holds a BA in Business Marketing and in the past, he chaired the marketing and public relations committees for a national home inspection organization. Locally, he is active in the North Puget Sound Board of Realtor’s and recently retired from the Mt. Erie Fire Department in Anacortes, Wa. Find Rick online at http://www.paccrestinspections.com.
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These units are sealed and have a lithium battery that is rated for 10 years. At the end of 10 years the entire unit gets replaced. The manufacturers are bringing down the cost of dual sensor detectors. Dual sensor alarms are supposed to respond faster and not be as sensitive to cooking odors. Nest is driving the market in building smart alarms. Many of the manufacturers are working on adding artificial intelligence to their products. Smart alarms will link to your phone and will have the ability give you more information. Today’s smoke alarms have one type of alarm, but what if the alarm could tell you where in the home the alarm was sensing an issue and what it was sensing? The hope is that the homeowner will have more information on the alarm and be able to take appropriate action instead of just resetting the alarm. In the mid-20 0 0’s there was a controversy over which type of smoke alarm is superior and the American Society of Home Inspectors (ASHI) endorsed having photoelectric smoke alarms only. There were several videos showing a fish bowl test of the alarms to demonstrate. I decided to talk to my local fire marshal and research the issues on my own time. I found that numerous organizations: the National Fire Protection Association (NFPA), U.S. Fire Administration (USFA), National Institute of Standards and Technology (NIST), Consumer Products Safety Commission (CPSC), National Association of State Fire Marshals (NASFM) and Underwriters Laboratories (UL) reviewed the issue and came to the same basic conclusion. Both technologies work and the speed in their response depends on what’s burning. Since then, the organizations all recommend a combination of ionization and photoelectric smoke alarms in every home. From my home inspector point of view, I really don’t care which type a home has as long as they are working and they have them in the appropriate locations. Inspecting Smoke Alarms I constantly see smoke alarms that are older than 20 years or even find the bracket that once held a smoke alarm. I’ve seen where smoke alarms are located improperly such as in a kitchen or adjacent to a bathroom. These locations are just wrong and lead to false alarms. Many occupants will just remove or disable alarms that false constantly.
I don’t actually test smoke alarms with the test button. I will make sure they have power via the LED and I may verify that they are interconnected. The test button only confirms that the battery, electronics, and alert system are working. It doesn’t mean that the smoke sensor is working. The only way to test that is with “canned smoke.” When I was a newbie, I bought one smoke can but most of my clients really didn’t care. So now I confirm the smoke alarms’ presence, location, and age. The easiest and quickest way to gauge the age is by looking at the detector color. If the detector shell is no longer white and turned golden beige, most likely it’s older than 10 years or is getting to that point. If the detector is white but the home is in the 10-t o-15-year range, then most likely the detectors are original and should be changed. Many units will have a date on the unit label, which will need removing with a half turn to take a look. If the homeowner painted the smoke alarm, then it’s an automatic fail as the paint will compromise the sensors. Home inspectors can save lives by educating clients on this piece of safety equipment and verify the proper installation. Imagine if the rowhouse in Philadelphia had six working smoke alarms? At 6:30 in the morning I am pretty sure they would have had time to evacuate the home and be standing on the street when the fire department arrived. WRE
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AI-Driven Mold Testing is Breaking Barriers for Home Inspectors By Dylan McIntosh, CIH
Real
estate trends come and go, but one trend home inspectors can expect to continue is a red-hot real estate market. But are these elevated prices, low inventories, supply chain issues, and fast turnarounds impacting your business? The good news: according to a survey from Porch, nearly 9 0% of homeowners are still investing in a home inspection. However, the time frames for homeowners to complete inspections are shrinking, making it virtually impossible to offer an accurate mold test along with others. So, what is a home inspector to do when a home buyer wants a mold test to be included with their inspection? Is an extension a real possibility? New technologies like Artificial Intelligence (AI) are opening the door for new opportunities in mold inspection. Here’s a Scenario that Inspectors are All Too Familiar With A client approaches them to complete an inspection on a 1982 bungalow. The homebuyer discloses that their daughter has asthma, and they’d like to know if the home has any issues with mold. The home inspector goes through the house, looking for water damage and discoloration on the drywall. Upon completion of the inspection, the home inspector reports it doesn’t appear that the home has any visible mold. Joyful, the homebuyers move forward with the purchase. Fast forward a few years and several doctor visits later, the homeowners discover the home does have mold. At no fault to the home inspector, the house didn’t appear to have mold because it was invisible to the naked eye. Traditional means of testing make it impossible for home inspectors to complete comprehensive mold testing during their inspection. Mold is everywhere, both seen and unseen. Mold grows exceptionally well in places where there is excess moisture, around leaks in pipes, roofs, windows, or where there has been flooding. But that’s not all. Mold can be found in ceiling tiles, wood products, paint, wallpaper, drywall, and even carpet. Studies show that 50 percent of homes have a mold or moisture issue, but less than 5 percent of homes are tested for mold. Dylan McIntosh is a Certified Industrial Hygienist (CIH) who has performed hundreds of mold assessments in residential, commercial, and healthcare settings. He is also a PAACB Certified Spore Analyst who has analyzed thousands of airborne and surface mold samples. Dylan is currently the product manager for Sporecyte, the leading AI platform for fungal analysis.
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Rocket Homes goes so far as to suggest that all home buyers should consider a mold inspection to put their minds at ease. A proper test can ensure safety for all current and future residents. Mold testing would be particularly interesting to a home buyer whose intended home has past water issues. The test is also recommended if the house is located in a high humidity area or, like in the scenario mentioned earlier, if someone in the family has asthma or a respiratory issue. Mold testing can help put new homeowners’ minds at ease for their financial and physical well-being. In 1999, researchers at The Mayo Clinic connected nearly 37 million cases of chronic sinusitis to mold. Many other long-term illnesses that Americans face are mold-related. If that wasn’t enough, most insurance companies only cover mold-related claims related to specific kinds of water damage, but even then, it’s often capped at $5,0 0 0 to $10,0 0 0. In addition to being hazardous to the health of homeowners and their families, failing to perform a proper mold inspection can be an expensive problem to tackle down the road. Despite all the health hazards and financial problems that untreated mold can cause, the method of dealing with it hasn’t changed since its inception. It has remained a manual process reserved for those with specific certifications and training. However, new advancements in machine learning (a branch of artificial intelligence) are breaking barriers for home inspectors and mold testing. How AI is Changing Things Machine learning has been around a lot longer than most people think. In the 1950s, a group of scientists, mathematicians, and philosophers coined the term ‘artificial intelligence’ (AI). The idea was that if humans could use available information to solve complex problems, why couldn’t machines do the same thing? Others ventured into machine learning throughout the years, but up until recently, three elements were missing to enable anything resembling real artificial intelligence. Computers lacked the necessary processing power. We didn’t collect the massive amounts of data that we do today, and we still had a lot of improving to do on the algorithms themselves. Today, computers exist with that needed processing power. We have the means to collect and store the quantities of data page 228
7page 20 necessary, and we’ve come a long way in our understanding of neural networks. Nowadays, the combination of these three elements means many problems can now be solved by computers using AI that were never imaginable before. One of these areas is AI for image, revolutionizing many sectors; such as security with facial recognition, transportation with the advent of self-driving and driver-assisted vehicles, laboratory medicine with cutting-edge microscopy test automation, and now environmental science with mold and particulate detection. Artificial intelligence today has progressed to the point where it can analyze thousands of different mold types and particulates. As a result, these algorithms can now accurately identify over 120 different classes of mold spores and ten different classes of air particulates consistently in every examination. As a result, home inspectors can now offer lower cost and high-performance AI-driven testing for mold and particulates during their home inspections. But how does it work exactly? First, outdoor and indoor air samples are collected. This works by collecting microscopic particles floating in the air using a small portable air pump and collection cassettes. Surface samples can be collected directly from discolored building materials using specialized adhesive slides or swabs. Once samples are collected, they are sent to a certified laboratory with AI capabilities. Now, here’s where technology is changing the game. Sending a sample like this to a traditional laboratory would require the lab technician to examine the sample manually. Manual examination typically results in only around 30 percent of a sample being analyzed. Analyzing more would simply take too much time. Unlike the manual process, AI analyzes 100 percent of samples in a small fraction of the time it would take a human. AI doesn’t get tired, over worked, or distracted, which results in more consistent and accurate analysis. This provides a major benefit for both the home inspector and the home buyer. Standard laboratory turnaround times for home inspectors is anywhere from three business days to a week, unless expensive expediting fees are paid. Results delivered with AI can be reported by the next day or even the day of testing. After the sample analysis, a report will be emailed to the home inspector to share with the buyer. Home inspectors swear the transparency of these reports builds trust between them and their clients. With all that in mind, let’s revisit our inspection of the 1982 bungalow. The home inspector could have offered AI-driven mold testing during their first visit regardless of the lack of any visible signs of mold. Because, as we’ve previously discussed, mold could be hidden in unseen areas. So. instead of a homebuyer left with few options, homebuyers can now receive an affordable screening regarding possible mold issues within the short inspection window. If needed, the home buyer can then reach out to the seller and negotiate a lower price or concessions on the house, or walk away from the property altogether.
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For the conscientious home inspector, it is worth noting that mold tests will only detect mold issues impacting the indoor air quality of the home at the time of the inspection. For example, if there is mold growth deep in a wall cavity from which the spores are not released into the air, any testing would be blind to the issue in this situation. The good news is that the mold would not be expected to impact the residents of the space in this situation. Unfortunately, x-ray vision doesn’t work with mold, so even with the best inspections, some mold issues might not be found until extensive demolition work is undertaken. AI-driven mold testing can be a lucrative business opportunity for any home inspector. The test adds very little additional time and effort to the inspection, plus there’s a financial benefit to the home buyers. In this market, homebuyers may have to overbid on properties which may leave them with little extra money to spend hundreds of dollars for a traditional mold inspection. According to HomeAdvisor, homebuyers on average, are paying about $641 for a professional mold inspection in the United States. However, new AI-driven technologies have unlocked the ability for home inspectors to offer professional mold testing for two thirds, or even less, the cost of traditional mold testing. As AI technology finds its way into the mainstream, more home inspectors can offer homebuyers peace of mind with professional mold testing. AI-driven mold testing technology holds the promise of healthier families and safer homes. WRE
5 Roofing Red Flags to Be Aware Of By Paul J. Watrous, President of NRCIA
The
roof is one of the most essential components of any structure. It is the first line of defense against the elements and protects your property from damage and destruction. Unfortunately, it’s often overlooked and rarely maintained properly. That’s because the roof suffers from the out-of-sight, out-of-mind mentality.
Figure 1: Damaged Sheathing
To help combat this, the National Roof Certification and Inspection Association (NRCIA) has put together a list of five common red flags to be aware of when working around (or inspecting) the roof. If you notice one or more of these red flags, it is recommended you schedule a professional roof inspector to diagnose the health of the roof system properly. 1. Moisture Stains or Damage on Roof Sheathing Attics and unfinished garages may have a roof system sitting directly above them. These areas may give you a view of the roof sheathing. When roof inspectors look at the sheathing, they look for any water stains, water damage, dry rot, or other damage to the material.
Figure 2: Moisture Stains
Above is an example of damaged sheathing (See Figure 1). The signs indicate that this was likely caused by an external force to the above roof system, possibly due to storm-related trauma. The underlayment is exposed and compromised since we can see clear signs of moisture intrusion below the point of damage. This red flag should be further evaluated. In this photo, we can see spaced/skit sheathing with a wood shingle roof system. Several decades ago, felt underlayment was optional. This roof system was designed and installed to swell up to become waterproof, similar to an oak barrel for wine and spirits. In Figure 2, we can see dark marks on the wood shingles. This indicates moisture stains (See Figure 2). Although the water stains here don’t immediately prove a roof leak, it is a red flag and should trigger a detailed roof inspection. 2. Roof Penetrations Not Properly Sealed Home inspectors can also inspect roof penetrations in the attic and garage. It is easier to observe symptoms of roof penetration Paul J. Watrous is the president of NRCIA (National Roof Certification and Inspection Association). He oversees member training and plays a key role in advancing NRCIA’s mission and vision for the roofing industry. Paul has over 10 years of experience in the roofing industry. He can be reached at Paul@NRCIA.org.
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Figure 3: Moisture Intrusion
problems from within the property. Damage or defects found in the interior will guide roof inspectors to the source of the damage on the rooftop. The attic gives you a better view of the roof penetrations, such as chimneys, vents, and other items that stick through the roof. Roof penetrations are highly susceptible to moisture intrusion. Pay extra attention to the penetrations to identify any red flags (See Figure 3). Here is another penetration that displays moisture stains (See Figure 4). You can spot the red flag by the discolored sheathing and framing. If red flags are present, like the water stains seen here, the flashing could be missing or improperly installed, and/or the sealant could have deteriorated.
3. Moisture Markings Under Eaves When possible, take a good look at the underside of the eaves. This area often has visible stains or damage that goes unnoticed because it is viewed more as a cosmetic component of the roof (See Figure 5). Naturally, the board collects dust and becomes dirty. However, rainwater can wash away some of the dirt if a leak is present, leaving cleaner markings. This type of staining is not consistent with a pressure washer or a garden hose. Figure 4: Discolored Sheathing and Framing
If you see moisture stains on the backside of the eaves, it is an indicator that the underlayment is compromised, starting to deteriorate, or it may be time for a complete replacement. If moisture is present long enough, dry rot will start to develop. Notice that you can also see distinct moisture stains where the rainwater is washing away the dust (See Figure 6). This damage is also directly below a valley location.
Figure 5: Moisture Markings Under Eaves
An expert would be able to use these clues to find the source of these problems. For example, this picture of dry rot on the eave underside, points to possible deterioration of the felt underlayment. Dry rot can look like peeling paint and is often painted over instead of thoroughly evaluated. However, a new coat of paint does not fix old problems.
Figure 6: Dry Rot Below a Valley Location
4. Debris, Debris, Debris Debris is a potent red flag that will slowly eat its way through the roofing material. Debris build-up is a common issue and should be removed annually as a part of any roof care plan. Debris poses multiple risks to the roof system, but the most damaging is the ability to divert water flow (See Figure 7). Water must flow down the roof, but debris blocking its path can push it laterally. This diversion causes the water to get under the roofing material as it looks for the path of least resistance. Additionally, as the debris decomposes over time, it will secrete acid. This causes accelerated deterioration reducing the roof’s effectiveness, and shortening the material’s lifespan.
Figure 7: Debris on Roof System
5. Misaligned Roofing Materials Roofing materials perform best if the contractor correctly installs them. In all types of roof systems, misaligned materials will reduce the effectiveness of the roofing material, increase the likelihood of moisture intrusion, and reduce the roof system’s lifespan as a whole. In the picture here, you will notice that the slipped tiles are not aligned properly (See Figure 8). This misalignment results from incorrectly mapping out the roof system and failing to fasten the roofing materials properly.
Figure 8: Misaligned Roofing Materials
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7page 25 The additional safety concern is that the tiles can slide off the roof and cause personal and/or property damage. You will also need to look for misalignment on a low-sloped roof. Notice the black line between the two sheets of roofing material (See Figure 9). That material should properly overlap and adhere to the adjacent sheet. Essentially, that black seam of the roof is not covered correctly, and, over time, it will be highly susceptible to moisture intrusion. This over-exposure is a sign of an improper installation and needs to be addressed immediately. An important note to remember: any roofing material that is not correctly installed according to manufacturer specs means the manufacturer’s warranty is nullified. Unfortunately, cutting corners and poor quality can affect property owners in more than one way. Learn More about Roofing Red Flags To help facilitate an improved understanding of the health of roof systems, the NRCIA has been training inspectors on how to identify roofing-related red flags, how to provide roof consultations for your clients, and when to recommend roof inspections and certifications.
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Figure 9: Misalignment on a Low-Sloped Roof
OREP Members looking to boost their knowledge can sign up as an NRCIA Affiliate for FREE to take the advanced roofing course: Red Flags: When to Recommend an NRCIA LeakFREE® Roof Inspection and Certification. (To sign up as an OREP member, email subscription@workingre.com for more information.) This four-part advanced roofing course will give you the tools to systematically identify potential problems with a client’s roofing system and show you when to refer and defer to an NRCIA-certified roof inspector. By the end of this course, you will be aware of roofing-related red flags and be able to communicate your recommendations, all while you complete your routine services for your clients. (Visit NRCIA.org for more!) WRE
What to Pack on Your Trip to Success By John Russell, CEO and Co-Founder of iGo
Home inspection company owners across the country are fast-
tracking their path to success, and it’s all because they’ve packed the essentials. What if we told you there’s an easier and faster way to reach your business and life success goals? When you go on a cross-country road trip, you want to be prepared. Proper planning is what allows you to find the best views, avoid roadblocks, and make the most of the opportunities. The road to business success is no different. If you’re equipped with the right tools, planning, and resources, you’ll reach your destination faster and easier, all while enjoying the ride. Let’s get you equipped for success:
Be relentless in developing the people who work for you. They are your path to a better life for yourself and your family, so don’t skimp on acquiring and investing in great talent.
1. Good Company “Nobody can do this job as well as I can.” You’ve probably had that thought more than a few times. You may find it difficult to hire people because almost no one can perform an inspection as well as you, write a report as well as you, or handle the ins and outs of the business as well as you.
Top-grade existing employees through added training, and focus on improving their skills in a specific area. When you invest in your employees, you invest in the overall success and well-being of your company. Level up your inspectors’ knowledge and you—and you’ll be rewarded with better inspections, better reviews, and more repeat business.
Well, here’s the bad news and the good news. The bad news is you’re probably right. Let’s face it; you’re a star. The good news is that you can build systems and processes into your business that will help ensure someone else’s work lives up to your standards.
And don’t forget that you should enjoy your job. When you get to the office, you should be happy to see the faces of your employees. Choosing personnel that embody your company’s values and culture is just as important as hiring people with the right skill set for the job. Your passengers make all the difference, so be selective in who you invite to tag along.
With the right systems and processes in place, they can do a great job for clients and customers today, and as they learn and grow, they’ll do an even better job tomorrow. After all, you have the power to choose the best person for the job. And because they’ll only have that one job to focus on—inspecting, answering the phones, admin work, etc.—they get to specialize and become an expert at it. And though it may be hard to believe now, the work produced in their respective department will most likely surpass what you could have done. John Russell leads iGo in its mission to transform the home inspection experience. His ability to optimize back-end services carried him into the home inspection industry, where he met Chad Hett, co-owner of Elite Group Property Inspections. Chad partnered with him to grow the business from $6 million to over $10 million in revenue. He is deeply committed to community advancement and establishing philanthropy and job creation opportunities.
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2. GPS Do you know anyone who started a home inspection business and reached $100,000 in revenue? What about $300,000? $1 million? Well, you should. And not just their name. You want to know the systems and formulas they used to achieve their successes. Get to know people who have gone down the path ahead of you. There are some tried-and-true formulas for building an inspection company that have been developed and implemented for success time and again. For instance, there’s someone who can tell you that the formula for building a $1 million inspection business is 6+2B+1. You want to be in the room with people who are or have been where you want to go. Seek out coaching and opportunities to page 308
7page 28 mastermind with people who have already built and implemented systems and processes in their business. They’ll have an abundance of insight on the road ahead, and you’ll be surprised to learn how willing they are to share. You can find out what it takes to hire inspectors, onboard employees, what questions to ask your accountant, and even which KPI’s (key performance indicators) you should be using as the dashboard to drive your business. Surround yourself with like-minded business owners who are invested in both your success and their own to create an environment in which you’ll thrive. It sets the tone for overcoming obstacles, acting on determination, and showing up even at the toughest of moments. When you surround yourself with people that expect you to succeed, you will rise to the occasion. When you form relationships with those in the industry who have gone before you and experienced your struggles firsthand, their perspective, knowledge, and insight will become a priceless resource. When you find those people, you find a roadmap. They’ll help you make turns, see farther down the road, and even point out shortcuts. The best navigation systems will notify you of traffic jams, road closures, or wrecks ahead. They’ll even suggest an alternative route to keep you on track. Your business GPS is out there, and they can’t wait to help you pave your path to success. 3. Itinerary You’re driving between inspections, and instead of enjoying some nice tunes and a little AC, you’re thinking about those numbers you should have entered into QuickBooks, that agent you haven’t called back, or those changes you want to make to your website. All you’ve had time to do is answer the phone, do the inspections, and write reports, and tomorrow’s looking to be the same.
Create a calendar and carve out blocks for working on, in and away from your business. Reference it often and stick to it. If it’s not on your calendar, it doesn’t really exist. 4. Budget Let’s guess what keeps you up at night: cash flow, how much you should be paying yourself, how much you should be paying your inspectors and employees, and what percentage of your profit you should be able to get out of your business. We’re spot on, aren’t we? That’s because you’re not alone. Countless home inspection company owners have pondered these same questions over and over again. However, there are also many out there who are getting a good night’s sleep—and that’s because they have the power of knowing their true numbers. Budgeting is crucial to make any long journey a successful one. A business that doesn’t budget sets itself up for a host of financial problems down the road. Developing a budget for both short and long-term business objectives will create a road map for financial success and opportunities to expand. Budgeting is particularly important for small business owners. While money isn’t the end-all be-all, it can make or break any small operation. It’s worthwhile to hire a skilled in-house or outside accountant, or even a business manager who has experience in finance. This individual can help establish an accounting system, track expenditures, and produce reports that will help you make calculated and informed decisions about your business’s operations. 5. Fuel Fuel can come in many forms. As you hit the open road, you’ll be glad to have snacks, some listening material, and quite literally, a full tank of gas. You know these things will power you through the long drive ahead.
It seems there are never enough hours in the day, and while that may always ring true, building a success schedule will allow you to find some extra time, maximize it, and avoid unnecessary stress.
Marketing is the fuel that runs your whole ship. It’s what lands you inspections and keeps them coming.
Your success schedule should include the three types of “time” associated with your business: focus on time, focus in time, and freedom from time.
As a home inspection business owner, you have multiple audiences: real estate agents, home buyers, sellers, and owners. You also have lead generation partners like iGo Network and consumer websites like Yelp and HomeAdvisor. Segment your audiences and have a marketing plan for each.
Focus On time is spent on your business. This time is where the magic happ ens. It should b e reserved for things like lear ning, developing your team, and implementing systems. Focus In time is spent in your business. Performing an inspection, running your marketing route, or giving a presentation to local agents all fall under this category. Freedom From time is spent away from your business. Dedicate this time to family, friends and hobbies. Set yourself up for success by scheduling time to rest and recover. 30 Working RE Inspector Summer 2022
A significant portion of your efforts need to focus on attracting and retaining agent referrals. Relationships and trust are a big part of driving those referrals, and so stopping by their offices used to be the crux of a successful marketing effort. Although that tactic can still be effective, it’s just not enough in today’s online world because relationships are now formed and nurtured through social media, search platforms, email and text. Digital marketing is an essential part of communicating with people today, and therefore it’s critical to your marketing strategy. Seek and find employees or partners who can help you set up CRM software such as Active Campaign to manage
and segment your contacts, with a communication sequence for each segment. Your business should have well-defined USPs (unique selling points). These attributes make your company or service different, provide special advantages to your clients, and make your company memorable. Ultimately, these factors persuade a potential client to choose you. Examples may include guaranteeing the inspection report within 24 hours after the inspection, heightened education of your inspectors like iGo Certification, or that you are a veteran owned business. Whatever you choose, make sure it’s realistic. Making sure that you deliver on your promises is the most important factor for driving repeat referrals, and will become the lifeblood of your business. Tool Kit If you want to go on a road trip, you don’t start preparing by learning how to fix a car. Instead, you call a trusted mechanic to change the oil, adjust the suspension, and examine the tires. You know you’ll be more likely to make it to your destination if you don’t do everything yourself. Don’t be afraid to partner and outsource. No business owner can be an expert in everything: marketing, customer service,
finance, inspections, human resources, and so on. Seek trusted and recommended partnerships that can fill specialized needs. There are expert tools and resources that can take your business to new heights. And when you find the right ones, that is when you unlock your full potential. Not sure where to begin? Our network of home inspection companies experienced a world of difference when they brought in an expert call center, accounting, or digital marketing team. Here are their favorites (spoiler alert, one of them is us): • iGo for call center and iGo Network. • RTC Accounting for all your finance needs. • Forward Marketing for social media and digital marketing solutions. No matter what stage you’re currently at along your path to success, keep in mind that it’s never too late or too early to pull over and repack your bag. You can do things today that will change your entire course, taking you to even greater heights than you initially set your sights on. And the view will look a whole lot sweeter when you have a community by your side to experience it with. Learn more about these business tools and resources at igocoaching.com/resources. WRE
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How to Market Sewer Camera Inspections By Sarah Rondeau, Inspector Cameras LLC
For
home inspectors looking to increase revenue and add value to their company, add sewer camera inspections to your list of services. In a previous article we published with Working RE, “Using Sewer Scoping to Grow Your Revenue,” you will see the financial advantages this service can bring to your company. (search “Sewer Scoping” at WorkingRE.com). Adding sewer camera inspections sounds like a no-brainer, but the real question is, how do you market sewer camera inspections to your clients? This article covers a few simple ways to successfully market your sewer camera inspection service, where to do it, and how. Prepare in Advance Preparing yourself with training is the first step to success. Adding a new service can be nerve-wracking, and we strongly recommend that you take a training course to educate yourself on what it takes to complete a sewer camera inspection. Pro Tip: SewerTraining.com offers an in-depth training course that allows you to feel confident when performing an inspection and marketing your service. Complete the course and receive $100 off the Scout 3-Pro at InspectorCameras.com! SewerTraining.com covers ever ything from issues you can expect to encounter, the tools you will need, safety, reporting, pricing, and more. This training course also contains methods on how to market the service and provides each attendee with an informational and customizable presentation to introduce sewer camera inspections to real estate agents. Educate the Agents Ask to sponsor a lunch that includes a short presentation to real estate agents in your area. An informative presentation also creates networking opportunities to help you stand out amongst the competition. Most importantly, a presentation gives you the platform to build awareness around the problems detected with a sewer camera inspection. Sarah Rondeau, the Director of Marketing for Inspector Cameras LLC, has several years of experience providing marketing knowledge to individuals in the trade industry. While working at Inspector Cameras LLC, she aims to provide the right marketing tools to home inspectors looking to elevate their business with sewer scope inspections.
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Pro Tip: Focus on education. Inform the agents on how sewer camera inspections help protect their clients from having to spend thousands of dollars on repairs down the road. If public speaking is not for you, or you want to increase your reach, email campaigns are another way to create awareness. Just like a presentation, keep your email short and educational. In a world with inboxes full of spam, it’s important to craft an email that focuses on how this information benefits the client. Include images of common problems detected and the cost associated with fixing them. You can also offer promotions and discounts while directing the agent to your website. Offer Promotions Running a promotional campaign increases your exposure, especially when you first start offering a new service. Promote a discounted rate or package deal of your services through email, social media, and on your website. Pro Tip: Run a Facebook advertisement for the month you offer a promotion. You can target audiences by location, get more views, and generate leads with a relatively low budget. Refrain from marketing your sewer camera inspection as a “new” service. Instead, run a timely promotion of your service at a discounted rate to create urgency. Running a promotional campaign for a limited time will help generate quality leads and set the expectation that your service is in high demand. Keep your promotional prices reasonable. If your promotion seems too good to be true, this can cause a lack of trust with potential clients. Compare prices in the area and confirm that your discount will make sense to customers and agents. Talk to the Client During the home inspection, speak to the client about the value of a sewer camera inspection. Having a casual conversation allows you to explain the advantages of this service. Avoid language that sounds like a sales pitch. Instead, take the role of
the expert and discuss common problems that a sewer camera inspection can detect and what that means for the client. Pro Tip: When you arrive at the home, discuss this with your client about your sewer camera service first, and allow them time to absorb this additional information while you conduct the home inspection. Having visuals or videos on hand during these conversations lets the information speak for itself. This content will put less pressure on you to sell and empower the client to decide what is best for them. Create Video Content Videos are one of the best ways to increase awareness about a product or service. With the increase in social media use, videos have sky rocketed to become an effective tool for marketing. The client may not know what they are looking for when you show them the video recording taken from the sewer camera. Recording audio over the video and adding arrows to draw their attention to the issues will help them understand. Pro Tip: Use a self-leveling camera head to help the client better visualize what they are looking at to avoid any confusion. With apps like Instagram and TikTok, filming a video, editing, and publishing can take only minutes. Free features offered on these platforms are user-friendly, and sharing your video with thousands of people is as easy as clicking ‘publish’. Upload
the videos to your website and Google Business page and share them on Facebook to maximize the number of viewers you reach. Conclusion There are many ways to market sewer camera inspections. Being prepared and educating yourself first are the best ways to produce and share educational marketing content with real estate agents and clients. Offering timely promotions will help generate more leads and get your service up and running. By talking with your clients and sharing short but captivating videos, you are likely to empower them to decide to hire you for a sewer camera inspection. Lastly, you don’t have to have any video editing skills to utilize social media tools for editing. In no time at all, you will see your marketing efforts pay off when the inspections start rolling in! Interested in signing up for Sewer Camera training? Here’s the information: Live in-person and Zoom training on Saturday, July 23 from 9–4. The training will be held in Albuquerque, NM and lunch will be provided. The class is a 6-hour training that will cover sewer camera use and care, tools, pipe identification, how to identify issues, report writing, and how to market your new service. In-person attendees will have the opportunity to get their hands on a camera and perform a sewer camera inspection on site! For more information or to see a list of available scheduled trainings go to: SewerTraining.com. WRE
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Working RE Inspector Summer 2022 33
Electrical Receptacle Testers Demystified By Victor G. Faggella, P.E. ACI 107457
Figure 1: Typical Three Prong GFCI Tester Schematic
One of the major systems that we, as home inspectors, are
tasked with examining is the home’s electrical systems. This includes the service entry, the meter enclosure, the service panel and disconnect (or any other panels) as well as the home’s wiring. Of all the parts described, only the wiring is mostly buried in wall and ceiling cavities and cannot be directly examined. For most inspectors, the only way they determine if receptacle outlets are wired “correctly” is via a three-prong cube tester. This article will attempt to show why using a cube tester— sometimes called a 3-bulb tester (with or without a voltmeter)— only gives part of the story, or can give misleading information as to the condition of the circuits and their adequacy for modern living. Note, this article will not be discussing older, two-wire circuits with no equipment ground (knob & tube and older NM wiring). We will focus on circuits with 3 prong receptacles that should have an equipment ground present. Why Do We Need to Test? Why do we even need to test receptacles—there are only three wires? What could possibly go wrong? Anyone who has been an inspector for any length of time is likely chuckling right Victor G. Faggella has a BS ECE from Clarkson College of Technology (now Clarkson University) and has been a licensed professional electrical engineer and home inspector for over 30 years. He is an ASHI Certified Inspector, who received multiple awards. His engineering experience includes 25 years of instrumentation and control design for nuclear naval vessels. He is “semi-retired” and enjoys time with his granddaughters and helping his son coach baseball.
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now, as they know full well what the big-box stores have created with homeowners attempting to do their own wiring. We need to test receptacles to ensure: • Proper Polarity • Presence of an equipment grounding conductor (EGC) • Proper voltage (ideally under some defined load) Of the three items above, simple cube testers can only perform the first function reliably. To understand this, you need to understand what is actually inside a common three-light receptacle tester. See Figure 1 above. As can be seen from Figure 1, there are just three neon bulbs wired as follows (and a push button): • Hot-Ground • Hot-Neutral • Neutral-Ground Under “normal” circumstances, the first two lights will illuminate and the last one will be off. Under reversed polarity (ONLY Hot-Neutral reversed), only the third light will illuminate. Now, with an open ground, only one light may illuminate, if the polarity is correct. With an open ground, and reversed polarity, you will get no lights. If you happen to have 24 0Vac somehow, all three lights may be on. Confusing, right? Now, it is beyond the Standards of Practice in most places to determine what the problem is—we just need to state that there is one. But having been in the business for over 33 years and being an electrical engineer, I personally need to know what the possible issues are.
Shortcomings of Cube Testers As you may have already figured out, cube testers can’t tell you everything about the way a standard three-prong receptacle is wired. It can’t tell you if there is a false (aka “bootleg”) ground (more on this later) or anything having to do with the voltage actually present at the receptacle, much less the voltage when an appliance is plugged in and drawing power. For you, the inspector, to be able to share better and more complete information concerning the condition of a mostly “out of sight, out of mind” system, is, in my opinion, paramount to your clients. Deficiencies in a structure’s wiring can lead to erroneous operation of equipment, damage to equipment, a shock hazard to residents, and even a potential for a fire. (Remember: ALWAYS use the test button on the GFCI/ A FCI device as this is the only recognized test.) Circuit Analyzers There has been a logical progression from cube testers, to cube testers with voltmeters, to full-blown circuit analyzers over the years. Circuit analyzers will show open circuit voltage, loaded voltage (See Figure 2, pg. 36), line frequency, line impedance (H-N-G) and other unique features. These full-blown analyzers can be had for as little as just over $10 0 on Amazon for a generic, “no-name” Mastech brand, to $20 0 for an Extech CT70, to close to $400 for the Ideal SureTest® 61-164 and the Amprobe INSP-3. The remainder of this article will go over the real-life performance of each of these compared to the others so you, as an inspector, can make an intelligent decision as to which one, if any, makes sense to add to your equipment arsenal. (Links to where you can purchase these items may be found online at www.workingre.com/electrical-receptacle-testers-demystified.) Ideal SureTest® 61-164 Full Disclosure, Ideal Industries provided this unit for me to test as part of this article. But this in no way will taint my review of the analyzer. The SureTest® 61-164 is the lightest of the bunch, at just over 7 oz. It comes with a very stiff, high quality 1’-14AGW cord. The display is bright yellow and is easily readable in most lighting conditions, but is unreadable in full, bright, sunlight outdoors. Shield the display with your hand and it will be legible. The feature set is rich. Only one parameter is displayed at a time, and other features are selected by the use of the right and down arrow buttons. The right arrow will scroll through all the choices for the available sub-functions and then it will return back to the first choice. Likewise, for the down arrow. Each press takes you to the next major function and then returns you to the top choice (power-on state) once you scroll to the bottom. If you scroll past what you wanted to look at, you need to scroll all the way through. Not a big deal, as most of us will go one function at a time and then look at each parameter under that main function.
The default power-on reading is the polarity. Note that it takes about 5–6 seconds to give you a reading each time it is plugged into a receptacle. This is the longest of any of the testers in this article. A legend on the back of the case shows the meaning of the display. The SureTest® uniquely identifies a false/bootleg ground by illuminating the ground pin legend with an “F” in the center. This feature, however, is not 100% accurate. It will NOT identify a false ground on runs that are relatively short and close to the load center. The representative from Ideal Industries was very up front about this. Any circuit under 20–30 feet in length will have such a low impedance that the device cannot accurately determine proper from false equipment ground. The second main menu item is for reading the voltage-RMS (H/N & G/N), peak voltage and frequency. The value is clearly displayed in the center with the parameter on the bottom of the display. The only downside is if the brightness between the selected and unselected parameters isn’t that great. It would have been better if only the selected parameter was illuminated, but this is a minor criticism. The third main menu item down is voltage drop. The default load is 15A. Pressing the right button selects a load of 20A, pressing it again selects 12A and pressing the right arrow once again returns to the 15A default load. The voltage under the selected load is displayed at the top and the percentage drop in the center and the selected load is displayed at the bottom. The display does NOT blink or change in any way to indicate what some might consider excessive voltage drop. You will have to make your own decision here. The fourth item on the main menu is amperage. The SureTest ® has a function that is unique amongst those here, and that is Estimated Line Load (ELL on the display). This feature displays the estimated load already on the circuit under test. This is very useful, especially if you are getting voltage readings that are lower than other circuits that have been tested. A large load may cause a lower voltage reading and give misleading voltages under the 12, 15 and 20 ampere test loads. The fifth and last main menu item is circuit impedance—the impedance of all three wires can be measured—the line/hot, the neutral and the ground (EGC). One thing to note is that if you try to measure the EGC impedance on a GFCI protected circuit, you will trip the GFCI. The right arrow moved the default selection from hot, to neutral to ground and back to hot, like all the other sub-menus. The last function that is stand-alone from the menus is the GFCI test. There is large oval button labeled “GFCI” right under the down and right arrow keys. Pressing this button at any time brings up the GFCI test window. This window defaults to “GFCI” and the estimated test current in mA (approximately 7mA). Pressing the right arrow will toggle to the “EPD” test with an estimated test current in mA (approximately 30mA). Pressing the “GFCI” button again will initiate the test. After the GFCI page 36 8 Working RE Inspector Summer 2022 35
7page 35
Figure 2: Feature Comparison of Circuit Analyzers
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trips and is reset (with the tester still plugged in), the GFCI trip time in milliseconds and the actual trip current will be displayed. Amprobe INSP-3 I reached out to Amprobe for this article and never heard back. The one tested is one I personally purchased and have used for several years. The Amprobe INSP-3 requires a single 9V battery to operate properly. The need for an auxiliary power source will become evident as we go through the features. The INSP-3 is the second heaviest of the lot at just over 10.5 oz. It comes with a 2’-18AWG cord that is very flexible. The extra length can come in handy at times, but is a pain to store in the tool belt. The INSP-3 has a large dot matrix LCD display (the largest in here) that is visible even under direct sunlight outside. When the unit is first plugged in, it takes about 3 seconds for the information to be displayed. The main display contains nearly all the information about the circuit under test on the first screen. The RMS voltage and frequency are displayed on the top line. The next line is the polarity—OK, No Ground or Hot/Neutral Reversed (VERIFY DISPLAY) The next line is the percentage voltage drop at the selected load (independent buttons below the display). The percentage figure will blink when the value exceeds 6 percent. (VERIFY DISPLAY) The next line is the percentage drop on the hot and neutral separately that add up to the total percentage shown on the line above. This is helpful for tracking down where the issue might be if not evenly split. The next line is the actual loaded voltage and the bottom line is the ground impedance. There are no separate measurements displayed for the line/hot and neutral impedances. The ground impedance value will blink if the value is excessively low. I do not know if this is measured against the neutral impedance in any way, so its utility to find false/bootleg grounds is unknown. Pressing the Power/Select button once brings up the second screen. The top two lines are the same as the first screen, RMS voltage, frequency and polarity. The next line is common mode voltage—voltage from ground to neutral, and short-circuit currents: “HotNeu Fault” and “HotGnd Fault”. These are the maximum currents calculated using the circuit impedance. (In theory, knowing the ground impedance and the fault current you could figure out the line/hot impedance. Knowing the line/hot impedance now, you could use that fault current to figure out the neutral impedance. Not worth it for me). The INSP-3 has the ability to test both GFCI AND A FCI devices. The only caveat is that you must press the GFCI or A FCI test button before the tester is plugged in. Failure to do so will cause the GFCI or A FCI device to malfunction before any data is displayed. To perform a GFCI breaker test remotely, the “GFCI Test: button and the unit will turn on and prompt you to plug the unit it when it is ready. All the same data as before is displayed except the ground impedance (remember what happened with the SureTest® when we tried to test ground impedance on a
GFCI circuit?). The unit displays a blinking “Press GFCI button to trip” where the ground impedance line was. To perform the trip test, press the applicable button again and the test will run. The results are displayed on the screen. (This is why an external battery is required). The A FCI test is similar. You must know it’s an AFCI circuit and press the “A FCI Test” button and wait for the prompt before you plug in the tester. With A FCI circuits becoming the norm on many circuits, this will become a major inconvenience when using the device. It is also known that it does not work with certain Bryant (Eaton) breakers and with the constantly changing AFCI technology, this feature is not useful and is likely a negative for this unit. From experience, it can be a pain when there is a GFCI on a circuit you are not expecting (like my living room) and you plug in the tester and the GFCI trips. One final negative of the INSP- 3 is that it has an internal fuse that is NOT USER REPLACEABLE. This means that when it blows (and it will blow based on the forums) you have a unit that doesn’t work and has to be sent back to Amprobe for repair. I opened up my unit to fix it and couldn’t get the proper fuse to replace it (I was going to put a fuse holder in to make it easier to repair in the future but gave up). I soldered a single strand of 28-gauge wire across the fuse and it has been good for a year or more since. Just a poor design. Extech CT70 The Extech CT70 comes in at about half the price of the Ideal and Amprobe testers. Let us see what it has to offer. The CT70 is the second lightest in the group at 7.75 oz. It comes with a 1’-14AWG cord that is almost identical to the one that came with the SureTest®. When the unit is first plugged in, it takes about 3 seconds for the information to be displayed. The main display is large and normally has light blue values on a dark blue screen. The main screen contains a polarity indication on the top right, with the RMS voltage in the center and the frequency at the bottom. The top left has the same main menu items as the SureTest ® (V, Vd, Z and ASCC). The controls are the same as the SureTest ®, with a down and right arrow keys and a GFCI button. Pressing the right arrow on the main voltage screen changes the polarity screen to show N/G voltage, while still showing the frequency. Pressing the right arrow again changes the polarity screen back to normal and shows the peak voltage and the frequency. One last press and you are back to the power-up screen. Pressing the down arrow brings up the voltage drop screen. The polarity is still displayed at the top. The voltage under load is displayed in the center and the percentage drop is displayed beneath it. The CT70 is unique in that the entire display changes to bright red values on a darker red background when the voltage drop gets to 5% or greater. The right arrow cycles page 388 Working RE Inspector Summer 2022 37
7page 37 through the load choices, starting at a default of 15A, then 20A, 12A and then back to 15A. Pressing the down arrow again brings us to the impedance measurement screen. What was the polarity indication changes to display a “H” only, and continues to display the RMS voltage with the circuit impedance on the bottom. Pressing the right-arrow once will change the top display to a “N” display the neutral impedance at the bottom. If you try to measure the ground impedance on a GFCI protected circuit, you should have figured out by now that the GFCI will trip, so be careful! One last press of the down-arrow brings up the ASCC (short-circuit current) screen. The first screen shows the H-N short circuit current in kA. Most of the time this will be less than 1. The number displayed to the right of the decimal point is just amperes, so 0.350k A is 350A. Press the right arrow and this brings ground into the circuit. And guess what? Try this on a GFCI protected circuit and it will trip, so don’t be surprised. The last function that is standalone from the menus is the GFCI test. There is large red button labeled “GFCI” right between the down and right arrow keys. Pressing this button at any time brings up the GFCI test window. This window defaults to “GFCI” and the estimated test current in mA (approximately 7mA). Pressing the right arrow with toggle to the “EPD” test with and estimated test current in mA (approximately 30mA). Pressing the “GFCI” button again will initiate the test. After the GFCI trips and is reset (with the tester still plugged in), the GFCI trip time in milliseconds and the actual trip current will be displayed. This is nearly identical to the SureTest® on look, feel and functionality. Mastech MS5908A This tester is the heaviest of the group at 11.25 oz. It comes with a crazy long 18 AWG cord that is 5 feet long. It also the only tester that must be turned on before you plug it in. It will time out and shut off after 30 minutes of idle time (a feature you can override at power-up). It also has this annoying beep every time you press a button that cannot be turned off. The MS59 08A is also the only tester that must be turned on with the power button before you can test anything. It takes less than one second for the display to come up. The default is with the backlight off. The button on the bottom left activates the backlight, which stays on for approximately 20 seconds and then turns off again-presumably to save battery power. The main screen starts with the voltage displayed and shows the line frequency at the top right, the RMS voltage (L-N) in the center and the wiring legend at the top right along with the energized/power symbol (these are present on all function menus). Down the left side shows what voltage is being displayed: L-N, N-E or Peak voltage. The values are large and easy to read (LCD display) and the backlight is very effective in EL green. There are two yellow buttons on the right side. Pressing them with cycle to the next menu choice withing a function (displayed 38 Working RE Inspector Summer 2022
along the bottom of the screen with the selected function surrounded by a box). This allows the user to go back and forth from L-N to N-E and back without cycling through all the options. Below the yellow arrow buttons is the TEST button. On the left side are the power button, the FUNC (function) button, the HOLD button and at the bottom the backlight button. Pressing the FUNC button once and the unit goes to the Voltage drop (Vd) menu. When first entering this function, the display just shows lines. This is where the TEST button comes in. Pressing the TEST button shows the line voltage under load, the load in small type in the center and the voltage drop percentage at the bottom in large type. The Yellow arrow buttons cycle from 12A to 15A to 20A and back again (the default is 12A when you enter the function, regardless of what it was if you cycle through the functions). Here you can go back and forth without cycling through the three choices. The display doesn’t change if there is any excess voltage drop like the Amprobe and Extech do. Pressing the FUNC button again brings you the Z (impedance) menu. The frequency will display at the top right and Z-L will show along the left side. The main display is lined out until TEST is pressed. Pressing the down Yellow arrow buttons will show the Z-N and Z-E impedances. When you get to the Z-E selection, you need to press the TEST button again. Be aware that if you do this on a GFCI protected circuit, it will trip the GFCI and you will not get any results. At least all the testers are consistent when it comes to this. If you press the down Yellow arrow button again display ASCC (available short-circuit current). You may have to press the “test” button if you haven’t yet in the function menu. The last two functions are for GFCI functions. The first is RCD (residual-current device and has the same 30mA test as EPD). Pressing the TEST button will test at approximately 30mA and the actual test current and trip time will be displayed. If you press the FUNC button to get to the GFCI menu, and press TEST, the actual test current (approximately 7mA) and trip time will be displayed. Overall Impressions There were some surprises in this comparison. Below are my detailed impressions of each tester, and at the end I will rank them by feature and then by value. The SureTest® 61-164 is feature-packed. It has the most complete set of functions of any of the testers. I have issues with the small display that is unreadable in direct sunlight. It also takes a long time to boot up when plugged in, which will add to your inspection time if you check all the receptacles (as I do). It is the only tester to explicitly flag a False/Bootleg ground and the only one to estimate the existing load on a line to put the voltage readings in perspective. One negative is that if you take pictures of the display for your reports, the refresh rate is slow and you may not get the entire display. This was very frustrating. It currently retails for just over $360 on Amazon (although IDEAL Industries did donate this for this comparison).
I have used the Amprobe INSP-3 for several years and never realized that it didn’t have the Hot and Neutral impedances available to display. Now almost $450 on Amazon, I was surprised and the features it lacked when compared to the SureTest® 61-164, especially the lack of Hot & Neutral impedance measurements. There was only GFCI testing and no selection for RCD/ EPD selection (30mA). While not needed for home inspections, it a feature that could have easily been added. In addition, the INSP- 3 falls short, requiring the user to push the GFCI/AFCI test button BEFORE plugging the device in. Just impractical with more and more circuits being GFCI and/or AFCI protected, and it requires a 9V battery to boot. The Extech CT70 performed very well overall. One area it fell short was the impedance measurements. Most were low compared to all the other testers and the ground impedance was very low—read zero—sometimes. I even swapped power cords to be sure and no change. Maybe it’s a defective unit, but I do not know. The display was bright and changed colors with problems, making it easy to find problems, however the display was hard to photograph due to the limited viewing angle. With practice, you will get quality pictures for your report. At just around $200 on Amazon, it’s about half the price of the other “big boy” testers—but it’s the only one of the four that didn’t come with its own case. The Mastech MS5908A was the sleeper in this group. It consistently produced readings that were nearly identical to that of the SureTest® 61-164, which was very surprising to me. It is fairly intuitive to use, has a large display and can be backlit when required. The drawbacks are it requires six AA batteries; the cord is just way too long and that beeper on every button press was annoying. For just $100 on Amazon, it is by far the cheapest of the group, but how long it will last is up for debate.
Overall Winner Overall, for the features provided and the two-year warranty, the SureTest® 61-164 takes the win despite its high price. It is manufactured by a reputable US-based company that specializes in industrial test equipment and stands behind its products. It is expensive, though, so if you want to try one of these without breaking the bank, try the Value Winner. Value Winner The ringer in this group was the Mastech MS5908A. It matched the SureTest® 61-164 for accuracy and provided 99% of the functionality for 28% of the price—you could buy almost 4 of these for the price of a single SureTest® 61-164. I have no reservation recommending this unit if you are short on cash or just do not want to invest a lot into a tester. I plan on using this one and seeing how it holds up over time. The Losers The Amprobe INSP-3 disappointed me the most. I am the most familiar with this one and I didn’t know how much it didn’t do. Being the most expensive in the group, I cannot recommend wasting money on it. Coupled with the fuse issue discussed earlier, it’s a swing and a miss for me. The Extech CT70 held promise. Its voltage readings were consistently higher than the SureTest® 61-164 and Mastech MS5908A, but were within the margin of error (less than 1% off). Where it falls short is the impedance measurements. While the Hot and Neutral readings were close to the others, the ground reading was almost always zero. When the other conductors are measuring 0.2-0.4Ω, there is no way the ground impedance can be zero or even 0.03Ω. This unit offers nothing over Mastech MS59 08A other than it’s twice the price and has no case included. WRE
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You need a team with experience. Serving home inspectors for over 20 years, OREP includes FREE Pre-Claims Assistance to help shut down unwarranted complaints before they turn into claims. Rest easy knowing you’re protected by an experienced team that will help you avoid complaints, put an end to frivolous claims, and keep your rates low. OREP—Business by the Golden Rule.
CALL OR VISIT (888) 347-5273 µ OREP.org OREP Insurance Services, LLC. Calif. Lic. #0K99465 • Fax: (619) 704-0567 • info@orep.org • E&O Insurance Experts (www.orep.org)