GOOOOOD MORNING, A.I.I.....
It's a great day here in Orem, Utah! The rains have arrived in Utah and our long hot drought filled summer has quickly come to an end. Looking out the window reminds me of my visits to Olympia, Washington and Portland, Oregon. Northern Utah even had its share of tornadoes yesterday afternoon. The photo a couple of weeks back showing the family in front of the 56 Mercury Monterey with the LDS temple in the background was the location of Utah's most recent tornado. It ripped through the small central Utah town without warning. The damage is over two million dollars and the residents are glad that only 1 of the 3 funnel clouds touched down. The path of destruction was ten blocks long. Many houses were damaged and the twister hung around the area for over twenty minutes. Although homes were damaged nobody was hurt.
I have to thank those of you who reached out to help the Leavitt family this past week. We are still trying to keep our heads above water in the midst of Shelly's illness. With my recent bout with the flu things have really gotten away from me. The proverbial wagon running with the reigns free describes the lack of control that I currently have over my affairs. It was a blessing for our family as a close friend perceived our dilemma and reached out to offer help. It is amazing how this life keeps throwing hurdles in our paths..... Keeping up has been a very difficult struggle.
This week brings to pass the one year anniversary of the September 11, 2001 attack on our country. It seems like so long ago and yet the images are so fresh in my mind. We were fortunate to not have any direct friends or relatives to be involved in the disaster, yet we feel a great kinship with all of those affected. The morning of September 11, 2001 will be one of those dates that will go down in history as a "Where were you when it happened" date. Please take a few minutes and share with us the story of where you were when it happened.
Don't be so afraid of using the word "problem" in your written and verbal reports, if what you are describing is indeed a problem. It is still a good idea to have alternate words that can be used in place of problem, but if I did a crawl and found a lake under the structure, you can bet that my description would certainly include the word problem. Richard Grisham
Our current Service Agreement is in the process of upgrade. John Rebenstorff has had two lawyers look at it and now A.I.I. has started the process.
Hopefully, Greg Pyform and Bob Pearson will be looking at it for final input and we can put it out to the membership by November of 2002. Ron Cloyd - Klamath Falls OR
The water heater was an older functioning unit. We recommend budgeting for a replacement.
[NOTE] Our inspection is not a substitute for inspection by a licensed pest control operator or exterminator. We are not licensed for this type of inspection and are not allowed to identify or report on wood destroying pests and organisms. We recommend review of a current pest control report for further information. If not available, we recommend a pest control inspection be performed to determine the presence or extent of wood destroying pest and organism activity.
We make no representations as to the extent or presence of code violations, nor do we warrant the legal use of this building. This information would have to be obtained from the local building and/or zoning department.
[FE] This roof is near the end of its expected service life. Although it is presently serviceable, the need for replacement should be expected within the next few years. We suggest further evaluation by a qualified roofing contractor for life expectancy predictions and options regarding eventual replacement.
[FE] This roof is beyond its expected service life. Although it may be serviceable, the need for replacement should be expected in the near future. We suggest further evaluation by a qualified roofing contractor for life expectancy predictions and options regarding eventual replacement.
[CR] The roof is long past its useful service life and extensive deterioration is evident. Roof replacement at the earliest opportunity is recommended. Damage to the roof structure may be discovered during the course of this work. Jon Gudnason - Placerville, CA
I usually tell folks that owning a home is like having a Wooden Boat,I have both; periodic/constant maintenance is required! Jim Archer - Florence, OR
It is common to find a few cracked tiles on any tile roof. They are practically unavoidable, and are usually considered minor unless the underlayment is exposed. They can be temporarily repaired with roofing cement or other adhesives, but the only durable fix is to have a licensed roofer replace them.
Wait! Here's another:
Another common finding is tiles that are displaced or slipped downward. They should be pushed back in place during your routine yearly inspections. We always recommend licensed roofers since they readily accept the danger & liability of slipping off the roof.
One more: Characteristically, stucco will form hair line cracks and this precludes its possible use as a roofing material. When used as siding any moisture that penetrates through these hairline cracks comes out at the weep screed below. We occasionally find it used (by brain dead architects) in a decorative way on large broad window sill surfaces (with mold sensitive wood framing below) where it is unable to shed the water. If anything, stucco is even more at risk here because of over sprinkling from lawn irrigation. Temporary fix: paint with elastomeric paint (can even use water seal). Durable fix: Have a ceramic tile covering (sloped away from the house) installed by professionals. Richard Grisham - Las Vegas, NV
This (component) is nearing the end -- or -- has reached the end of its useful life. Recommend evaluation by a licensed technician.
Although serviceable and functional, the installation and workmanship on the (component like roofing or a room addition) is below typical norms. {{This invites questions to which I give verbal illustrations by pointing out the low quality of the workmanship I observed.)}
Here's why! Even though "quality of workmanship" is technically beyond the scope of a Home Inspection, if you don't tell them about the bulging baseboard, or the ceramic tile installed unevenly or non-uniformly in the room, they will eventually see it and wonder what else you didn't find to report to them. If the client is not present, I simply note below the above reference = NOTED: Uneven and non-uniform ceramic tile on floor. Bill Ball - Las Vegas, NV
HVAC filters: The filter is totally clogged with dirt and needs to be replaced( yes, in this case I tell them what needs to be done). Further, it is possible that dirt has been sucked through the system and deposited on the evaporator coils. This can cause the compressor to over work thus shortening the life of the compressor. I recommend a HVAC technician examine the evaporator coils. Jim Lucas - Camino, CA
I did one in which the water heater was 66 years old, and in good condition, although there was no SRV, earthquake strapping, and it had a standing pilot. I told the client due to its age it may be at or near the end of its useful life and when it fails you should donate it to a museum. John Rebenstorff - Orangevale CA
John knew that we would not believe this, so he sent along pictures. Here is John's 66 year old water heater......
While this unit is certainly older, I question how it was dated. Take a look at the following gas valve, because you probably won't see another one like it again.
John has been very bold in dating this unit as a 66 year old model. That would make it a 1946 model. When did they start making water heaters? What did the original units look like? Had the manufacturers back then been smart enough to work the manufactured date into the serial numbers? What way did John use to date the unit? What is the oldest water heater that you have ever seen?
I went searching and found a company that has been making water heaters since the 1930's, although no picture archive was available. I stumbled across this interesting tech article from A.O. Smith regarding a potential for shorter water heater lifespans in homes that have traditional water softeners.
SUBJECT: CORPORATE TECHNOLOGY
The use of water softeners in hard water areas and even moderately soft water areas is becoming a common occurrence. This practice has a potentially detrimental effect on the performance of the anode in the water hater which can cause a reduction in the life of the water heater.
Scale caused by hard water can result in clogged pipes and a water heater with reduced recovery efficiency. Washing, bathing and shampooing in hard water leaves a film and solid particles on the skin. The problems are caused by insoluble cations in the water. The predominant cations in water are calcium and magnesium. Water softeners work by exchanging soluble sodium ions for the insoluble calcium and magnesium ions. This process is called ion exchange and is performed by a substance called zeolite. The zeolite is precharged with sodium ions which attract the calcium and magnesium ions and exchanges them with sodium. Periodically the softener is recharged with sodium by running salt (sodium Chloride) through the zeolite resin bed. This process is called back washing.
The water softening process can cause problems. Several effects on the water heater are described below:
Sodium reduces the hardness of the water but it does not reduce the conductivity of the water. Excessive conductivity in the water will accelerate anode performance resulting in more rapid anode consumption.
If the resin bed of the softener is not properly rinsed after recharging with salt, residual salt will get into the water heater. This will increase the conductivity of the water and result in more rapid anode consumption.
Water softeners accelerate anode consumption because they eliminate the formation of scale in the water heater tank Light scale formation in a water heater is desirable since it forms a barrier film on the exposed steel surfaces in the tank such as pipe connections and weld areas. Corrosion cell tests at the Corporate Technology Center have shown a steel corrosion rate drop of 33% with the formation of a thin (<1/16") film of scale after only three weeks in moderate conductivity water (17 grains hardness).
Customers using water softeners should expect more rapid anode consumption. Anodes should be inspected more often and replaces when nearing the end of their useful life.
Have any of you had any experience with a high efficiency boiler called a HydroPulse by a company called HydroTherm?
Boilers are almost as rare as dog feathers here in central Oregon. I've only inspected a few in the last 5 years, and none were the high efficiency sealed type. Gary Holzbauer - Junction City, OR
Sorry Michael, I have never seen one of these. Richard Grisham - Las Vegas, NV
This boiler is uncommon and therefore beyond the scope of my inspection. Therefore, I recommend that a licensed heating contractor evaluate the system and in particular determine the efficiency or efficacy of the system to heat the home during winter months which seems in doubt because of the other heat sources noted in the home. Bill Ball - Las Vegas, NV
I inspected a house 3 weeks ago that had two of these installed in the basement. I presume two of them to get the required btu's needed. This is the first one I have ever seen, and was I ever puzzled. I described and inspected it as if it was a conventional boiler system that I see on a regular basis. I had the same questions as to was it sized appropriately. I also know that I stumbled through the inspection of it as I had never seen one before. I guessed that it was about 15 years old, and they were hooked in tandem with each other and with a hot water heater located in the other side of the cellar. I fired up the system and all seemed to be working ok, but I checked every room to make sure that the radiators were all working as they should be. Alan Taylor - Canandaigua, NY
Alan, I forwarded on the following response from Bill Coull, in its entirety, to my client who was purchasing the home that I found the boiler. I had promised that I would survey my online compadres for more information on the unique system. This is what Bill Coull had to say about HydroPulse boilers.....
Shake hands with trash. Many mechanics around here installed HydroPulses with rubber hoses and stainless steel clamps so that they could be replaced quickly. From what I gather, from talking to HVAC mechanics who used them, average life was less than 10 years and the callback rate was disgusting. Never see them any more. All have been replaced. Bill Coull
Hi Michael, I don't have any sizing criteria nor charts...but, generally those type of criteria are formed by beginning with the radiator types and the output of each based on BTU's per square unit of radiator. There is a heat loss for piping and the efficiency of the generating unit. There is the number of rooms to be heated and, of course, the heat loss (heat demand) of the home, which takes into account the construction, the insulation, the windows and all of the design factors of the physical plant. Running all that together will give the general guidelines for sizing boilers...one would know the physical home style, number of rooms and the number of radiators. Plug those into the charts and one would determine the size of the desired boiler to put out that amount of heat (BTU's) with a factor of safety built in to allow for unusual temperature extremes. The resulting size of the boiler is based on the expected demand of the house system.
I have not seen any of those types of hot water units. I have seen only two of the older styles.
I'm not sure I answered your sizing question but hope that helps. Have a good Labor Day weekend. Jim Corbin - Bow, WA
I would treat a straw bail home the same as a log home or a subterranean home. I would tell the clients "I can inspect the home's accessible, common and typical components such as plumbing, heating, air conditioning, roofing, electrical, windows, doors, exterior components blah, blah, blah. I am not an expert in this uncommon construction technology and it would be prudent to have a builder or other expert in the specifics of the uncommon construction technology evaluate the unique areas and components of the home."
While these alternative building technologies are interesting, I stay too busy inspecting common construction to spend a lot of time to research and become knowledgeable in obscure buildings that I am unlikely to see more than once or twice a year. If I lived in a location where one of these structures was more common it might be worth while to do the research and become known as the Straw Bale Guy.
I prefer to spend any spare time I have learning new songs and guitar cords. Here is one I have been working on: X32430. Jon Gudnason - Placerville, CA
The opposite attitude came from Jim Lucas and Jim Archer......
I would refer you to this Jeeves guy. But hay(pun), last Sunday, Sept. 1st, some of you may have seen the NBC National News with that guy (my 94 year old mother calls him Stink and Holler)----I beleive it's Stigenthaler or something. Anyway, they did a very good piece about straw homes on reservations in Montana. The tribal members like them much better than the poorly built reservation homes of the past. What I would like to know is how they are isolated from the ground moisture and pests, etc.? Jim Lucas - Camino, CA
Better than that. I have a friend who built one on his place. His Daughter lives in it. It has a cement stucco finish and has weathered 10-15+ (Willamette Valley) ORYGUN winters. I can get pics and first hand input on performance etc. Will send it along soon. Jim Archer - Florence, OR
Here is an article that I enjoyed reading about straw bale homes. It can be found at..... http://www.zetatalk3.com/shelter/tshlt04a.htm
That first little pig, it seems has gotten a bum rap over the years. His infamous decision to build his house out of straw has demonstrated to many a child the perils of flimsy building materials. But now builders are beginning to realize the poor piglet wasn't too far off base. He was missing just one key piece of equipment, a straw bailer. A baler can compact wispy strands of straw into sturdy, dense 2-by-3-foot bricks that can be stacked, pinned and stuccoed into walls capable of withstanding hurricane-strength big bad wolves, not to mention fire and pests.
Straw-bale homes are houses whose walls are composed of stacked bales of straw covered with stucco. These houses, with signature two-foot-thick walls, have interesting features, such as wide window seats, lots of nooks and even furniture built into the wall themselves. Not only are they ecologically correct because they use less wood but they are also well insulated and fire resistant.
Bale homes can be made of any type of straw - rice, wheat, oat or rye. Straw is not hay but the non-nutritional part of grain that often remains in the fields after harvesting ... Although farmers in the Great Plains built straw-bale homes more than 100 years ago, most Americans are unfamiliar with them. ... Straw-bale construction [has] such benefits as exceptional thermal and acoustic insulation and fire resistance. Using an abundant waste product such as straw also seems smarter than chopping down trees (straw-bale walls typically use half the wood of conventional walls).
Straw-bale homes are naturally imperfect - what some would call organic. The bales are stacked - laid out like bricks - on a conventional foundation. Metal stucco netting is placed on both sides of the stacks, then plaster is applied on the inside and stucco on the outside. Often the walls are pinned with rebar and reinforced by wood or steel to bear the roof's weight. Unlike bricks, bales do not line up in perfect rows, and the plaster and stucco surfaces don't always camouflage the irregularities. Although straw-bale homes can be made to look like conventional buildings with the use of drywall and other materials, most architects and homeowners prefer to let the bales' natural beauty show. ... Most architects like to capitalize on the thick walls, incorporating such elements as window seats and other built-in elements.
The solid straw-bale walls don't have passageways for rodents to travel through as do the walls in wood-frame houses. Without space to run, rodents are less likely to make their homes in your house. ... Moisture damage is uncommon in straw-bale homes. Even in the wettest climates, straw-bale homes have fared as well as traditional homes. The stucco seals and waterproofs the exterior while allowing the straw bales to breathe. "Think of it like a sponge," explains Swearingen, a general contractor experienced in straw-bale construction. "If the sponge is left open to the air, it dries out. There are 100 year old buildings .. that are still doing just fine."
Most architects and engineers .. believe that straw-bales are the ideal seismic-resistant building material. "Where are the bales going to go?" asks Alameda architect Darel DeBoer, a board member of the Architects/Designers/Planners for Social Responsibility, a nonprofit ecological design organization based in Berkeley. "The whole thing is woven together with these threaded rods, the top of the wall is bolted all the way to the bottom. I have complete confidence in it. The worst that could happen is that the plaster would crack."
The thick walls have an energy efficiency rating of about R-55 - that's two to three times the typical R-value for modern, energy-efficient homes. Air doesn't flow through easily, .. During the hot summer days, it takes about 12 hours for the heat to get inside, and you ventilate the house at night. South facing windows provide a passive solar heat source in the winter, and the bales hold in any heat from more costly sources, such as gas furnaces, so homeowners can expect a significant savings on energy bills over a lifetime.
Tests by Canadian and US materials testing labs have shown that straw bale walls are much more fire resistant than average wood-frame walls. In the tests, flames took more than two hours to burn through plastered baled walls as opposed to 30 to 60 minutes for comparable wood-frame walls. "Basically, the bales are so dense that they won't support combustion very well," explains John Swearington, .. "Even if you put a blowtorch on them, they tend to char and the charring itself stops further burning."
Straw-bale building, somewhat like an old-fashioned barn raising, is a process that brings communities together. "Straw bale is very user-friendly for builders," says Swearington. "Fewer advanced carpentry skills are required."
OK, this sounds scary.....BUT:
Bill Ball - Founding Chairman - Las Vegas, NV
Then comes the fallout from the Housemaster lawsuit. Jim Archer asks a very good question about E&O and indemnifying agents. Have any of you got any thoughts about this?.......
I have a letter that was provided by Allen Insurance that lets Realtors know they are protected if they refer an Inspector that is participating in the NARREP Home Inspector Insurance Program. I was wondering if that information should be disclosed in the Service Agreement given to the Client? It would be good to receive some direction on this. Jim Archer - Florence, OR
Michael, I thought this might be a little change of pace for the Photo Challenge. See what you think. The idea is kind of like those close up pictures they had in kids magazines. See if you can guess what the picture is of. The first picture is the close up. The second one is the wide view. Jon Gudnason - Placerville, CA
Looks like a comp. roof with the drip edge flashing deteriorated or a valley flashing collapsed. John Rebenstorff - Orangevale, CA
It appears that this is a picture of a roof where it ties into a wall just above the eave, the flashing is not properly installed if this is the case and should extend over the next run of siding(Kick-out) and over the fascia. Tough to say though without seeing the "big picture." Jim Maass - Columbia, SC
The roof has collapsed on the foundation and everything has telescoped into the ground. On the left is the roof of a Lexus, formerly parked in the garage. Richard Grisham - Las Vegas, NV
Looks like some defective roof/sidewall flashing. Jim Archer - Florence, OR
Gutter endcap? Bill Ball - Las Vegas, NV
Congratulations to those of you brave enough to respond to the myopic view.
Michael, thought you could poll the audience to determine the PSI rating needed for green garden hose when used as conduit for 220 volt service to a sub-panel! There are Harry Homeowners then there are RURAL Harry Homeowners! Jim Archer - Florence, OR
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