It's a great day here in Orem, Utah! Spring is here and the phone is ringing off the hook. Those of you that are lucky enough to have somebody else answering your phones should count your blessings. I have been shocked back to the reality of how hard it is to pull off a successful enterprise single handed.
Those of you that have your spouses to help you with the office details should take the time to re-appreciate how much they lighten your load. This is the perfect week to do this because it is only 5 more days to Mother's Day. For most of the readership this is the one holiday each year where the Mommy's of the household either gleam with pride, or they are left to feel the weight of under appreciation. So let's not miss this opportunity to show them how much we care. And for those of us with our Mothers still around let's not miss the opportunity to share with them our appreciation for all they have done to rear us and help us through the hard times.
I haven't encountered any Meth Houses that I am aware of, but I once saw a rental that all the floors were removed and was growing POT, planted in the uncovered crawlspace. The house appeared normal from the outside. The shades were all closed, of course. I don't think it was located in the proper EFU Zoning for share cropping. Reggie Ayres - Medford, OR
A resident that points a gun at me and acts crazy. As a general rule of thumb, the bigger the gun and the crazier he talks, the more generously he has sampled the product of his lab. Unknown Contributor.
CHIMNEY HAIRLINE CRACKS
Many of you know Bob Priesing from other Home Inspector forums. Bob hung up his Home Inspector shingle a year ago in favor of his Chimney Sweep shingle. Bob is an excellent resource for chimney and fireplace questions. Bob says that one of the most common questions is "What harm really are hairline cracks in the chimney flue tiles?" To put this subject to rest Bob has shared photos from a recent flue fire chimney reconstruction that revealed the long term results of hairline cracks.
Your Name:City: State:
Please include your name or else I don't know who it is from.
NFPA 211 deals with the issue of chimney evaluations. Back in 1999 Bob Priesing shared with me the standards that the Chimney Sweep Guild helped to set forth through the NFPA for varying levels of chimney evaluations. Since this is a potentially big ticket repair item for the homebuyer it is obvious that we, as Home Inspectors, do not have the ability to fully evaluate chimneys to the extent of a Level II. For this reason we would be foolish to retain the ultimate liability of the condition of chimneys when we have such a limited view of their actual condition. The following guidelines set forth the Level II Chimney evaluation as the one best designed for real estate transactions. If you are not disclaiming chimneys (after your limited visual evaluations of them), then you should get your E&O deductible ready for each and every home with a chimney.
Please note the guidelines for the Level II verses the Level I & III. The following information is excerpted and not reshared in its entirety.........
10-2 Annual Inspection. Chimneys, fireplaces, and vents shall be inspected at least once a year in accordance with the requirements of Section 11-3. Connectors, spark arrestors, cleanouts and tee fittings connected to chimneys and to oil and pellet venting systems shall be inspected at least one a year in accordance with the requirements of Section 11-3. Cleaning, maintenance, and repairs shall be done if necessary.
Exception: Type B and Type BW gas and special venting systems.
Chapter 11: Inspection of Existing Chimneys
11-1 General*. Where the need for an inspection of an existing chimney has been identified, the inspection shall be conducted in accordance with this chapter.
Exception*: Inspections which are incidental to a chimney maintenance or repair task not shown in Table 11-2 shall not be required to comply with the minimum levels of inspection set forth in this chapter. However, defects which are observed or observable during the course of such work shall be reported to the property owner or occupant.
11-2 Type of inspection. The scope of the inspection, the areas of the chimney examined, and the degree of invasiveness of the inspection shall be appropriate for the conditions giving rise to the inspection. The type of inspection shall be determined in accordance with Table 11-2.
11-2.1 The type of inspection performed shall be based on the circumstances which give rise to the inspection. For situations shown in the Circumstances row of Table 11-2, the minimum level of inspection shall be that indicated by column in which the situation is found. For situations not shown in the Circumstances row, the type of inspection shall be based on the descriptions in the Indications row.
11-2.2 Nothing shall prevent the examination of all or part of the chimney at a higher level than the minimum indicated by Table 11-2. Partial examination of the chimney at a higher level shall not require that the entire inspection be conducted at the higher level.
Table 11-2
Selection of Inspection Type
Basic soundness of chimney structure and flue
Lack of obstruction or combustible deposits in flue
Basic appliance installation and connection
All subjects of a Level I inspection
Proper construction and condition of accessible portions of the chimney structure and all enclosed flues
Proper clearances from combustibles in accessible locations
Size and suitability of flues for connected appliances
All subjects of Level I and Level II inspections.
Proper construction and condition of concealed portions of chimney structure and enclosed flues
Proper clearances from combustibles
Annual inspection as required by Section 10-2
During routine cleaning of chimney flue
Upon direct replacement of a connected appliance with one of similar type, input rating, and efficiency.
Upon addition or removal of one or more connected appliances, or replacement of an appliance with one of dissimilar type, input rating or efficiency.1
Prior to relining or replacement of flue lining.
Upon sale or transfer of the property
After an operating malfunction or external event likely to have caused damage to the chimney.
Where necessary for the investigation of an incident which has caused damage to the chimney or building.
Where a hazard detected or suspected as the result of a Level I or II inspection cannot be fully evaluated without access to concealed areas.
11-4* Level II Inspections. A Level II inspection shall be utilized when verification of the suitability of the chimney for use under new or changed conditions is needed, or when a thorough evaluation of the continued serviceability of the chimney is needed.
11-4.1 Circumstances. A Level II inspection shall be conducted under the following circumstances.
11-4.1.1* Upon addition or removal of one or more connected appliances, or replacement of an appliance with one or more of dissimilar type, input rating or efficiency.
Exception - The inspection shall not be required when the last connected appliance is removed and the chimney will no longer be used.
11-4.1.2 Prior to relining of a flue or replacement of flue lining, in accordance with section 4-1.10.
11-4.1.3 Upon sale or transfer of the property.
11-4.1.4 After a building or chimney fire, weather or seismic event, or other incident likely to have caused damage to the chimney.
11-4.1.5 At other times as indicated in Section 11-4.
11-4.2 Scope and Access. Level II inspections shall include all accessible portions of the chimney exterior and interior, including areas within accessible attics, crawl spaces and basements, and accessible portions of the appliance and chimney connection.
11-4.2.1 The inspection shall include examination of all areas covered in Section 11-3.2 for Level I inspections.
11-4.2.2 Proper construction and acceptable condition of the chimney shall be determined by examination of all areas of the chimney and its surrounding which can be accessed without removal or destruction of permanently attached portions of the chimney or building structure. The inspection shall include examination of locations within attics, crawlspaces and basements which can be accessed through doors, hatches or other openings that do not require removal of permanently attached parts of the building.
11-4.2.3 The inspection shall include examination of all areas of all chimney flues, and the internal surfaces of all flue liners, incorporated within the chimney. Video scanning equipment or other means shall be used as necessary to observe these areas.
11-4.2.4 The inspection shall include nondestructive performance testing, such as a smoke test or pressure test, as required by this standard for putting a chimney into service or verifying continued serviceability.
11-4.2.5 The inspection shall include verification of proper clearances from the chimney to combustibles at all locations which can be accessed as described in section 11-4.2.2.
11-4.2.6 The inspection shall include evaluation of proper type of flue lining material and flue sizing for the type and input rating of the connected appliances. Sizing of flues for gas appliances shall be in accordance with NFPA 54, National Fuel Gas Code. Sizing of flues for liquid fuel appliances shall be in accordance with NFPA 31, Installation of Oil-Burning Equipment. Sizing of flues for solid fuel burning and pellet fuel burning equipment shall be in accordance with this standard.
A-11-1 Exception. Certain minor tasks, such as installation of a chimney cap or flashing repair, are so limited in scope that they do not trigger a full inspection of the chimney. However, any defects or potential hazards encountered during such work should not be ignored, and should be brought to the attention of the responsible party.
A-11-3 Level 1 Inspections. A Level I Inspection is required to ensure the minimum acceptable levels of safety for a chimney. Unless otherwise stated, a Level I Inspection is limited to readily accessible areas. The following list gives an indication of the items to be included in a Level I Inspection, to the extent that they are readily accessible and included in the installation being inspected:
A-11-4 Level II Inspections. A Level II Inspection is limited to accessible parts of the chimney to include attic, basement and crawl spaces. The following list (in addition to the list above for a Level I Inspection) gives an indication of the items to be included in a Level II Inspection, to the extent that they are accessible and included in the installation being inspected:
When conducting a Level II inspection on any type of factory-built chimney or appliance the inspector should attempt to locate the product installation instructions for review prior to completing the inspection.
A-11-5 Level III Inspections. A Level III Inspection encompasses a complete evaluation of the chimney including verification of proper materials and clearances to combustibles. The following list (in addition to the lists above for a Level I and Level II Inspection) gives an indication of the items to be included in a Level III Inspection, to the extent that they are included in the installation being inspected:
A-11-4.1.1 This shall not be interpreted to include the removal/disconnection of an appliance and subsequent replacement/reconnection which occurs during the course of routine cleaning and maintenance activities.
Now I realize that he preceding information is long and difficult to digest. The Reader's Digest version is that there are 3 clear cut levels of Chimney Evaluation. The level II is the one that is recommended during the sale of Real Estate. That does not mean that we are supposed to be the ones that are to do it, but that we should be recommending a Level II evaluation to our client's. I was amazed at the scope of the different evaluations..... Every time I sit through a chimney or wood stove training session I sit back and ponder all of the things about chimneys, flues, and stoves of which I am flueless, I mean clueless.
Tired of typing with your stubby finger(s) on a small hand-held device? Exhausted from squinting at the smaller screens and key boards? Thinking about stepping up to a full size computer that you can use in the field? Then you are ready for Bubba's ergonomically designed transport system. Only $19.99. But wait! If you order within the next fifteen seconds we will throw in one additional roll of our fine Duct Tape.
I would buy it if shoulder pads were included for $19.99. Steve, does that include handling and shipping? PS. How much extension cord is included? R Ayres - Medford, OR
What's wrong with this arrangement? A few years ago I used one for 2 months, except that it was a lap top. It worked very well, but my posture has never been the same since. Richard Grisham - Las Vegas, NV
I like Bubba's full size computer package, and was ready to order it until I thought of how difficult it would be to maneuver in the crawlspace under a house. Sorry Bubba, but good luck anyway. Inspector's Name = Bill Craig OR City = Florence
I've seen little hoods that throw some shade on a notebook screen. Walter Jowers - TN
Introducing the Hoodman for just $39.95. This contraption fits over the laptop screen to cut the glare and allow a glarefree view of the screen...... It's a good idea, but what a pain to have to use. Why can't they make a laptop screen like a little Compaq iPaq with the sidelit easy to view on the exterior type screen???
http://www.hoodmanusa.com/computer_hoods.htm
--Eliminates glare .......--Allows for private viewing ......... --One size fits all ..... --Rugged spring loaded nylon hood pops into shape instantly.......... --Hood collapses quickly into its flat 8" travel bag e-clipse fits on Powerbooks, ibooks and 95% of the PC laptop market
I was looking for something just a bit more compact... I think I will wait for the following model. What a concept, though. How are sales going? Jim Corbin - Bow, WA
Reggie Ayres took the time to share a major challenge found in his inspecting area. Reading his plight with shifting soils reinforces how difficult it can be to come into a new area and perform an inspection. I know that when I go to a new area I ask a lot more questions about the area. Has there been any reports of house movements, flooding, or high water tables? It is always revealing to ask this of the Listing or Selling Agents. Rarely do they expose any faults with the current property, but they will always educate you on other areas nearby. This information may help you in the future.
As an example of this type of questioning I found myself in Southern Utah inspecting a home for Shelly's parents when they moved up from Southern California. Their Agent was worthless with information about their subdivision, but he went on for ten minutes about a subdivision in the hills of Cedar City where the developer was warned about the instability of the soils. Undeterred he went ahead and built a neighborhood using what he thought was the sure fire way to stabilize the area, yet he failed miserably. These homes are now the kiss of death. Although the information was not helpful to me on that inspection, it will be very helpful when I once again to return to the area.
Now let's get on to Reggie's reality.......
Homes built on the East side of our valley ten or more years ago mostly do not have engineered foundations. The most prestigious sites have the poorest conditions for home construction. Conditions include; expansive clay soils, unstable soils, and near surface water migration. Paved roads leading up to this area show the condition very clearly with settling cracks and sink holes appearing constantly. Just recently have designers and builders (some) have been using cason pillars tied to the foundation footings to hold the structure from sliding or settling down the hillside. Many homes that I have inspected rest totally on these concrete legs. A few times I have seen as much as four inches of daylight between the bottom of a footing and the base rock it was poured upon originally.
In some cases I am sure that the house is also moving downhill but at a much slower and not so obvious rate. Reporting these conditions and challenges can be most difficult for home inspectors. Engineer reports cost thousands of dollars and basically say one fact, "YOUR HOME IS BUILT ON UNSTABLE SOIL." All the seasoned home inspectors in this area are very familiar with the conditions and the various symptoms that appear. These symptoms include but are no limited to wall cracking, foundation cracking, settling, siding buckling, door sticking, cabinets separating from walls, tile shower wall cracking,etc.. Concrete slab sections will actually move apart or separate at the expansion joints. There is lateral movement besides the typical settling. I tell folks that desire hillside homes to look on the West side areas where the soil is decomposed granite. I hardly ever see structural movement there.
Well Michael, I hope this bit of useless information helps with filling the MMM as you traverse the great Wyoming expanse on your way to locate that roof leak. LOL! Reggie Ayres - Medford, OR
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The following photo is from a ready to be stucco covered home. It will be traditional stucco and the applicator was ticked off with my findings of his prep work. You are seeing a white vinyl window, head flashing, wire, felt paper and some pink foam. This is what we usually cannot see, and that is what is scary......
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