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Michael Leavitt & Co Inspections, Inc.

MONDAY MORNING MESSENGER

Message prepared especially for Members of the American Institute of Inspectors® as well as Home Inspectors abroad

November 26, 2001

GOOOOOD MORNING, A.I.I.™.... 

It's a great day here in Orem, Utah!  Thanksgiving has now come and gone and the Leavitt's have returned from their Fun Family Trip to southern Utah to visit family.  

Talk about a beautiful bummer.  Winter has hit the Wasatch Front in quick fashion.  The Wasatch Front is the mountain range that reaches over 11,000 feet in the air and sits 2 miles to the east of our home.  We were hit with more than just rain.  When we left for the southern part of the State last Wednesday it was 60 degree fall weather.  When we came back on Sunday there was several inches of snow on the valley floors.

This shocking event takes me from jacket mode and booties to full snowmobile suit, Sorel snow boots, fingerless gloves and fur lined hat mode.  You can forget about the need for booties because you will not be wearing the same footgear on the outside that you do on the inside.

Now is the time of year when all of the rich gazillionaires come to the area to ski and then want to buy a million dollar condo as an ocassional getaway.  Have you done many mountain cabin inspections?  For me I have found that my extra height is my biggest asset as I try to wade through the 6' snow drifts.  I know that Bill Bergstedt does this in Lake Tahoe as well, but he must go for the tunneling mole technique with his smaller stature.=:-}

NOTICE TO THE VOYEURS - We would love to hear from the voyeurs of the MMM.  If you haven't previously responded to the questions posed in the MMM, then this is your week.  A few of the people we would love to hear from are:

  • Jim Archer, Michael Seidel, Sherrie Cooper, and Jason Balzer

  NEW AII LOGO

When can I start to use it? Greg Justice - OR

The new logo was discussed at the Board of Directors meeting on Nov. 1st. As soon as the Board minutes have been approved the next step is to send this out to the general membership for a vote. It is pre-mature to start using the logo until that has been done. If/when the membership has voted to approve changing the logo the legal process will begin. Right now, our members should be busy using up letterhead, business cards etc. with the old logo on it. Hopefully I will receive enough approval from the Board Members who I have not heard from this week. I will then forward the Board meeting minutes to be included on the MMM for the general membership to view. I wish things happened more quickly but there is a process that needs to be followed to keep us legal. Betty Buckley - Executive Director


BOILER SYSTEM REPORTING

In the past few years I have inspected dozens of boiler systems using my regular heating section as my template.  This has always bugged me, but never enough to take the time to create a special boiler section of my report.  Well I have taken the time to come up with the subheadings and menu items, but I am certain that I am missing some key elements.  For example, what is the correct water temperature range when the boiler is in the heating mode?..... I can't remember and it is probably wrong.  I guess that I am going to have to rehit the books.  I would like each of you to temporarily leave the MMM and review the hierarchy layout of my 3D boiler section for obvious holes of non-reported items.  The blue lines are the subheadings and the other text are the menu items starting off with the abbreviated comment followed by the menu text.  To view this section please click here on BOILER SECTION.

What improvements/changes would you recommend?

B2

Your Name:City: State:

Please include your name.


WIRE GAUGE QUESTION

The general question I have, and I believe most do-it-yourselfers have, is about the mixing of 12 gauge and 14 gauge wires in a home improvement project.  An electrician told me you can go from 14 gauge to 12 gauge wire but you cannot go the other way.  I figured that if you connected the 12 gauge wire to one side of an outlet you could safely hook a 14 gauge wire to the other side and extend it to additional outlets.  Do you agree?

The responses to this question were numerous.........

Provided the circuit is protected with a 15 amp breaker or fuse I see no reason that you can't go either way 14 to 12 or 12 to 14 .Some receptacles might not take a #12 wire. Roy Cooke sr. - Brighton,  Ontario Canada

If you have a #12 feed, you would have a 20 amp breaker protecting the feed. However, if the branch lines from the feed would be #14 that only holds 15 amps. Doing it this way the 20 amp breaker no protects a #14 wire that's only rated for 15 amps. Wont work. Hy Naiditch - Spokie, IL

It depends on the breaker protecting the line, if the breaker is 15 amps then yes it is ok, otherwise NO. Chris Burkhart - Sandy, UT

In real life, probably yes. In theory no because of the upgrade current you will produce, minimal however and most electricians will over look but, still not code and at this rate code inspectors usually overlook as well.  Nelson E. Wahlstrom - Littleton, CO

Wrong! If 12 gauge wire is installed from the 20 amp breaker then it cannot be lessened with 14 gauge at any point if servicing outlets. Exception can be made if servicing a light fixture that terminates the circuit. I Think!!  Reggie Ayres -  Medford, OR

The 12AWG wire to the outlet would suggest a 20amp fuse/breaker, in such case extending with a 14AWG would not be correct, however if it were a 15amp outlet circuit extending with a 14AWG wire should be no problem. But you still left with the possibility that someone may elect to increase from 15amp to 20amp back in the panel, which would now create an overfused condition for the 14AWG wire. Robert E Lee City -  Rochester, MN

That would depend on the ampacity of the circuit breaker. If the breaker is a fifteen amp breaker, then the 14 gauge wire would be fine. If the breaker is any larger than no 14 gauge wire at the receptacle circuits. Jon Gudnason - Placerville, CA

This would not be safe if the 12 gauge wire was connected to the circuit breaker. It would be safe to install a 20 amp. breaker to the 12 gauge wire, but when you connected the 14 gauge downstream you could be setting yourself up for over fusing in the 14 gauge wires, if they were to try to pull over 15 amps there way. Ron Cloyd City - Klamath Falls, OR

Having two degrees in electrical I can simply tell you that you may connect 12 gauge wire to a 15 amp breaker but not a 14 gauge wire to a 20 amp breaker---this would be overfusing. What could happen is this: say a nail is driven into the wall to hang a picture and inadvertently pierces the #14 Romex (use a cap as this is a proper noun). The short is not great enough to trip the 20 amp breaker but would a 15 amp breaker. The wire heats up inside the wall cavity, starts the outer wire sheathing on fire, then the stud and eventually travels to the roof. This is why we report this as a "potential fire hazard condition." The bottom line here is you cannot mix the wire sizes. One other point that may be of interest. You all probably know that ohms is the unit that measures the resistance in a conductor. Did you know that ohms spelled backwards, or mhos, is the unit of how well a wire conducts electricity. The higher the mhos the less resistance (or better conductance) thus the less heat loss (or power wasted) and the cheaper the bill. On a related note, power loss is also dictated by voltage. That's why industrial applications often use 408v systems as power is a product of voltage times current. Thus, with a higher voltage you use less current for the same load and, of course have a smaller heat loss. Well, so much for Electrical 101 but I hope it was of interest to some of you.  Jim Lucas - Camino, CA


BATHTUB SPOUT QUESTION

I will run across a bathtub every now and then that has no shower - only the tub. Yet, the fill spout has a diverter valve built into the spout anyway. Maybe it was the only fill spout the plumber had in his truck that day. Anyway, do you all write these up or what? I'm never quite sure what to do with these things - can something be harmed by having a diverter but no shower head above to divert water to?  Ken Salvo - New Jersey

Can you please take a minute and share your thoughts about Ken's diverter question.  Is this type of spout a "Reportable Condition" or just one more item that goes unreported?  Is there any risks associated with a diverter installed on a bathtub only???

 

What is your tub diverter response?

B3

Your Name:City: State:

Please include your name.


PHOTO CHALLENGE #81 FEEDBACK

So what do you report when you see this condition?

The drain trap was installed in an "S" configuration. Under certain circumstances, this could allow venting of sewer gasses into the surrounding area. Modification to conform to present standards is suggested. Jon Gudnason - Placerville, CA

You might want to notice the original drain and vent pipe located right above the white "S" drain.  This allowed current sewer gases in under the sink.


MOLD STORIES CONT.

Have you any interesting mold stories to share?

You bet! It was in the laundry area of the garage behind where the washer was---so, of course, I reported the condition. My agent asked if I knew of a mold person. I said sure, Russ Colliau, the Mold Detective. Russ found stachy plus more near the kitchen sink. They had painted over they mold area under the sink but cleaver Russ pulled an adjacent drawer out and there the culprit was---on the back wall! Yeah, IT KILLED THE DEAL! 

Two weeks later I get another call from my agent. They found another house. It was beautiful and $2000.00 less. The buyers were truly believers in home inspections. Jim Lucas -  Camino, California

And here is yet another real life story of mold by Ron Cloyd........

Michael, Kath's school, here in Klamath Falls OR, is currently going through a complete drying out after a broken water pipe flooded the entire first floor of the school last week. 

A company from Portland OR has been working on the building for 4 days now and I will be going over to check out the floor, which was supposed to have it's sub flooring removed this weekend. 

The company is well trained in mold, says the foreman, and they are used to handling flood damaged building. 

Several of the teachers have had personal health "problems" for many years now, and I only hope that the mold found under the floors is not dangerous. The school was built in 1920 and has wooden floors in some rooms with the heating system, water boilers with pipes running under the floors in a wooden chase. 

I will be sending pictures of any interesting areas, if they allow me in to take pictures and if they haven't already closed it back up. 

The sheetrock was removed to about 2 -3 ft. up the walls effected by the leak and several floors were supposed to be removed and check out for damage/mold/etc. I'll let you know what I find. Ron Cloyd - Klamath Falls, OR

 

Please keep the real life mold stories coming?

B1

Your Name:City: State:

Please include your name.


PHOTO CHALLENGE #82

You open up the subpanel cover and this is what you see..... What is it?  What does it do?  And what do you do report if you currently have no clue what you are looking at?

PC

Your Name:City: State:

Please include your name...


QUOTABLE QUOTE: "They had painted over they mold area under the sink but cleaver Russ pulled an adjacent drawer out and there the culprit was---on the back wall! Yeah, IT KILLED THE DEAL!" Jim Lucas


HAVE A GREAT WEEK! Michael Leavitt & Co Inspections, Inc.

The Most Qualified Inspector in Northern Utah!


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Copyright; 2001 * Michael Leavitt & Co * 1145 N. Main St. * Orem, UT 84057 * 801-225-8020

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