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Michael Leavitt & Co Inspections, Inc. |
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MONDAY MORNING MESSENGER |
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Message prepared especially for Members of the American Institute of Inspectors® as well as Home Inspectors abroad |
GOOOOOD MORNING, A.I.I.....
Wow! The week flew by and it feels like I did not accomplish a single thing. I took one step back for every step forward that I took. I was reminded by many that I was spinning my wheels and I was letting things fall by the wayside. My latest goal is to get on top of my responsibility list and get all of the little straggling things out of the way.
WARNING: BACK UP YOUR ADDRESS BOOKS
Last week I was reminded a very important lesson. I learned the hard way with the latest E-mail programs are not infallible. One moment I had an E-mail address book filled with everybody's E-mail addresses, personal contact information, and phone numbers. The next moment in vanished into thin air. That's right, it was just gone. Those of you know me well know that I don't allow things like this to happen very often. I usually backup files, backup reports, backup information, said the scanner headaches don't have to be dealt with.
But there I was with no address book. This is extremely frustrating because of the large amount of entries that I had. I had the addresses of the members of the AII Association. I had the addresses of friends and family. I also had the addresses of the subscribers to the Monday Morning Messenger. And now they're all gone. It took forever to try and rebuild his phone book. My biggest fear is that I've forgotten somebody and this week they are sitting there wondering where the notification to the Monday Morning Messenger is.
Semi warning to you as, is that you should take the time to back up your E-mail address book. I felt that I do not when I backed up my Netscape folder underneath the program files folder. Boy was I surprised to learn that Netscape no longer stores my E-mail addresses or my E-mail messages within the Netscape folder. As with most newer E-mail programs the information in your address book your bookmarks and in your messages are stored in a folder down in the Windows folder. The Netscape settings are stored under the application data/Mozilla/user folder. Who have ever thought to do this is where the store that information? Certainly not me. When my E-mail address book disappeared I popped in my Netscape backup CD-ROM and thought that I could easily majestic copy over my old address book. This is not the case for it was not stored there any longer.
It is my recommendation to each of you do you figure out where your E-mail address book and E-mail addresses are stored so you can back of those files. It sounds really easy to do. The truth is that each program stores within a different folder. And it would be great if you guys with network together and share with one another the steps for how to back up your particular browsers settings.
So if you find yourself sitting there this morning wondering where your notification to the Monday morning messengers, and it still hasn't arrived yet, that you compose an E-mail containing your address, your phone number in your contact information and I can re-add it to my list. The fact that you did not get a notification is not a personal attack or a reflection on your participation or lack thereof. Instead, it is just that you're address is gone from my system.
3D CHANGESBill Bergstedt asked via E-mail........
Hi Michael, This is probably an easy task, but how do I change the copyright to 2002 on the bottom left hand corner of my report pages? Thanks, Bill Bergstedt
I had given very little thought to the rest of you 3D users when the new year came about and changes needed to be made in your reporting software. Many of you are using a custom Header and Footer in your reports that I created for you. In the footsteps of Bill Ball I implemented the placing of the Inspector's name and the year of the report in the lower footer. I encourage each of you to check your reports and see what the year date is at the bottom of your reports. This date should be the current year and not the year that you started in business.
If it does not say 2002 at the bottom of your report, then do the following to make the needed change. If I created the report for you, then you have a background document that is probably named Top1.w3d. The Top1.w3d file is the word processing document that contains the header and footer information that is placed at the top and bottom of each page in your report. To verify which file you are using:
DINOSAURS: Those of you with 3D versions older than 3.5 will have to click on VIEW and then HEADER & FOOTER in the Word Processor in order to view and modify the footer.
NEW COMPANY POLICIESLast week I asked for any new company policies that have been implemented. Chris Burkhart responded..... Any inspection outside of a 25 mile radius is $35. No, absolutely no information is offered until the client signs my service agreement. One free return trip to inspect the roof if snow hindered my inspection on the first go. Chris Burkhart - Sandy, Utah
Ton Schrodzki responded........ Well I am entering into my fourth year and I am at the point now that I can tell the Realtor's how things are going to happen and that's it. - They know my work, and my reports, and they haven't found anyone else that comes close to the same style. So they say "Okay." I really don't like being that way but after being walked on for so long it is time to stand up and tip them over. - Great Year to all of you. Tom S - Westfield, MA
And even Brent Foster checked in with a great added fee generator policy....... No home inspection without a pest inspection. The pest report is not free. Brent Foster - Olympia, WA
MOLD PHOTO FEEDBACKHow would you report this condition?.......
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I would state that black mold was discovered: Black mold was visible in the attic space (give location and/or digital photo or both). Ventilation appears to be inadequate based on the stack of insulation. This type of mold will only progress. Recommend a licensed contractor evaluate the material, ventilation, and substructure to determine necessary repairs.
I had a similar attic up river from where I live; typically the area sees more moisture since it lays in the foothills with more trees. The attic, in total, was black. I did not venture beyond the drop down ladder. I recommended a full evaluation and consultation with the health department on proper testing and cleaning. Yuk...worst I had seen at that point. I never heard back from them, either. Have a good year! Jim Corbin - Bow, WA
I would not say a whole lot different today than five years ago, other than identifying that I saw mold and recommending further investigation along those lines. The important issue here, which remains unchanged over the years, is the moisture issue. Why did the mold grow? Lack of venting I would say in this situation. Report the condition and recommend further evaluation or repair by an expert in the appropriate trade. Jon Gudnason -Placerville, CA
PHOTO CHALLENGE #86 FEEDBACK
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I would have to tell him how disappointed I was to know that a contractor isn't required to have common sense, and remind him that codes change from jurisdiction to jurisdiction, which leads me to believe he probably didn't even get a license to operate in hat area or the licensing office would (hopefully) made sure he understood their version of the codes. Chris Burkhart - Sandy, UT
Sounds like Bill has it well in hand. I would word it in similar fashion to let the client know of the challenges ahead. Here, again, is a benefit from hearing from inspectors in a radically different climate than myself. Construction methods and requirements based on climate conditions sure differ between areas. Thanks Bill for the review. Jim Corbin - Bow, WA
How much did you pay the building inspector? This can't be acceptable in that cold of climate zone. Reggie Ayres - Medford, OR.
Do not go to code with a builder, you will loose or have to do research. If we talk about common building practices for our region and extreme weather patterns, then we have a good chance to win that conversation. Just my thoughts. Brent Foster - Olympia, WA
You better have good insurance! It better be occurrence insurance because you are likely to get canceled after a few claims and claims made insurance will leave you bare after it is canceled. This might be good advice for a less than competent home inspector also. Jon Gudnason - Placerville, CA
Bill's scenario is not uncommon here in Utah either. Many of the California contractors fled their markets a few years ago and headed to greener pastures. In our area we witnessed a lot of Southern California homes built here in Northern Utah. The differences between the So Cal climate and the Northern Utah climates are drastic. We get the hot summer heat like So Cal, but we also get up to 3 feet of snow in the winter. We also have basements here whereas that is unheard of in So Cal.
In talking with Bill Schwahn on other occasions I was surprised to learn that they do not enforce a building "Code" upon contractors in his area. This means that anybody can do just about anything and get away with it. There is nobody to tell them where and how they have gone wrong. There is no minimum bar to meet and no authority to check your work. Talk about a buyer beware situation, this makes the role of a Home Inspector that much more important. Using the Durable and Serviceable definitions together with an understanding of the minimum requirements in other areas can make Bill's job a necessity. Although Bill may not have a local building official telling him he is right, he also does not have one telling him he is wrong either.
NEW OREGON RULESGary Holzbauer graciously passed these questions and answers along that deal with new rules governing State certified home inspectors. The text came from the Oregon Relator Hotline Highlights......
QUESTION: I understand the smoke alarm rules are going into effect in January 1st, 2002, which will apply when homes are sold. What are those rules?
There's some confusion about implementation of the new rules. State law has long required dwellings to be equipped with smoke alarms when they are sold; that is, at the time fee title is conveyed. A new dwelling transfer smoke alarm statue was passed in 1997, but its requirements were deferred until January 1, 2002. This means home sales which close after the first of the year, for the first time, be subject to the rules.
The dwelling transfer statute is simple enough. It prohibits conveying the title unless the number and type of smoke alarms are installed in the dwelling units as required by state law. What has changed is the number and type of alarms required.
After January 1, 2002, battery operated ionization smoke alarms (the most common type) must have ten-year batteries and a "hush "mechanism that allows a person to temporarily disengaged the alarm. Dwellings must also have the proper number of alarms located as required by the building codes at the time the dwelling was constructed but not less than one alarm and adjacent to each sleeping area and at least one alarm on each level of the dwelling. (Additional rules apply to rental property)
The number and location requirement is controlled by administrative rule developed by the State Fire Marshal. The rule (OAR 837-045-0055) is difficult to read an open to interpretation. The Fire Marshal's office is aware of the problems and is in the process of rewriting the rule. In the meantime, they're advising property owners as outlined above. For more information visit the fire marshal's Web site at www.sfm.state.or.us or call their office at 503-378-3473.
CONSTRUCTION CONTRATORS BOARD RULES DEAL WITH HOME INSPECTORS
QUESTION: I understand the Construction Contractors Board has come out with some new administrative rules that impact real estate. What are they?
The Construction Contractors Board recently amended OAR 812-005-0005. This deals with the standards of practice and standards of behavior for or against certified home inspectors. A new provision OAR 812-005-0005(15)(e), has been added to the rules which reads as follows:
"No Oregon certified home inspector should give in a gift, rebate, kickback, or anything of value including but not limited to any payment of money, to any person for the purpose of obtaining an engagement, referral or preference selection to perform a home inspection. However, this section shall not applied to items of nominal value given as part of advertising promotion of general distribution."
On its face, the rule prohibits home inspectors from paying a real estate licensee in any way for directing clients to the inspector. As is typical of such laws, "paying" means giving anything of value. The rule doesn't prevent real estate licenses from maintaining lists of qualified home inspectors or even recommending particular inspectors to clients. It just makes it illegal for the home inspector to pay the licensee for doing so.
In doing a little research I found the original Oregon State Fire Marshall press release.......
http://www.sfm.state.or.us/Comm_Ed/PressReleases/11_06-01.htm
Date November 6, 2001 For Immediate Release
Contact: Colleen Olson, Public Information Officer, 503-373-1540, ext. 228
Changes in Oregon’s Smoke Alarm Requirements to Take Effect in January
On January 1, 2002, ionization smoke alarms in all tenant-occupied dwellings, lodging houses and hotel rooms must include a hush feature, and, if solely battery-powered, a ten-year battery. In addition, smoke alarms need to be installed in accordance with the Oregon building code and Oregon Administrative Rules. Also, when a dwelling is sold, its smoke alarms must meet these same requirements.
All ionization smoke alarms that are currently installed in rental dwelling units, lodging houses or hotels that do not have a hush feature need to be replaced prior to January 1, 2002. Ionization smoke alarms in rental dwelling units, lodging houses or hotels that are solely-battery powered and do not have a ten-year battery, need to be replaced prior to January 1, 2002. Hotels that have installed an approved sprinkler fire suppression system are exempt from the requirements of ORS 479.257 (1). The smoke alarms in real property sold after January 1, 2002, also need to be in compliance.
These changes come from a bill passed by the 1999 Legislature. Governor John Kitzhaber signed the law (HB 2586) into effect June 23, 1999, revising Oregon’s smoke alarm law (ORS 479.255). The legislation is intended to address the problem of people disabling their alarms because of nuisance false alarms. It requires ionization smoke alarms to be sold with a "hush" feature, which allows the devices to be temporarily silenced for a period of not more than 15 minutes. It is also meant to decrease the incidence of dead batteries in smoke alarms by requiring ten-year batteries to be packaged and sold with ionization alarms. The law’s long-term intent is to save lives in Oregon by phasing in these improved features in smoke alarms.
"This law has placed Oregon ahead of the rest of the nation in safeguarding its citizens against fire-caused injury or death," said State Fire Marshal Robert Garrison. "The presence of a working smoke alarm doubles your chances of surviving a fire, and our law will help ensure that more Oregonians than ever have that protection."
State Fire Marshal Garrison urges Oregonians to clean and test their smoke alarms regularly. In more than half of the state’s fatal residential fires, an alarm was present but not operational. Garrison encourages all Oregonians to take an active role in fire prevention and offers the following fire safety tips:
Please take note of the recommendation to have smoke detectors installed on every level, outside each sleeping area and IN EVERY BEDROOM. This last part was not part of the info that Gary passed along, but it is consistent with new building standards.
Since Oregon is presenting themselves as cutting edge on this requirement I surfed further into the Oregon State Fire Marshall's website and found this great Q&A section located at:
http://www.sfm.state.or.us/Comm_Ed/FireSafety/smokealarmqa.htm
Smoke Alarm Q and A
What is the difference between smoke alarms and smoke detectors?
* Smoke alarms
* are defined as self-contained, single or multiple-station smoke-sensing devices. Smoke alarms may include two or more single station units wired to operate in conjunction with each other. Smoke detectors are defined as smoke-sensing devices that are not self-contained, that are intended for use in conjunction with a fire alarm system control panel.
What is the difference between an ionization alarm and a photoelectric alarm?
* Ionization smoke alarms
* contain material that ionizes the air, making an electrical path. When products of combustion enter the device, the molecules attach themselves to the ions. The change in electric current flow triggers the alarm. Photoelectric smoke alarms contain a light source and photocell, which is activated by light. Light from the bulb reflects off the smoke particles and is directed towards the photocell. The photocell is then activated to trigger the alarm.
When properly installed and maintained, both types of alarms alert you to a fire and will save lives.
What types of alarms does Oregon law require?
* All Ionization smoke alarms sold in Oregon are required to have the hush feature. Solely battery-powered ionization alarms sold in Oregon must be packaged and sold with a ten-year battery.
What types of alarms are exempt?
* Photoelectric smoke alarms are exempt from these requirements.
* Multipurpose alarms; i.e., combination smoke and fire/carbon monoxide alarms, are exempt from these requirements.
* Fire alarm systems do not require the hush feature and ten-year battery.
What are the requirements of January 1, 2002?
* Tenant occupied spaces: All tenant occupied dwellings shall have smoke alarms. If ionization, they shall include a hush feature and if battery-powered, they shall include ten-year batteries.
* Sale of dwelling unit: Prior to the sale of any dwelling or structure containing a dwelling, the dwellings shall meet the same requirements.
What about 110 v (hard-wired) smoke alarms? Do they have to have the hush feature and ten-year battery back-up?
All ionization smoke alarms not connected to a commercial fire alarm system, whether 110 v (hard-wired) or solely battery operated, need to have a hush feature. Only ionization smoke alarms that are solely battery operated need to have a ten-year battery.
Do combination fire/burglar alarm systems meet Oregon hush feature requirements?
Yes, if they can be silenced at a control unit (panel).
Where must alarms be installed in an apartment?
The minimum requirements are:
* Smoke alarms must be installed outside the sleeping area.
* If the apartment has more than one level a smoke alarm must be installed on each level.
* Install smoke alarms on the ceiling at least four inches from the nearest wall or high on a wall, four to 12 inches from the ceiling. The OSFM recommends adding smoke alarms to each bedroom for additional protection.
* Apartment buildings are required to meet the applicable requirements of the State Building Code at the time of construction.
Where must alarms be installed in a single family home?
The minimum requirements are:
* Smoke alarms must be installed outside the sleeping area.
* If the home has more than one level a smoke alarm must be installed on each level.
* Install smoke alarms on the ceiling at least four inches from the nearest wall or high on a wall, four to 12 inches from the ceiling. The Office of State Fire Marshal recommends adding smoke alarms to each bedroom for additional protection.
* Single family dwellings are required to meet the applicable requirements of the State Building Code at the time of construction.
Where must smoke alarms not be placed?
Smoke alarms should not be installed in kitchens, bathrooms, garages or unheated areas because moisture, frost, cooking vapors and exhaust fumes could cause the unit to sound a false alarm.
How do I tell if my smoke alarms meet the Oregon requirements?
If you have an ionization alarm(s), it must have a hush feature, and if the ionization alarm(s) is solely battery operated it must have a ten-year battery. An ionization smoke alarm will have a radioactive symbol inside the detector or on the back.
How do I maintain my smoke alarms?
Smoke alarms have a limited life span. Alarms that are ten years old or older need to be replaced because the sensor wears out. (Look for the date stamp on the smoke alarm.) Test smoke alarms monthly. Vacuum your alarms monthly to remove dust and cobwebs.
What should I look for when purchasing an ionization smoke alarm?
Look for an alarm that has a hush feature, a low battery warning signal, a loud alarm and if it is solely battery operated, a ten-year battery. Only purchase an alarm that has been tested by the Underwriter’s Laboratories (it will have a ULâ symbol or other nationally recognized testing laboratories on it).
I am still unaware of how to tell the difference between a photoelectric and an ionization alarm without either opening it up and/or taking it off the wall to look for a radioactive symbol which would verify that it was an ionization unit. I also have no clue what a 10 year battery looks like. Is it just a special rated 9 volt unit or is it a different size and shape.
So now that you have read the information can you answer the following questions without looking back at the documentation? Give it a try.....
So how did you do on the test? Did you get all of the answers right? Or were you like me and you had to go back and read the documentation to get the right answers? So what are your concerns and apprehensions about these new requirements in Oregon? And are you currently reporting the absence of smoke detectors inside sleeping rooms in older homes?
MMM READER ON THE AM RADIORon Hungarter is a popular AII presenter on attic mold and roofing nightmares. Ron contacted me to share some great info on his business.....
Hi Michael... This past week - The Shingle Newsletter - by CertainTeed, announced my roofing layout tapes were endorsed by CertainTeed and will appear in their 2002 Business Resources Catalog http://www.thortools.com/certainteed.html
As a result, other manufacturers are now calling me, asking me to create layout tapes for their specific products too. And with the release of CertainTeed's December newsletter, announcing the alliance, the phone and e-mails have been lighting up with orders directly from contractors. At this rate, I will not be an inspector for too much longer
Oh, by the way, if you want to make the invitation, I am scheduled to be the guest speaker of a one-hour, live, call-in talk show on January 27, 2002. Everyone can access this AM station via their web browsers and listen and call in on their toll-free number. Their press notice reads as follows:
Stay tuned to Newstalk WMAL am 630 - the ABC Disney-owned station out of Washington, DC, or listen on the Internet at - www.wmal.com - for HOME INNOVATIONS with Elaine Mikk on Sunday, January 27, 2002, from 11:00 a.m. until noon. Ron will be the guest speaker on this live, call-in radio program. The subject will be mold, ice dams and ventilation. Call in your questions for Ron by dialing, toll-free 1-888-630-WMAL (9625).
BTW, your Monday Morning Messenger is a very worthwhile read! Ron Hungarter
Here is the write-up info on Ron's roofing tape product.....
The Shingle Newsletter December, 2001 Issue
CertainTeed Corporation Roofing Products Group P.O. Box 1278 Bethlehem, PA 18016
THOR Roofing Layout Tapes - Resolve shingling problems and make more money
By Ron Hungarter President THOR Systems, Inc.
Roofing without chalk lines is like playing football without hash marks. But with lines, everyone knows where everyone else is supposed to be on the field, and the roof. The roof is installed quickly and flawlessly, which translates into making more money.
THOR Layout Tapes create those needed lines, showing everyone where they are supposed to be with their shingles. These tapes eliminate all manual measurements, thus avoiding creep and human errors; eliminating the need to do back-shingling; allowing easy layout around all roof obstacles, including chimneys, skylights and dormers; and, providing both horizontal and vertical layout lines. The THOR system even facilitates multiple crews working simultaneously on the same side of the roof, a practice that is otherwise risky. There are no risks with the THOR Layout.
Get what you paid for in materials coverage, too! No more rounding down to a 5-1/2" shingle reveal because the math involved with a 5-5/8" metric shingle pattern is too difficult to calculate. THOR metric tapes do that calculating for you, automatically, even allowing variables in shingle reveal to fit the spot. As fast as you can apply these disposable tapes to your roof deck, you are ready to snap lines and install a perfect roof.
THOR Roofing tapes are available in our Business Resources Catalog. For more information on the THOR Roofing Layout Tapes, and other innovative new THOR roofing and hand tools, visit their web site at www.thortools.com or call THOR at 1-800-398-0376.
PHOTO CHALLENGE #87The photo this week comes from mine own camera and although I posted it to other inspection forums I still do not have my answer. Please look closely at this interior fireplace photo. The reason that you can see the back yard is because there are floor to ceiling glass panels and sliding glass doors along this south wall of the home. The fireplace sits out about a foot from the window set up and typically the outlet pictured would be placed on the sidewall around the brick corner from this location. In fact, in the upstairs unit the outlet was positioned on the side wall.
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The more that I got to looking at this installation the more silly it seemed. An outlet located within 7" of a fireplace opening just made little to no sense. I am aware of the outdated and unsafe gas log set-up within the fireplace, but I am just puzzled as to whether the outlet placement is allowed or not. Does anybody have any factual or common sense type of answer? So far I have found no answers contained within the IRC, but maybe I will find something in the NFPA.
QUOTABLE QUOTE: "I can only please one person a day! Today is not your day! Tomorrow isn't looking good either." Anonymous |
HAVE A GREAT WEEK! Michael Leavitt & Co Inspections, Inc. The Most Qualified Inspector in Northern Utah! |
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