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It's is a great day here in Orem, Utah. If you can believe it we were hit with snow and our high will be a whopping 31 degrees today. The 31 degrees does not take into account the windy conditions that should chill it off to the teens or colder. This is strange weather for March after such a relatively mild winter. By the end of the week we will rise up into the 60's.
Many of you are aware that I am a Scoutmaster for Troop #173 here in Orem, Utah. This past Friday night was our cave exploration outing to the Nutty Putty Cave. The cave is located about 70 minutes SW of Orem on the west side of Utah Lake. It is a wonderful experience of overcoming claustrophobia. The experience should be a required portion of any good Home Inspector's training. To get into the cave you must climb down a tornado shaped hole in the ground that narrows to about 3' wide. At the bottom you look at a 14" high by 30" wide opening that you have to belly crawl about twenty feet before it opens up into a larger room.
After entering the cave you can spend about 6 to 8 hours exploring the various tight passages. The most famous passage is the birth canal. Even though I have led several groups through the experience I still tend to lose my composure on the upper berth canal. Not only are you climbing inch by inch uphill, but you cannot turn your head back far enough to get a view of where you are heading. Overcoming the fears of tight places in the caves makes my experiences in crawl spaces and attics a breeze. I have found myself squishing through incredibly tight 100-year-old crawl spaces telling myself that I have been through a lot worse passages in the Nutty Putty Cave.
There is a standing invitation to any Home Inspector that wants a great experience to come to Utah and we'll go caving..... Be sure to bring a jumpsuit, helmet, and lighting system=:}
Last week I found myself in the middle of an EIFS controversy between a Client, 2 Agents, the EIFS Manufacturer, the local EIFS Distributor, and the EIFS Installer. This doesn't happen every week, but this type of confrontation is good for the Inspector to prove to himself what he is really made of. The ordeal is a tempering process that will sharpen and improve the Inspector's judgement and skill. If you find yourself in a similar situation, I strongly recommend that you bring a large manure shovel to make your way through the lies and dung that quickly piles up so high.
I was called upon to do a standard Home Inspection on a newer home that was yet to be lived in (It was built in 1999) and being offered for sale by a relocation company. Somehow the home was built but the owner moved before completion, and a relocation company was trying to unload the property. As is standard procedure, the relocation company already had an inspection, radon test, termite inspection, and EIFS evaluation performed to protect their interests. The written EIFS evaluation did a good job of identifying installation flaws, but did a very lousy job of evaluating the moisture intrusion challenges.
My Home Inspection was being performed for the new buyer and I was selected because of my expertise with the EIFS as well. The inspection turned up the normal uncompleted items that are found on most new homes, yet nobody cared about what was found. All that was focused on was my observations on the EIFS cladding. I made my observations without performing a full EIFS Moisture Intrusion Evaluation. In fact, they asked me if I would perform an EIFS Moisture Intrusion Evaluation and I told them that they should expect to spend about $850.00, but that I would not do it for them. I told them that I could recommend somebody if they liked, but declined to perform the EIFS work for them a second and third time.
Have you ever smelled a future lawsuit and wisely shied away. Well, that is how I was feeling about this transaction. I left the jobsite, finished my report and then made some phone calls. The following is the e-mail that I sent off to the EIFS Manufacturer of the system installed on the home...
Mr. Brady Kolden - UNI-TEX Division Manager:
This message is a follow-up to our lengthy conversation on the phone (3-13-2000) regarding the house located at 1646 Wylie Lane in Draper, Utah. The EIFS installation was done without any backwrapping, gaps, backer rod or sealant at the windows as well as numerous other misapplications including horizontal surfaces and lack of kick-out flashings. Since speaking with you I have received an official document from Mr. Jeff Muir at Advanced Architectural Products. Mr. Muir presents himself as the "Utah UNI-TEX Representative" and he states: "The above mentioned home was inspected by myself and found to be installed in accordance with UNITED COATINGS, MANUFACTURER RECOMMENDATIONS for the UNI-TEX E.I.F.S. SYSTEM."
So here is my question..... Since I feel that this installation does not conform with typical EIFS installation guidelines, I must not be aware of accepted installation methods allowed by your manufacturing company. How can I get my hands on the UNITED COATINGS, MANUFACTURER RECOMMENDATIONS so that this issue can be put to rest.
If Mr. Jeff Muir is approving this installation and you are backing him up...... Then I have to change the way I report on United Coating installations. I cannot do this with good conscience until I read your installation detailing specs.
On the other hand, if Mr. Muir is approving misinstallations then I need to know that my reporting is accurate and that you will deal with Mr. Muir accordingly. The last thing that we need is more misapplications being approved as good installations (This is unfair to the consumers).
AS A SIDE NOTE: The UNI-TEX Certified Applicator, Mr. David Webber, in his conversation with the Selling Agent has also said that the installation is correct and that my observations and the observations of the Inspector who prepared the original EIFS report are "Full of it" and that we have no clue what we are talking about. In reference to the Wylie Lane home he stated that he had returned and caulked the area of the previously identified elevated moisture reading, but I could find no evidence of any repairs.
Please keep me informed and please send me a copy of the UNITED COATINGS, MANUFACTURER RECOMMENDATIONS so that my reporting methods can be backed up with YOUR facts, literature and documentation.
Sincerely,
Michael Leavitt - Orem, Utah
This was a very strange message to send off. Afterall, I was still unarmed because I did not have the Manufacturer's detailed installation specs in hand. I opted to politely deal with the subject and wait for their response. I have yet to hear back from Mr. Kolden.
After reading this message Brent Foster pondered.... This is very interesting, different factories with possibly different installation and detail instructions not in accordance with the industry standard. Brent Foster - Lacey, WA
I wouldn't be too concerned about different detailing practices because Mr. Kolden confirmed the installation flaws with me over the phone. Their installation specs are close to the same as every other Manufacturers. The breakdown comes with the Suppliers and Installers.
Steve Bradley responded to me....Michael, it is just amazing that people go so far to bury themselves.
For those of you who do NOT do EIFS Inspections you show BEWARE. Should a home have EIFS and you do not call attention to the siding weaknesses and there is a "CHALLENGE" in the future, you will be dragged into the fray with the installer and manufacturer. Disclaim and Report the siding and recommend further evaluation.
The last issue of "Journal of Light Construction" had a blurb that Chicago may BAN EIFS on Residential construction projects! If you don't subscribe to this magazine and want to receive it, I will give you the particulars so you can receive the magazine. Steve Bradley - Oregon
Steve is correct and is accurate about our need to subscribe to the Journal of Light Home Construction. To subscribe you can find them at www.JLCOnline.com. The March 2000 issue of the JLC shared on page 19... "The Chicago City Council is considering an ordinance banning the use of EIFS for all residential construction in Chicago. The proposed ban comes in response to reports of moisture damage in wood framed buildings sided with EIFS, a type of artificial stucco." Steve also made assumptions that all of you were aware of the older details about EIFS banning. The Chicago ban will not be the first such banning and will surely not be the last. North Carolina was the first State to ban its use and other areas are sure to follow suit if changes are not made from the manufacturer on down the line. Visit www.Novashoc.org for other EIFS details.
Some Inspectors would say that there is no need to make an issue out of EIFS if there is no visible damage. Let me share why I think that they should rethink their stance. If there is major EIFS damage to the structure the financial damages are similar to a damaged foundation. If major repairs are needed then the repairs could be quickly in the tens of thousands of dollars. This means a LAWSUIT.
Now, we are not supposed to run a round like Chicken Little for fear of a lawsuit, but we should act smartly and disclaim clearly to our Clients the need for further evaluation by an EIFS specialist when we encounter the product. Failure to do so would be deemed an important omission in our report and we would have to eventually anti-up our E&O deductible because of the high probability of a lawsuit. I can hear it now from the poor innocent homebuyer.... "I relied upon the Home Inspector to warn me of potential Major Issues. If he had told me about the possibility of EIFS related damage I would not have purchased this home." Even though my Service Agreement says that I can't report on every possible future hazard or damage, I would still be in the litigation process defending my innocence.
EIFS CONCLUSION - There really is no conclusion yet. Last I heard the Buyer was going to purchase the home because they were only going to be there a couple years. They love the floor plan and don't want to hear the real truth. They are going to forego the EIFS Moisture Intrusion Evaluation afterall because they don't want to be burdened with the findings when they resell the home. They believe that they can get in and get out unscathed. They changed their minds about not buying the home when they reveived the letter from the supplier stating that if the system was installed correctly and to the Manufacturer's standards. I felt a little down about their decision when I received a big dose of confidence after opening an e-mail from an Inspector friend in Georgia. Noel McShane thoughtfully forewarned....
I am in agreement.... I think that the local suppliers and installers are going to keep piling on the manure until it finally hits the fan. The attitude of "That's the way we have always done it" is going to prevail until the first wave of lawsuits sweep our marketplace...... I'll keep you informed.
Ken's photos of the water heater SRV drain installation drew several responses this past week. Most of you were like me and just looked at the photo in complete amazement. Pictures are worth a thousand words, but they are also able to draw forth real emotions as the realization of what is going on hits you...... Thanks again Ken for sharing the photos with us.
Bill Schwahn shared.... I would recommend further evaluation by a licensed plumber. From the picture it does not show how the copper is plumbed into the metal waste tube but chances are that this would not hold in case of discharge. New F.H.A. standards are that the SRV line terminate within 6" of the floor. The force of water from discharge also would probably not make it thru the "P" trap and would come up thru the sink, when someone was using it. Carl Turnbow observed the size of the vent line.... Ken, first, request access to two or three like units. Sometimes in complexes such as this, because of space or routing challenges the local building department will approve different designs. If other units are not like this one then call it like it is "WASTE VENT DOES NOT APPEAR TO BE THE PROPER SIZE. '
Steve Jordan responded.... My opinion is: "Unacceptable and dangerous". It is possible for a gas water heater (Maybe electric, too) to fail in the heat-on mode, and bring the water to a boil. When the presure rises enough the SRV can blow steam---in this case into the plastic P-trap (at least that's what it looks like. At steama temperature, the plastic will probably fail and there could be steam blowing all over---onto people, etc.
Roy Brown shared... This is a sub-standard and possible dangerous venting of the PCV valve. The valve should be vented 6-12 inches from the floor in a basement, and vented outside in an non basement. The venting most likely would be obsuructed by the pee trap, directing the hot water up through the sink drain and into the face of anyone using the sink.
Steve Dansby exclaimed... Creative, very creative!!! Just when you thought everything had been seen and/or done, Ken discovers this HAZARD. If this was installed by a licensed plumbing contractor he/she has a life full of potential lawsuits to look forward to if this is a typical installation by them. I wonder where the installer thought the steam/hot water was going to go when it had left the 3/4" copper line!? Did the installer ever consider the "P-trap" is designed to "trap" water. And if it traps water to prevent sewer gases from entering into the home logic tells me it will prevent the expelled steam from entering the sewer lines as well. Good one, Ken.
As I shared last week.... "The biggest challenge with a Casio E-100 unit (or any other pen based machine) is the insertion and storage of the pen stylus each and every time you put the unit back into the custom belt holster. A possible solution for this challenge is the index finger stylus."
"So simple it's brilliant!" This is what the packaging claims.
The unit can be found at http://www.conceptkitchen.com/products/pdas00748.shtml and runs $19.95. Add the shipping and handling and you will be out the better part of $26.00. The website touts... "Worn on the tip of an index finger, the Fingertip Stylus allows PDA users to write and tap on their screen without ever having to remove the built-in stylus. Featuring bold industrial design and ergonomic engineering, the Fingertip Stylus is a revolutionary product that dramatically increases the convenience and functionality of PDAs and other pen-based computers. Patent pending. Compatible with any pen-based computing device."
Many different emotions were expressed last week as I learned to feel comfortable with the Finger Pen.
"It is cutting off the circulation to my finger tip."
"Are my Clients going to think I have a pierced navel too?"
"I feel like my finger is burning."
"Is this going to fall off without me knowing it?"
"Where do I put the thing when I'm not using it?"
After feeling comfortable with the Finger Pen on my fingertip, I found myself not wanting to take it off. I didn't forget that it was on my finger, but I stopped using a tight grasp with my index finger. I found myself testing outlets with it on, too. By the second inspection with the Finger Pen, I found that the only time I took the Finger Pen off was when I did the attic crawl. I would enter a room with the Casio in the holster and I would check the outlets, window, door, visually inspect the wall and floor surfaces, measure the room with the digital tape measure , and then use the finger pen tip to push on the smoke detector test button. With that completed I would grab the Casio and tap in the information. It was really quite smooth.
By the end of the week I found that I was so comfortable with the device that I was even removing and evaluating electrical subpanels with the Finger Pen installed...... Knowing that I was going to be writing more about the Finger Pen this week, Scott Merritt sent along this humorous caution... "Good luck with the finger pen. I had one when I was using the Newton. I had trouble with it shifting around on my finger. And the bloody nose can be difficult to explain away to your clients."
Reading this caution left both Shelly and I laughing out loud. I heeded the caution and successfully made it through the week without a drop of blood. I did make sure that I carried a hanky with me at all times just in case.
The shifting on the finger was not noticeable after the first couple of days. It is probably like piercing your ears (Never done it). As I have watched my nine-year-old, Jessica, with pierced ears it was painful and distracting in the beginning, but she doesn't even know that they are there now. The finger pen quickly loosens and molds to the finger to the point where it is actually comfortable and hardly noticeable.
IMITATION FINGER PEN - I realize that many of you are like me, you see a new product and you can't wait to try it out. I placed my order online and knew that it would be two days until the UPS box would arrive. I wondered how this unit was going to perform and I figured out a way that I could try the idea out before the unit actually arrived. The idea was so simple..... An extension off the end of the index finger that would tap the screen, but not damage it. I thought over and over what could be placed on the end of my finger to accomplish the same task. It finally came to me..... How about those rubber things that people use when they count money. Off to the local office supply I went in search of rubber fingertip covers.
The challenge of finding rubber fingertips was a little more involved that I realized. Did you know that they come in six different sizes? I need just two (incase I ruined the first one) and they sell in packages of either 6 (shrink wrapped) or 12 (in a box). Of course I did not find the complete selection of finger tips in the first store. Instead, the first place had the shrink wrapped 6 pack in sizes small and medium only so I bought the medium size. Before I even left the store I realized that I just wasted $2.00 because my fingertip was throbbing from lack of circulation. Now I had 6 worthless rubber fingertips as I continued to find large ones. I finally found my size in the 12 pack and headed off to the hardware store.
At the hardware store I searched high and low until I found the teflon #8/32 bolts with the pan head. I then returned home and spent 10 minutes reshaping the bolt into a smooth little round tip stylus point and poked it through the end of the rubber fingertip. The unit slid onto my index finger and worked like a charm. It seemed like a good and cheap substitute for the Finger Pen. I kept that opinion intact until I completed my first inspection with the imitation Finger Pen. The drawback to the unit is the lack of ventilation. In fact, I was heard to say..."If I use this thing for a week I will probably have a moldy, skin-rotted fingertip." The bottom line..... Spend the $26.00 and buy the real thing.
Clients notice the real Finger Pen immediately. It is probably the sterling silver Hippie design. The shiny appendage extension does not go unnoticed. Instead of hiding it, I treated it as one more high-tech reason as to why they made a good decision to opt for me to do their inspection..... "Oh this, this is my data entry stylus."
I was also fearful that the silver tip on the Finger Pen was going to damage my Casio screen. As you probably know I have a custom made cover for the Casio that puts a layer of plastic over the screen. It will be interesting over the long term to see if the cover prematurely wears out. Will the sterling silver smooth and rounded tip on the Finger Pen do more damage than the plastic rounded tips on all of the other styluses available on the market?
CONCLUSION: If you tire of the traditional pen entry stylus, you should give the Finger Pen a try. I recommend that you challenge yourself to use it for at least a week. If I would have stopped using it after 2 days I would have abandoned the idea. After the third day it will start to grow on you and after a week you will wonder what you ever did without it. I give it a 4 star rating after a week of use, but gave it a 2 star rating after the very first day.
This week's AII™ Photo Challenge comes from my own digital camera on a Nightmare Inspection last week in Mapleton, Utah. Just when I thought that I had seen it all, I found myself in a converted attic of a 50-year-old home. The ceiling was just tall enough for me to stand up and the south wall was covered with Harvey Homeowner built-in cabinetry. You know the type.... The angled cabinets that take advantage of the angled roof section.When I opened the center set of cabinets I realized how extremely important it is to open up each and every cabinet door in every home I inspect.
"What do ya think?"(Click on the photo for a larger version)
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DATES: APRIL 28-30, 2000
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