Opps, Building Inspectors Finds!

Fig 1. Inspection Report 

Avoid the home inspection nightmares. Professional design, plan reviews, inspections, and site visits are for the safety of your new home.

Inspecting Woes

After graduation, I became a building inspector for the local county. I never had any violations as bad as the "Finds" on the This Old House website. These are inspections from home inspectors who do the real estate inspections before home sales. These "Finds" are obvious but not to all some of you may have wondered what was exactly wrong in some of the pictures. There may be some that have something similar in your own home. Maybe you know about it and maybe you don't. If there is one of these situations, just how dangerous is it. Can it cause a fire, electrocute someone or is it just a maintenance problem.

Update: For more interesting inspections go see @gold.star.inspections on YouTube. 

Pretty on the Outside

What about the ones that look fine? I did see my share of improper plumbing vents, old s-traps, island vents, room fans, fireplaces, hot water heaters vents, and clearances. To someone who does this kind of work every day, it is simple but, not to the layman. Special cases on occasion catch even the experienced tradesman. Electrical is another trade that it is easy to make a mistake in. The wrong type or gauge of wire, crossed wiring, and GFI not installed were needed. Even something as basic as boxes and panels being cleaned and free of dust, dirt, and wire scrapes are missed by some experienced contractors.

Structure and the Elements

Insufficient structural design for wind, snow, live and dead load. In wood structures, undersized joists and rafters or bad connection details are found in many plan submittals. Cutting joists or holes in the wrong locations is often found in field inspections. Many advances in seismic and wind lateral loading have complicated wood sheathing panel nailing patterns and connections to floors and foundations. Structural design takes more than reading a few rafter and joist charts. It takes specialized training and software.

Comfort and Air Quality 

Energy code requirements produce tighter construction. Not only are insulation and sealing the building envelope significantly upgraded over older homes providing better air quality in our homes has become a greater concern. Poor plumbing practices may allow sewer gases to permeate the home. Improper exhaust termination clearances allow fumes to be sucked back in through windows, vents, and intakes. Good HVAC layout, design, and field balancing will help avoid the cold rooms at the end of the house so common in new construction today. Careful planning and effective site practices not only can avoid violations but, also improve comfort and make homes healthier.

More Than a Smoke Detector

Life, health, and safety can be an afterthought in the construction of a home.  It is more than installing a  few smoke detectors. It starts with your site. What is the fire risk in your area? How long will it take for emergency services to get to your home? Create defensible space in the event of a fire around your home by clearing trees and shrubs away from the home. The lack of planning egress has caused many last-minute changes to windows, walls, and the sometimes costly basement bedroom egress areawell and window. People are adding CO2 monitors, security, and even child-proofing homes. As the population ages many people want to age in place. It is much easier to age gracefully in your home if you plan ahead. Wider doors and hallways, turn around space, grab bars and blocking inside the wall, shower benches, and knee space at sinks and ramps as needed.

Take Away

So next time you see a sway-back barn a burned-out home. Think of all the dangers you can not see and how much healthier your home can be if you consult the experts. Inspectors are a good place to start but may not be able to give you the time or the expertise your home requires. Architect, home designers. contractors are the experts to go to for more in-depth help with your home.