[Michael Leavitt's Home Page | Back Issues of the MMM | Current Issue of the MMM]
 |
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 |
GOOOOOD MORNING, A.I.I.....
It's a great day here in Orem, Utah! The reason that this is a great day is that it is our 13th wedding anniversary. To say that Shelly and I have traveled a straight path to happiness would be anything but true. We have clung tight to one another in the process, but we have had to overcome a lot of challenges along the way. Shelly completes me and this is what has made our continuing 17 month ordeal with her health so hard. Shelly fills my obvious inadequacies and without her my flaws are glaring. We have had many wonderful experiences and we are so proud of our little ones. In this past week we watched Jessica help her fast pitch softball team win the Orem city championship. Little Adam earned his Wolf badge in Cub Scouting. Little Haily and Aaron also finished up their successful T-ball seasons. Jessica and I jointly coached the T-ball team.
 |
It seems that each year presents me with a few occasions to run myself in the ground trying to satisfy the clients of those steady referring agents that keep food on my table in the slower season. It seems that the every now and then the sun, moon, and stars line up and every big referring agent sells a home at the same time and have limited inspection windows. This is frustrating and I find myself violating every principle I know that would allow me to retain my sanity. This week brought about that type of schedule and it left me with another "Longest Day Inspecting With Michael."
THE LONGEST DAYLast Wednesday I woke up knowing that I had 2 good inspections to perform. Two inspections in a day, everyday, five days a week is the dream schedule. If we could arrange this type of schedule week in week out, then we would be in paradise. For the one man shop, this is impossible to maintain. It is even more difficult to do if you answer your own phones. I answer my own phones and I have a difficult time saying no to a regular referrer when they are partially responsible for my success. That's right, I have many agents who would not use anybody but me. I've worked hard to gain their loyalty and I place a high priority on serving the clients of their referrals.
So what do you so when the schedule is booked and you only have 7 more openings in the month and there is still half of the month left to go? Then comes the phone calls and internet orders from steady referrers. Do you tell them that you are only one man and cannot meet their needs? Or do you make the schedule larger? Telling them to extend their contract sounds good in theory, but sometimes this is not possible. The first phone call Wednesday came from an agent who had placed an online order about midnight the night before and they were on a quick close schedule. I was confident, because squeezing one more into a day is no big deal. That is doable and I committed to do so. The next phone call was the straw that broke this camels back.
"Michael, I've got two inspections that I need to have done. Unfortunately I have no time on either of them. They were negotiated with $10,000 non-refundable clauses that expire on Friday. I know that you are extremely busy, but is there anything that you can do for me? Both are easily accessible and there will be no walkthoughs to slow you down............... Please?"
The agent has become a friend over the last few years. He knows my schedule and he refers at least 36 inspections a year to me. Add another 20 from his parents and you have quite a long history of working together. He tells me the exact priority and doesn't pull my leg to get an inspection done quicker when he has time on the contract. When he pleads for quick entry into the inspection schedule it is because he needs it. I share this with you to help the newer inspectors understand that real estate is not an easy industry to work with. We have to have some level of flexibility. The flexibility is easier to accommodate when the homes that are referred to you are newer and $435 apiece to inspect =:-).
So what's the big deal, two more inspections that need to be completed within 72 hours. Normally this is a simple request, but my Wednesday was the least busy of the 3 remaining days. Friday was spoken for with the audit and two afternoon inspections. The 5 PM deadline also eliminated the Friday option, although I was feeling more and more animosity towards the Department of Workforce Services for auditing me in the middle of the busy season. Thursday was already crammed with 3 wicked inspections. One was 6,000 square feet and newer, while the other two were older pice of junks that would require extra writing time. All of this was being followed by Jessica's tournament championship game Thursday evening so this only left Wednesday.
So how do you take an inspection schedule with 3 on the books and insert two more? To make matters worse my good friend Kermit McKinney turned 40 that same day and we had scheduled to meet at the restaurant to celebrate at 8 PM that evening. In my feeble overworked mind I was figuring out how to do 5 full home inspections including one crawl space and 15,000 square feet in one 24 hour period. I could see how to get the inspections done, but how would I get the reports out by the next early morning start and still have any time left for sleep. Yep, sleep was going to have to be the ultimate sacrifice......... Okay, let's get busy inspecting.
Here are the five homes inspected.
 |
 |
 |
 |
 |
4 of the 5 homes also include full basements.
|
So is it possible. Yes, it is now a reality. I inspected all five and made it to the party on time. I made it back home by 12:30 AM and then hit the computer. I took over 350 pictures and completed the reports and e-mailed them off by 3:21 AM. It felt soooo good to hit the pillow. Awakening in time to complete my Service Agreements and make it to my monthly radio show by 8 AM was extremely difficult. I long for the days of October when things will return to a normal pace again...........
ATTIC TEMPERATURE FEEDBACKI was in one last summer that was 154 degrees...but the humidity was about 90%! I make the decision on each attic although I haven't not inspected an attic due to heat. Jim Maass - Columbia, SC
Fortunately, our temperatures north of Seattle do not get that hot. The temperatures, so far, have not prevented entry for inspection. I have had 135 Deg. on occasion and draw the line. Usually around 110 to 115 Deg. with open space to crawl. Jim Corbin, AII 2002 President - Bow, WA
None! I view from attic access only. If the furnace is in the attic I will use walk board for this only, I have a disclaimer to only climb/crawl with release of any damages. This works for me! I have found through the 20 plus years that they want you to repair cracks in ceilings. With the potential to have your foot go through or the likes. Rolland Pruner - Livermore, CA
130 degrees is max. and for about 10 minutes. Con Davidenko - Hilton Head Island, SC
I was surprised to receive so few responses on this topic. Maybe it hits too close to home. Attics here is northern Utah are regularly over the 130 degrees that many people claim is their limit. If I were to draw that line, then very few of the attics I see would get evaluated from April through October.
GARAGE DOOR OPENER QUIZ
Last week I presented a garage door safety quiz produced by the Raynor corporation. The majority of the readership took the quiz and there were even a few who passed along their grievances about some of their wrong answers. I have once again posted the question along with the correct answer. This week I have posted the responses by Raynor to help us understand our wrong answers. The explanations will be in red text.
Question 1: Garage doors are sometimes counterbalanced by two extension springs mounted above the two horizontal tracks. Which of the following is a common safety feature of extension springs?
If the extension spring breaks, the safety cable will contain the spring and prevent the broken spring parts from flying around the garage. If you have extension springs but do not have a safety cable, call your local Raynor Dealer for a safety inspection.
Question 2: True or False: All residential garage door openers sold in the United States today must include an additional protection against entrapment, such as photoelectric eyes or an electric sensing edge.
Prompted by accidents to small children, the U.S. Consumer Product Safety Improvement Act of 1990 mandated this requirement for all automatic residential garage door openers sold in the U.S. after January 1, 1993. Many older garage door openers can have a photoelectric eye or a sensing edge added to the door system. Call your local Raynor Dealer to inspect your system and recommend a safe alternative.
Question 3: True or False: The garage door is the largest moving object in the typical home.
It is wise to respect and beware of all large moving objects.
Question 4: Most U.S. garage door openers are designed to reverse direction when a descending garage door contacts an obstruction. But sometimes, the reversing mechanism doesn't work. Which of the following is the most likely reason why the reversing mechanism wouldn't work?
To add more fuel to the auto reverse testing method bonfire comes this experience from Rolland Pruner..... I think having a 2x4 under the garage door to test is dumb. I did this once and the door came apart. This cost me $600.00 The door could kill someone. I holed the door in the middle, if the door does not reverse with about 35 lbs resistance I tell them to get an expert to adjust or replace. Rolland Pruner - Livermore, CA
When the reversing mechanism doesn't work, your garage door can become dangerous, even lethal. You should check your reversing mechanism monthly by setting a two-by-four or a full roll of paper towels on the floor in the path of the descending door. If the door does not reverse after contacting the obstruction, call a garage door technician to examine and repair your door system.
Question 5: Which of the following components, when removed, could cause severe injury?
Tim Waltz questioned....... Why is it so important to remove the bottom right and left corner brackets when installing an opener? Tim Walz - St. Paul, MN
Ron Cloyd also wondered.... Why would #5's answer cause severe or serious injury? Ron Cloyd - Klamath Falls OR
The cables that lift a sectional garage door are attached to the bottom corner brackets. Since these cables are under high tension, the brackets could fly dangerously when disconnected.
Question 6: Which of the following garage door parts should be adjusted only by a professional technician?
The torsion spring, usually mounted above the door, is under high tension and requires special tools for adjustment. Because of the high tension, any parts associated with the counterbalance system should be adjusted only by a professional. These parts include: the springs, the cables, the corner brackets attached to the cables, the cable drums, and the center bearing bracket that holds the torsion spring shaft.
Question 7: When an automatic garage door opener is added to your garage door, which of the following should be removed from the door?
Garet Denise objected to this questions with..... If you remove the lift handle then how will you open the door with a malfunctioning opener? Garet Denise - Denver, CO
Ron Cloyd wasn't any happier.... I take issue with #7. I don't believe that the rope and lift handle should be removed. What does one use to either, close or open the door in the manual mode, when the electricity is off? Ron Cloyd - Klamath Falls OR
Roy Steffen states emphatically.... #7. Loss of power - you need the lift rope and handle. Roy Steffen - Willits, C
The pull rope(s) are intended for use without an automatic garage door opener. But when an opener is attached to the door, the pull rope can loop around people or objects while the door is being opened by the operator.
However, if you have a power outage and need to manually close your motor-operated door, don’t close the door by placing your fingers between the door sections! If you have questions about the safety of your door system, call your local Raynor Dealer for a safety inspection.
Question 8: If your garage door becomes jammed, which of the following is the safest course of action?
Options A., B., and C. are all dangerous! A jammed garage door is a hazardous situation and should be treated with great caution. Calling a professional is your safest and only course of action.
Question 9: Why should your garage door's wall-mounted push button be mounted at least five feet high?
Small children have been seriously injured by playing with automatic garage doors. Running under a closing door can be a deadly game. Because of the hazards involved, do not let children play with or use the push button or the remote controls for your door. Call your local Raynor Dealer to adjust the height of your push button.
Question 10: When closing your automatic garage door with a push button or a remote control transmitter, you should always watch the door until it completely closes. Why?
Although all these answers are legitimate, the most important reason is to make sure no person or animal gets caught under a closing door. If you are concerned about the safety of your garage door opener, ask your local Raynor Dealer for available safety devices.
Overall I wonder how well we all did on the quiz. Jim Lucas was brave enough to admit..... Too embarrassed. Oh, O.K., 70% Jim Lucas - CA
Steve Bradley found it easy to report his perfect score and also questioned..... 10 for 10 None of the questions addressed maintenance of the unit by the homeowner. Steve Bradley - Medford, OR
PHOTO CHALLENGE #112 RESPONSES
I can't tell what amp breaker it is but it is definitely oversized for this wire! It appears that there is also a double lugging thing going on there and above...at least its a Square-D panel! Jim Maass - Columbia, SC
Improper wiring connection to power, small gauge wire in over fused installation, bare wire exposed from hot lug. Not your typical installation. Jim Corbin - Bow, WA
1. It looks like double lugging.
2. If the breaker is taking the place of the transformer, I bet the bell really sings! Kind of like plugging a Skilsaw into a 220 outlet! Jim Archer - Florence, OR
Doorbell appears to have been incorrectly wired, within the main electrical panel, which is a hazard. Recommend a licensed electrician evaluate and repair as necessary. Ron Cloyd - Autin, TX
Now c'mon Ron, can't you be more definitive and get rid of the home inspector-ease. You know, the lingo that too many home inspectors hide behind to be held to anything definitive. You have marked yourself with a bullseye indicating you have mastered the lingo as well as the use of the word appears. Does it just "appear to have been incorrectly wired"? The homeowner has used the low voltage wire to run 110 volts from the breaker to the transformer. Now I ask you to reconsider the use of the word "Appears" and see if you can't to bring yourself to a firmer response that will raise the ears of every party involved. Low voltage wiring was never designed to carry 110 volts of power. How about stating "The doorbell has been unsafely wired......" I'm not picking on you specifically Ron. Instead, I am just stating my biggest pet peeve within our industry. I feel that we use the word "Appears" far too much in our reports. I wonder what all of you think. Can you give me a few good example of using "Appears" as well as a few blatant consumer protection inspector babble uses of the same word?
LITTLE AARON'S MISHAPLast week I reported the account of my son Arron's eye injury. He is doing well and after reporting to him what I wrote I was amazed at the clarity that he re-related the story to me. It turns out that he did not land on his scooter. Instead, he landed on the training wheel of his bike. I asked him how high the door lifted him up and he his eyes lit up and he brightly shared..... "Dad, it raised my as high as your blue kayak!" That put him about 7 feet off the ground. I have been wondering what experiences my kids will remember from childhood. This will definitely be one ingrained onto the long term memory of little Aaron.
Yep! I will teach my students to test not only the downward force, but also the upward force, both by using their hands so they really have a feel for the force both the downward and upward pressure of the door. And of course, as they apply this force, they will be watching the center bar to make sure it is not bending or showing abnormal motion. Ron Cloyd - Austin, TX (This week!)
Aaron's injury will make me put the upward force adjustment check a red flag on my next inspections. Thank God that he is O.K. Con Davidenko - Hilton Head Island, SC
That is an amazing and sad story Michael. I have never given any thought to the up force as it has not come up before. Jim Lucas - CA
This is the most information presented and it is timely. We have recently discussed failures and who pays. Bringing in a practical side, a childs injury, brings home the importance. Since I will have grandchildren, now, I will rethink the doors. Presenting this information in training will also highlight the importance. I measured my opener buttons and they are not the recommended 5' off of the ground, since there are adults only in the house. Thanks for the information. I wish Aaron a speedy recovery. He will certainly have a life long story to tell about "how I got the scar over my eye". The scar reminds me of my son's injury when he took a header over the top of his bicycle handle bars when he was little. He, also, had a big, bright shiner to go along with the cut. Get well Aaron. Jim Corbin, AII 2002 President - Bow, WA
I feel terrible about Aarons injury and wish this never happened to the little fella. But Michael let's review your own words "Outside there is a keyless entry pad installed about 46" off the ground that the kids use to get inside. This VIOLATES the recommended height, but they have used this for years without an issue (That sounds like a seller). It saves the bigger people the hassle of having to open the door for them each time they need a bike or scooter". There are reasons for manufactures safety recommendations and saving big people from hassles isn't one of them. These doors are designed for autos not as entrance doors for people. (Granted some garages like yours located under the home do not have seperate entry doors). Also I find it interesting that we are told to test the upward force by hand but it is frowned upon to test the down force in the same manner. I think the most safe thing to do is to report on the condition such as the opener button is located below the recommended height and presents a safety issue. I use the 2x4 method to test the downward force because the downward force is what has been known to KILL children not the upward force. I think you have good food for thought about the upward force, but where does it stop? Should we now start taking a torque wrench and testing the tension on springs and hinges? Chris Burkhart - Sandy, Ut
AII EXECUTIVE DIRECTOR'S ADDRESS It has been a while since I have sent anything out to the troops so I thought I had better get a message out to you so you will know the Executive Office is still in tact and has not closed up and gone away.
The 'Man of the Hour' award goes out to our President, Jim Corbin. Jim has recently completed the requirements and been approved by the Executive Board of Directors to become A.I.I.'s newest Certified Trainer. Jim has recently sold his inspection business and has started offering A.I.I. inspection training under the business name of, 'Inspection Training Northwest' in the Bow, WA area. It is really nice to be able to offer potential students several different locations for training. We have a pretty full training schedule throughout the year between all of the Trainers. I am hoping that we will be offering more training in the Central and Eastern states in the future to help us grow that direction. We have had new trainers before so I'll tell you what I think is extra special about Mr. Corbin. Jim as a Standing Committee of one (1), for the Standards of Practice Committee has completely upgraded the Standards of Practice for the American Institute of Inspectors. You will find reference to the new standards next week in the MMM. Jim had several draft copies presented to the Board of Directors and about a half dozen final copies presented to the Board of Directors before he finally got through all of the questions and concerns raised by our very astute Board members. I am amazed at and admire his tenacity in being the most persistent Standing Committee of one person I have ever known. The new Standards will soon be available to you on our updated, soon-to-be revealed Web Site or you can copy them from next weeks MMM. I have postal mailed a copy of the new standards to the members who do not participate in the benefit of computer technology. I feel pretty darn fortunate when we have active Standing Committees that really get their tasks completed. It takes a lot of unpaid time and a big commitment to the association to be on a Standing Committee. Thank you to all of you who have volunteered your time to do so.
I also need to express my gratitude to Jon Gudnason & John Rebenstorff for their work and participation on the California Coalition of Home Inspectors. Being on a like committee in Oregon I realize that this can also be a time consuming and tedious task in which the major benefit is not a personal gain but rather for the good of the whole inspection industry. Not being a person overly fond of politics I am quite often surprised that I continue on with this in Oregon. Then I realize that there is no one else from our association involved at a state level and if I don't suit up and show up we may be consumed by the influence of a much larger powerful association. Because Jon & John believe so strongly in our own association they go at their own expense to represent us and make sure that we continue to exist on a state level. Thank you Jon & John.
Well, I have used up my space I'm sure. I am leaving on the 5:00 a.m. flight to Alaska for 10 days for a much needed vacation. I will think of you all while I'm out in Cook Inlet fishing - NOT! Sincerely, Betty Buckley - Executive Director
PHOTO CHALLENGE #113
 |
QUOTABLE QUOTE: "It's the mark of a great player to be confident in tough situations." John McEnroe |
HAVE A GREAT WEEK! Michael Leavitt & Co Inspections, Inc. The Most Qualified Inspector in Northern Utah! |
 |