Accutech Home Inspection Blog

Of all the things that I have been asked most, by would be buyers and realtors is how to evaluate the technical integrity of the home?  Is there a list that they could use to evaluate a home before making an offer?   While I hate to make it generic and so simple, yet often I have thought about the need for such as request, from a buyers stand point.

In the ideal world the buyer should really be able to inspect the home, before putting in an offer. However, in an imperfect world that we live in, it may be cost prohibitive to inspect every home that one would be interested in. Hence very reluctantly, I decided to create a list hoping that it would educate the buyer and hopefully they would be able to avoid a lemon and all hassles with would ensue post offer. Not to say lost time and home inspection fees.

Home # ______ Type ______________ Age ________

Address:_____________________________________

City / State____________________________________

Bedrooms ______ Bath Rooms ______ Garage ______

Back in the heydays of Real Estate of the first half of the 1^st decade, I was too busy to schedule some home inspections within the short time frame that the buyers were given to inspect the home they were considering.  Some of them called me after wards for questions on the home inspection report that they did not understand.

So the idea of second opinion on the home inspection originated.  Initially it was meant to be for my clients for who I could not schedule the home inspection.  But slowly as the word spread, other agents referred their clients to do the same, even though the buyers had never called me in the first place.

While I was reading up on the home inspection report that the buyers were sending me to seek second opinions, I was bit concerned of being subpoenaed and dragged into the legal issues, even though I was not hired or paid to render this free Service.  From the very beginning, I concentrated only the specifics of the report and not on the home inspector or the company. I neither wanted to give in to the temptation of rating the home inspector or put in a plug for my services. Hence I asked the senders to blank out the names of the home inspection companies, inspectors, addresses of the homes etc type of details so there would be no issue of bias and hopefully no legal complexities.

Later I had to ask the senders to sign a waiver before I would release any of my opinions.   Touch wood, none of the friends (or competitors) have ever called me on my second opinions.    One thing led to another and slowly I was getting reports from out of my area and even out of state. Now there are some days that I get more reports to comment upon in my inbox than the number of inspection I do in the entire week.

As we enter the second decade of this century, I wonder for how long, can I support this free practice of doling out second opinions on home inspections?    I must admit I have collected quite a large mental collection of issues from other home inspectors and one day I intend compiling all my thoughts into a book that might be useful to other home inspectors.

One thing that I would share with my fellow home inspectors is that you should some how try to engage the buyer in the entire home inspection process even though the buyer may wear out after some time.  There is no one magic formula for it, but the need for the second opinion arose only because there was some disconnect in between the buyer and the inspector.

While the practice of free second opinions, has had some impact on my business. I am not sure if it is monetarily rewards are fully compensating, but then there is no meaningful way to measure it either.

The real estate market is awful, the home inspection fees have not risen in years, and I find more buyers try to nickel & dime, yet every evening I sit down and answer all the emails after dinner, as the issues are time sensitive and the buyers have come to rely on my for this prompt reply.

Well for sure, I would like to continue with free second opinions on the home inspections in my area; but in the future would have to consider tacking on a small token fee for out of the area folks.  So until then enjoy the free information, while you can. And please white out the home addresses / name of the home inspector and the company etc if you can please.

As a home inspector, while inspecting a home, not only I look for defects in the homes, I also advise potential home buyers on how to operate the home’s components, safely and properly.  Good maintenance is essential to avoid costly repairs and major accidents.

While a lot has been written up on how to void chimney fires, much of it is on how to build fires, keep it in control and keep the chimney free of creosote.  This post does not attempt to address the fireplace design issues in detail.  After the foundations, most of the masonry fireplaces are the only other components that are still built in situ.  Hence the knowledge and accuracy of the craftsmen is at serious play.  In the last 20 years there has been a lot of automation in home building and many components are pre-built offsite and installed in the home.  Prefabricated fireplaces are pre-engineered and designed for specific criteria and come with manufacturer’s installation manuals etc.  However that is not the case with site built masonry fireplaces.   The knowledge and good skills of the masons have a great degree of play, when it comes to building masonry fireplaces.  A lot can go wrong such as improper throat design, chamber sizes, height of the chimney etc, any of which can impede a good fire or cause serious back drafting etc.

Such issues can only be checked on site by a competent professional. Assuming that there are no design issues, and the fire place has not been retrofitted, the home owner should stick to the type of fuel that the fireplace has originally been built.

For the most part, the fireplaces built after 1920, in most urban cities are generally not a primary source of heating the home.  In many cases, these are an appliance of ambience only, to snuggle around or when you have company.    If the damper is not kept closed when the fireplace is not in use it can be a source of loss of heat.  Most of the masonry fireplaces do not have a built in glass enclosure, when first delivered by the builder.  Such doors are after market devices that are generally installed by the home owners and are highly recommended to check the draft and loss of heat through this venue, when fireplace is not in use.   Keep the damper open, is almost like keeping one window open all the time.

It is a good idea to check the damper operation and clean up the ash pit before the onslaught of winter, besides of course have the chimney sweep clean the chimney.   To avoid Termite infestation the wood logs should be kept about a foot about the ground.   The wood should be hardwood and seasoned for at least one year after cutting.  Do not use construction lumber, particularly the treated lumber or plywood etc as these have chemicals impregnated in them, which can emit harmful emissions.  Softwoods, or too much of newspapers, or paper logs can also be a source of excessive creosote built up.

Most of the masonry fireplaces do not have a provision for make up air that is essential for efficient burning of the wood.  These fireplaces rely on getting the oxygen from the room in which the fireplace is located.   If the chimney is extremely cold, it can also impede in the draft which can be a catalyst for the creosote buildup.

Some chimney fires are more critical than others. Small chimney fires often go undetected as these can be limited to within the flue only. Nonetheless if the condition is unchecked for a period of time, the creosote build up can also flare up uncontrollably.

These unwarranted bursts of fires create very high temperatures and can cause damage to the mortar between the tiles and or the bricks etc resulting in cracks etc. This can result in serious condition as the flames can reach the surrounding flammable materials through these cracks etc.

When inspecting the chimneys, one of the things that I look for is a telltale sign if the fireplace or chimney has experienced any spot explosive fire in the past.  Bubbled up creosote blobs, long streaks, wrapped metal components, missing bonding mortars, flares of creosote in the vicinity etc all point to a possible chimney fire in the past.

Contrary to the popular belief that only wood burning masonry fireplaces need cleaning, I have seen few prefabricated and many gas burning fireplaces that had serious creosote build up.  Prevention, good maintenance and good fire building practices are the key here to prevent any serious issue.

As of this writing, building department in our geographical area, do not require a fire extinguisher in the vicinity of the fireplace.  However I think it is a good idea to have a 10 Lbs AB fire extinguisher close-by to the fireplace.  Keeping a garden hose ready outside, to cool down the roof, in the event of any fire is also a good preventive measure.

Fireplace is one area that needs an extra measure of scrutiny, not only when you buy the home and have it inspected, but also after each fire building season.

While I do offer an opinion on home inspections if you send me the report by email, and on many components, it is feasible to advice, fireplace / chimney is one area where only an on sight expert can render the opinion.   There is no alternative to an experienced home inspector and a good and thorough home inspection.