Too hot to handle- Hot water circulation pumps                 Chelan Real Estate Inspections

Well as always when it comes to home inspection that I see things in streaks. This month’s home inspection streak is about circulation pumps for the hot water systems. These domestic hot water circulation pumps are great in big homes with log runs to get hot water to a fixture in a timely manner versus running water for a minute or two to water. That is just way too much time in our fast paced world and it does waste a good deal of water.

EPA guide on hot water system design-Watersense

So onto the story, I was just talking to a contractor recently and he had an incident with a circulation pump that made me think more about these.

The incident was that he got a call due to a smoke alarm from one of his clients. When he arrived at the home he found it filled with smoke. The culprit was a circulation pump that burned up, literally.

I have used these before on my hydronic radiant heat system. And I have noticed that these pumps run pretty warm… hot, as you would expect when you are running hot water through them, but what is too warm? Well as I did some research I found that most of the manufacturers state that the pumps are good up to 230 degrees which is very hot.

It turns out a major issue with these circulation pumps whether it is for a domestic hot water circulation or hydronics is that they need to be properly sized for the application. This seems to be the number one killer of these pumps.

Most of these hot water recirculation systems are most commonly activated by either a thermostat or a timer. Systems that use a thermostat or timer automatically turn the pump on whenever the water temperature drops below a setpoint, or when the timer reaches a certain setting.

So now to my story… I just performed an inspection on a vacant home that has been winterized. So we get the water restored and I start my plumbing inspection. I get to the water heater and we do not turn it on because of obvious flame roll out on the water heater. But I check the circulation pump and it is hot, very hot, and it is circulating cool water. This I know cannot be right.  

It has been running ever since the water has been turned off. This is not very good for these pumps. Recirculation pumps should be powered off anytime the home’s main water supply is shut off.  Obviously the company that did the winterizing had missed this.

So now I will have these guys on my radar during inspection to see what temperatures they are running at. If they exceed the temperature rating it is time for further evaluation and/or replacement.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Wired for destruction- Multiwire branch circuits and tandem breakers

Wenatchee Home Inspection Services

I have written about Multiwire branch circuits before and I am not a big fan of this in residential settings. Link from Mike Holt-  Understanding the Dangers of Multiwire Branch Circuits

But I wanted to use an example of one issue with these circuits that came up on a recent home inspection. This was an installation in a garage/shop.

Here we have Multiwire branch circuit; this is a circuit with two or more hot conductors sharing a common neutral (grounded conductor).

But here is the danger… in this example the multi-wire circuit is on a tandem breaker. The majority of the time, not always, these tandem breakers sit on the same leg of the electrical service. This means when you put a load on both hot conductors the load that is on the neutral is cumulative versus canceling.  This can lead to overloading the neutral and a serious potential for a fire.

In a normal two pole multi-wire branch circuit the hot conductors will be on opposing legs that are out of phase of each other and the potential load on the neutral will be the difference between the two loads.  Example- Load “A” has 7 amps and load “B” has 5 amps the load on the neutral in this scenario would be 2 amps (7-5=2), simple enough.

Now it is time to do a little math for this example in a fictional shop environment.

So let’s say you have a somewhat typical 30 gallon air compressor, for this example it has a 5 HP start load and 2 hp continuous load. 1-HP equals about 746 watts, so if we have 2 hp x 746 watts on a 120 v circuit you have a little over 12 amps of load.

Now we have a 3hp table saw the 120v amperage is probably pulling 15-18 amps or better. We will use 18amps for this equation. Add few lights, 4 100w bulbs equals a little over 3 amps.

So the math looks like this, 12 + 18 + 3= 33 amps on the neutral of this 20 amp circuit and you will start to heat the neutral wire up. Now given this maybe not for extended periods of time but you could have several things going at once and you could really cause the neutral to get overloaded for extended periods of time.  Plus it is just not right and if you happened to lose the neutral all together pop goes the weasel!

“Take calculated risks. That is quite different from being rash.”

George S. Patton

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Bootleggers and Boondoggles- Stealing electricity Kittitas Home Inspection Services

Desperate times will make some take desperate actions.

I was on an inspection a little while back. The homeowner was being evicted for unpaid mortgage. This was a bit of a special case because the note was being held by the previous owners on a private contract.

I was brought in to make an assessment of the current condition of the property since the note holder was from out of town.

The current resident had resorted to camping in the home, literally. But that is another story.

The big issue here was that the meter had been compromised and bypassed.  Electricity theft is an ongoing problem for all electricity providers. If caught this is punishable by jail time, a fine or both in the United States.  With many of the meters being recorded remotely there may be more opportunity in some areas for utility theft.

The other more important issue is that tampering with live electricity inside a meter is not only very dangerous it could result in a fire, shock or even death. This is a concern for the utility staff because they can be injured when later repairing the meter.

This incident was reported by the Agent with me and will be taken care of but is a reminder of when inspecting homes that care must be taken for one’s own safety.

“Take calculated risks. That is quite different from being rash.”

George S. Patton

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

 Shaving to keep cool- Cedar insulation. Wenatchee Home Inspections

It is not too uncommon in the Wenatchee Valley when looking at homes from the 1920's that I found some insulation that we will not see today. It is a cellulose insulation just not the modern version of it.

Here is some insulation from that era, Cedar wood shavings. Older homes have been known to use a variety of different materials such as newspaper, corn cobs, horse hair, rock wool and even seaweed, I have never seen it but if you live in a coastal region it may be there. And of course sometimes there is nothing at all.

Wood shavings and sawdust have a long standing use in the early days for ice houses.

There have been some more recent studies on the use of wood byproducts as insulation materials. What is old is new again.

When thinking about buying an older home you must be ready to make some choices. Many of these older homes will need updating in basic components such as insulation, electrical, plumbing and HVAC. But you will get a home that has character and charm. These homes may not be for everyone.

Wenatchee home inspections and home inspecting in general can be a fun journey into the building practices of the bygone days.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Baseboard Heating and Receptacle placement.                 Chelan Home Inspection

In the land of hydropower it is common to find many variations of electric heat, from radiant ceilings to wall heater to those lovely baseboard heaters.

The most common heating and cooling is electric forced air with either a heat pump or AC unit.

Another pretty common heating component is the electric baseboard heater. There are some nice advantages to them. They are quite, easy to install and relatively cheap to purchase.

Another advantage is that you can easily adjust each zone to fit your needs. If you have a room you don’t use often you can just leave that heater off. You only have to turn on the heaters in the rooms you are in and you can adjust the heat accordingly.

But they have an issue that is very common to them… receptacles!  All too often I find receptacle over baseboard heaters or the room will not have proper receptacle spacing.

This is a problem.  There are ways to correct this issue, one way is that some baseboard heaters have an option to add a receptacle to the heating unit.

Another is maybe using smaller units that will allow receptacles outside the ends. Baseboard heaters use around 250 watts of power for every foot in length. In older homes with less insulation will need about 10 watts to heat each square foot. Newer homes with better insulation values will only need about 6 watts per square foot.

So in a 100-square (10x10) foot room that is part of an older home, the baseboard heater will be approximately 5 feet long. In a newer home, it will be about 3 feet long.

Remember we want to always minimize the need to for extension cords, they are only for temporary power and we do not want cords over the baseboard heaters

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC  is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                               509-670-9572

 The edge of despair- Rake Flashings Chelan and Quincy Home Inspections

I come to notice an issue with metal roof installations.  Actually more exactly exposed fastener metal roof installations.

There are two basic metal roof, exposed fastener and standing seam. The later being the higher grade and more expensive roof.

With an exposed fastener roof it is what it states, all the fasteners are visible.

With standing seam you should only see fasteners at edges and few other areas. There are various styles of standing seam metal roof systems but they all have a common mechanism.

The raised seam is typically fastened down to the roof deck with hidden clips or fasteners and the next panel seam will clip over the previous panel. So you will not see fasteners in the field.

But with all metal roofs there are specific flashing details that need to be performed and this is where I see the issues.

With exposed fastener roofs being usually cheaper to purchase it usually installed by people looking to save money on the roof yet want a long durable roof. In the pursuit to save they leave out very important detail- flashings. More importantly the edge flashing called a rake or barge flashing. The rake flashing protect the edge from water and wind.

Here is an example of not rake flashing causing the sheeting to deteriorate.

By properly installing all flashing the roof will last longer.

Proper installation and best practices may cost a bit more in the beginning but it will save you money in the long run.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Hands On the Wheel and Appliance Protection                                  Wenatchee, Chelan  Home Inspection 

Do you have a teenager who will be hitting the roads? This just reaffirms one of the things I look for in garages. I refer to automobile is little 4 wheeled missles that can have a major impact on life and property.

Here we have a home I inspected that has a little target practice for those younger ones that are getting their first real world experience of driving these 4 wheeled missiles. It is pretty standard to place appliances off to the side of the garage but really are they protected? I would argue this is an easy target for an incoming cruiser. 

The Uniform mechanical code states (M1307.3.1 Protection from impact) - Appliances located in a garage or carport shall be protected from impact by automobiles.

Several jurisdictions define this protection by the following.

1. Four (4") inch round steel tubing imbedded in the concrete and a minimum of twelve (12") inches in depth from top of slab to bottom of tube. Steel tubing must be a minimum of thirty-six (36") inches in height above finished floor and spaced every four (4') feet in front of the appliance location.

 2. A raised concrete platform not less than four (4") inches higher than the finished floor with a minimum clearance of three (3') feet from the front of the appliances to the edge of the platform.

 3. A separate compartment for the appliances completely framed with a minimum of 2x4 framing members and finished on both sides with no greater than a thirty-six (36") inch opening or a separate access door. Any requirements regarding combustion air for the appliances shall be met.

 4. A wheel stop placed a minimum of three (3') feet from the front of the appliance and permanently attached to the floor by a mechanical fastener such as wedge anchors or rebar, drilled and epoxied into the slab. The wheel stop must be a minimum of six (6") inches in thickness from the floor to the top of the stop.

 IFC (International Fire Code) SECTION 312 VEHICLE IMPACT PROTECTION defines protection as-
312.1 General. Vehicle impact protection required by this code shall be provided by posts that comply with Section 312.2 or by other approved physical barriers that comply with Section

312.2 Posts. Guard posts shall comply with all of the following requirements:
1. Constructed of steel not less than 4 inches (102 mm) in diameter and concrete filled.
2. Spaced not more than 4 feet (1219 mm) between posts on center.
3. Set not less than 3 feet (914 mm) deep in a concrete footing of not less than a 15-inch (381 mm) diameter.
4. Set with the top of the posts not less than 3 feet (914 mm) above ground.
5. Located not less than 3 feet (914 mm) from the protected object.
312.3 Other barriers. Physical barriers shall be a minimum of 36 inches (914 mm) in height and shall resist a force of 12,000 pounds (53 375 N) applied 36 inches (914 mm) above the adjacent
ground surface.

Not all jurisdictions enforce and/or adopted these references but I think some reasonable judgment should be made.

So when little Billy comes cruising into the garage trying to miss Dad's golf bag would it be nice to have that protection so you water heater or furnace is not an emergency call?

Hands On the Wheel and Appliance Protection                                  Wenatchee, Chelan  Home Inspection 

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

I am not venting, really I am not. Venting fixtures.   Wenatchee and Chelan Home Inspections

The plumbing vent is so simple yet so misunderstood.

The advent of the residential vent theory actually goes back to the late 1800’s in New York City. This is when indoor residential plumbing really took off for those who could afford it.

One problem that arose in those early residential plumbing systems was that the traps were losing their seals due to being siphoned and from back pressure conditions. This left that wonderful odorous aroma in some very wealthy people’s homes (they were the ones who could afford this luxury). Not a good thing for those early plumbers who wanted to make their mark in the new field of indoor residential plumbing. Their job literally stunk.

So it was in 1874 at a Master Plumbers conference in New York these plumbers discussed this issue and came up with the venting theory that the air pressure in the drain and at a the fixture had to be the same. They tested this theory and low and behold the modern principle of venting the plumbing system was born.

Now these wealthy patrons of New York could do their business indoors and not make a stink of it.

So during a recent home inspection of a home from the 1940’s I find that there had been some upgrades to the plumbing system. When they put in the new laundry area and there was no vent close. The nearest vent (the only vent) was over 15 feet way. For a 2” line it should not be more than 8 feet away.

Also there was no vent for the kitchen sink, minor detail…right.

So if you do not want you friends and neighbors to think you stink (that would not be civilized) you will need to properly vent.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

 Dihydrogen Monoxide (DHMO) found during Home Inspection… Cancer or Cure? 

Wenatchee and Leavenworth Home Inspection Services

As a Wenatchee and Leaveworth home inspection and structural pest inspection service I warn my clients about Di-hydrogen Monoxideand its dangerous effects.

Much has been written about it. Read more at  http://www.dhmo.org.

Here is a exerpt from the site-

...Each year, Dihydrogen Monoxide is a known causative component in many thousands of deaths and is a major contributor to millions upon millions of dollars in damage to property and the environment. Some of the known perils of Dihydrogen Monoxide are:

• Death due to accidental inhalation of DHMO, even in small quantities.
• Prolonged exposure to solid DHMO causes severe tissue damage.
• Leads to corrosion and oxidation of many metals.
• Contributes to soil erosion.
• Contamination of electrical systems often causes short-circuits.

and so on...

This chemical is a known solvent and coolant that comes in three very readily available states…Gas, Liquid and Solid.

Okay… here is the real issue if you do not properly control Dihydrogen Monoxide (DHMO) around your home it can cause great harm to the structure and is an invite to creatures such as, Termites, Carpenter ants, Anobiid beetles, Moisture ants and more.

When it comes to the home, DHMO maybe the number one concern for the home and how it will function over time.

Dihydrogen Monoxide is water… H2O.  Proper drainage of the home is paramount in controlling the effects from it.

Rainwater that has fallen on the property will either soak into the ground, collect in low areas or run off to the street or neighboring property(let’s hope not).

Home owner should grade their property and landscaping to provide appropriate locations for drainage. A good location would be water-loving vegetation well away from the home structure.

Proper drainage and water management should be done to ensure that your water problem does not become your neighbors.

When evaluating the drainage on your property special attention to how rainwater is discharged from gutters and downspouts.

Plan your landscaping to move the water to the preferred low spots in the yard or street. Or better yet collect rain water in rain barrels to use it for watering plants later.

All too often improper water management leads to moisture related issues for foundations, crawlspaces and basements.  And yes our little buggy friends like it too.

"If you think it's expensive to hire a professional to do the job, wait until you hire an amateur..."

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

On a home inspection my client asked me to look at a part of the foundation that he thought may be failing.

                

Cement, Moisture and forces of Equilibrium- Wenatchee and Leavenworth Home Inspection

“You can't trust water, Even a straight stick turns crooked in it.” 
W. C. Fields 

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

 A Wonderful World… on the road of a home inspector.

I thought I would take this time to reflect on some of the beautiful landscapes I get to enjoy when traveling the back roads of Eastern Washington.

Here are several photos-

From a home inspection by Lake Chelan. Not bad to wake up to this every morning.

This was on my way to a home inspection in Coulee City, Banks Lake.

Here is from a few home inspections in Okanogan County around the Winthrop area.

Home Inspection by Sun Mountain Lodge

From a home inspections by Winthrop and Mazama.

This is from a home inspection on the Waterville Plateau

Sometimes the journey is really worth it. This is often my working environment. Gotta love Eastern Washington.

“We are at our very best, and we are happiest, when we are fully engaged in work we enjoy on the journey toward the goal we've established for ourselves. It gives meaning to our time off and comfort to our sleep. It makes everything else in life so wonderful, so worthwhile.”

Earl Nightingale

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

 Reflections of the defect                    Wenatchee and Leavenworth Home Inspection Services.

I was pondering this during a recent home inspection. What constitutes a defect?

Here is how the dictionary defines this;

-       an imperfection that impairs worth or utility : shortcoming

-       a lack of something necessary for completeness, adequacy, or perfection

So how does one define defects during a home inspection and should all defects/improper installations be reported?

I think the generally most see a defect as when something is broken or not performing as it should. These are the easy ones.

Now for the not so easy ones.

What if you have something that is not installed in accordance to standards, be it code or manufacturers specifications? Would you call this a defect? This is the quandary that all home inspectors must deal with and I think should be a topic of discussion.

Let’s start with a very common example, the use of Romex (NM) wire on exterior of homes or other damp/wet locations, i.e. underground conduit.

Codes are pretty clear that NM wire (Romex) is not to be used in what is defined as damp/wet locations. Yet in many cases this wire will function just fine and do what is intended to provide power from point A to point B. So is this a defect and should be reported as such?

The real issue is that moisture could wick into the cable assembly and create an electrical problem. This does not happen very often but it could and so the cable is not to be installed in these types of locations.

(Here is a great document from NEMA (National Electrical Manufacturers Association) for examining electrical systems that has been subjected to water/flooding. Evaluating Water-Damaged Electrical Equipment )

Here is another example, Installation of cultured stone veneers on the front of homes without proper flashings, drip screeds, clearances to grade and transition caulking with backer rod. Again the materials are not installed to industry standards.

In the climate I am in (low humidity and rainfall) it is most likely it will not be a problem. I cannot guarantee it will not be an issue, is this a defect? Here is the concern, if the installation is having a problem it may be hidden for some time and costly to repair.

Installation guide for adhered concrete masonry veneer – MVMA Guide

These are just a couple of examples I see quite often. Both of these examples could be problematic in the right conditions.

If you were a homeowner or looking to purchase a home would you like this information? Should you at least be made aware?

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Wenatchee and Leavenworth Home Inspection Services

As a former emergency/hazmat responder the number one rule of the response was not to become a victim.  You cannot help anyone if you are the one that needs helps.

So on a recent home inspection I found another piece of old time Americana… the “HERO” fire extinguisher. This was like many of these devices that were used up till the 1950’s.

These were small fire extinguishing devices that came in several forms. In this particular version you have a tin can that you pull the tab and aim at the fire.

Here is an advertisement for this device, got to love advertisers. Hey only a buck 29!

Here is another version of the same type of device call known as a fire grenade. This specific one has a thermal link that also will engage the device.

The chemical in the grenade and can would be vaporized and extinguished the flames by inhibiting the chemical chain reaction of the combustion process via oxygen removal.

The chemical in these devices is carbon tetrachloride, this chemical was appropriate for liquid, solid and electrical fires. It was a common chemical used in extinguishers from the early 20th century to about the 1950’s.  CTC was also used as a dry cleaning agent, propellant, a solvent, a fumigant and as a refrigerant. Consumer and fumigant uses have been discontinued but may still be found in industrial uses.

There was one small issue though. The chemical carbon tetrachloride is toxic and acute exposures cause damage to the nervous system and internal organs. Though carbon tetrachloride is non-flammable when it is heated it creates phosgene gas (as well as other toxic gases). Phosgene gas is well known as ”Nerve Gas”.

So even though you think you will are going to be a HERO in this case you may just be another victim. The fire may be out but there is a good chance that you may be out also.

"If you think it's expensive to hire a professional to do the job, wait until you hire an amateur..."

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                          509-670-9572

You better know your S!*+ (stuff), Owners with on-site sewage systems (OSS)

Chelan and Douglas County Home Inspection Services

Awe the on-site sewage systems (OSS) or better known as a septic system.

I get this question many times as a home inspector… Do you do septic system inspections?  The answer is no, I do not have a license to perform that (or a truck to pump out the goodies). Septic systems have to be inspected by OM1 certified or OM2 Certified septic specialist in Washington State.

Often (like almost always)  when you go to sell your home you will most likely be asked to have your septic system pumped, inspected and have a certificate of the inspection. Many jurisdictions in Washington State require this. Even if not required it really is a very important item to have performed.

Most homeowners do not know that it is required by law in Washington State that you maintain your system (Chapter 246-272A WAC).

How often you need to check your septic system (on-site sewage systems or OSS) depends on what type of system you have installed.

Basic septic systems- These are systems with a tank and a gravity-fed drainfield and must be inspected at least once every three years.  These systems are also called conventional gravity septic systems.

Septic systems other than your basic system- These must be inspected at least yearly or every other year depending on type of system and local health department requirement.  These systems may include; Pressurized septic systems, sand filters, and mounds systems.  Any septic systems that have pumps or other mechanical or electrical parts will need to be inspected more often than gravity systems.

Here is a video from the Washington State Dept. of Health.

Inspecting and maintaining your septic system is the homeowner's responsibility.  Most will hire a professional Septic System Maintenance Provider or Septic System Designer to inspect the system. You can do it yourself but you will have to have proper training and you must meet any local requirements.

A properly maintained septic system will save you money and some smelly headaches so it is best to know and understand what you need to do.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

 Getting Horizontal- Better in bed than your electrical panel

Chelan and Leavenworth Home Inspection Services

So I had a recent home inspection and found an interesting installation of the main electrical panel. It was in the horizontal position. This is an odd installation for sure. No offense to our neighbors up north (they allow horizontal installations) but this is weird installation for the us down south. It even had an electrical inspection sticker on it but this indicates some messing around happened after the inspection.

Here is the catch for us in US, electrical panels can be installed horizontally if is impractical to install the panel in the vertical position as long as the circuit breakers clearly indicate whether they are “on” when in the “up” position.

Here is how the code presents this-

NEC 240.33 Vertical Position.  

Enclosures for overcurrent devices shall be mounted in a vertical position unless that is shown to be impracticable. Circuit breaker enclosures shall be permitted to be installed horizontally where the circuit breaker is installed in accordance with 240.81. Listed busway plug-in units shall be permitted to be mounted in orientations corresponding to the busway mounting position.  

NEC 240.81 Indicating.  

Circuit breakers shall clearly indicate whether they are in the open “off” or closed “on” position.  

Where circuit breaker handles are operated vertically rather than rotationally or horizontally, the “up” position of the handle shall be the “on” position.

So to put it in general we are required to install enclosures for overcurrent devices in a vertical position unless it physically impossible or very impractical to do so.

It is also thought for us down here in the US that a wall-mounted vertical position for electrical panels (panelboards) is desirable to have easier access, more natural hand operation, normal swinging or closing of doors or covers (which I found), and legibility of the manufacturer's markings.

In addition, this also means electrical panels (panelboards or fuse enclosures) are not to be installed in a horizontal position where the back of the enclosure is mounted on the ceiling or the floor.  So do not even think about doing that.

Compliance with the up position will limit the number of pole spaces available on a panelboard if the cabinet is mounted in a horizontal position on a wall so you really could be limiting the available circuits.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

 “The myth of the Clear Pest” Complete WDO Inspections performed in Washington State-

Chelan and Douglas County Home and Structural Pest Inspections

As home inspectors/SPI’s (Structural Pest Inspectors) I see and hear some improper interpretations on some of the rules when it involves a sale or refinance of homes in regards to performing a Complete WDO (Wood Destroying Organism) Inspection that are not accurate.

In my area I hear the term “Clear Pest” used all the time. But from the Washington State Law there is no such thing. What we as SPI’s or PCO’s are required to perform is a "Complete wood destroying organism inspection". The problem is that many of the Realtors and even some Home Inspectors who are SPI’s (Structural Pest Inspector) and PCO’s (Pest Control Operators) are using this term, which we should not.

This term “Clear Pest” has some legacy to past practices and now has come to mean a home clear of Wood Destroying Insects such as Termites, Carpenter Ants and Anobiid beetles. Some of this this comes from a National Pest Management Assoc. (NPMA) HUD form NPMA33 (Form link) but the lines have become very blurred and some cases the intent of the law of Washington State is being clearly circumvented.

I feel it puts those of us who are trying to play by the rules and perform our jobs in the best interest of public, the rules and intent of the law on difficult footing. There are those who are bending the rules in a way to make it easier for the transaction or misinterpreting the law and are not performing our duty in accordance of the law and licensure.

From the WAC (Wash. Admin. Code) I have highlighted provision “2“ of WAC 16-228-2060 that clearly states that we as SPI (Structural Pest Inspectors) or PCO (Pest Control Operators) cannot use a Specific Wood Destroying Organism as a way around the rules for a “Complete WDO Inspection”. The State requires that a person must perform a complete WDO inspection, meeting the requirements of such, if the inspection is conducted “pursuant to the sale, exchange, or refinancing” of real property.

These rules are in place to ensure that critical information is provided in the evaluation of a property.

WAC 16-228-2060 (Link to Code)

Specific wood destroying organism inspection reports.

(1) A specific WDO inspection report must be completed in conjunction with any proposal or estimate for prevention or control of WDOs. Pest management activities performed under an existing warranty will not require the preparation of a specific WDO inspection report.

(2) A specific WDO inspection report must not be construed as a complete WDO inspection report or, in any case, be used in lieu of a complete WDO inspection report for the sale, exchange, or refinancing of real property. A statement explaining the restriction against use in real estate transactions must stand out by having larger print than the main body of the report, be highlighted, underlined, or be in bold print on all specific WDO inspection reports.

Under the Revised Code of Washington (RCW) states this ( I pulled the two most relevant definitions)-

RCW 15.58.030 Definitions.  (Link to Code)

(4)"Complete wood destroying organism inspection" means inspection for the purpose of determining evidence of infestation, damage, or conducive conditions as part of the transfer, exchange, or refinancing of any structure in Washington State. Complete wood destroying organism inspections include any wood destroying organism inspection that is conducted as the result of telephone solicitation by an inspection, pest control, or other business, even if the inspection would fall within the definition of a specific wood destroying organism inspection.

(39)"Specific wood destroying organism inspection" means an inspection of a structure for purposes of identifying or verifying evidence of an infestation of wood destroying organisms prior to pest management activities.

Here is some additional information regarding Complete Wood Destroying Organism Inspection performed in Washington State.

FAQ for SPI License-Link

WSDA Guidance on Complete WDO Inspections -Link

Real Estate Licensees – WSDA note to Realtors-Link

So to sum it up if you are performing a Structural Pest Inspection that is linked to Real Estate Transaction a Complete WDO inspection has to be performed.

If as a consumer you feel that you have an improper home inspection performed you can file a complaint.

 (Link to complaint  form)

If a pest inspector overlooks damaged or infested areas, is uninsured, and refuses to help, you may be stuck with the bill, or be forced to take them to court.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Being connected or being grounded, just do not lose touch!

Remodeling and electrical systems- Wenatchee Home Inspection

With all of the social media in the world we sometimes can be overwhelmed just keeping up. But it is a essential in a way of helping all of us being aware, informed and entertained.

On a recent home inspection in Chelan County I came upon an issue with the house not being properly grounded, better said the ground wire was not connected.

During a remodel the building electrical ground was severed. While working on the plumbing system the ground was removed from the water pipe and no new grounding electrode was installed.  It is very common in older homes to use the water pipe as the grounding electrode. This is a potentially dangerous situation.

Your electrical system needs to have a proper ground to limit the voltage induced by lightning (this could be your home or to the grid), line surges, or unintentional contact by higher-voltage lines.

The ground should provide a path to the earth to dissipate the energy of the surge and provide a proper reference to ground for the high voltage.

We want that grounding electrode connected to earth and to the electrical equipment in such a way that will establish a zero difference of potential between earth and the electrical equipment.  This is one of the main reasons we are moving to concrete encased electrodes (UFER Ground). Creating the zero difference of potential helps stabilize voltage for the electrical system.

So now with the home not properly grounded you are at an increased risk for for an electrical accident. Let say an electrical fault has occurred if there was no proper ground path available, you touch something and you now could become the ground path. This can result in potentially dangerous shock or burn from the electrical system. That would not feel very good.

I am all for people working on their homes (this is how we learn) but what you do not know can hurt you and potentially cause accident that could have been avoided. When doing these project you should enlist a seasoned professional to help out, or if you are in over your head you should just hire a licensed contractor.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Concrete and the Ages of Mythology Wenatchee and Chelan Home Inspection Services

We have two known universal truths when it comes to concrete. It gets hard and it will crack.

But this is a material that we all take for granted in our daily lives and is a key component in modern construction. Like any building material is not just how good the product is but also how well it is installed. All too often during a home inspection I see concrete poorly installed and failing much quicker than it should.

But there is now another truth; the ancients had done it better.

Out of the “Ages of Mythology” and with a bit of scientific sleuthing we may have a new concrete mixture coming that is not only more environmentally friendly but also much more durable.

The European and the United States have been studying concrete from ancient Roman and found that the Roman concrete has unique properties that alter its chemical composition in such a way that it is more durable and can be manufactured at much lower temperatures, hence less energy needed to create. The manufacturing of modern “Portland Cement” is estimated to produce 7% of the carbon dioxide that industry emits into the air.

Modern concrete needs to be cooked at 2,642 degrees Fahrenheit to mix the limestone and clays whereas “Roman Concrete” which used much less lime is only needed to be heated to 1,652˚ F. Quite a difference.

Modern concrete is made with “Portland Cement” which is a mixture of calcium, silicates, and hydrates, (C-S-H) whereas the Roman used a mixture of calcium-aluminum-silicate-hydrate (C-A-S-H). Their mix reduced the silicon used and added the metal aluminum. This slight difference resulted in a much more stable binding agent. Ah chemistry just a slight variation has such a grand effect.

The Roman secret was to mix lime with volcanic rock/ash. With Mt. Vesuvius around they had plenty of that. Emperor Augustus’s engineer Vitruvius and Pliny the Elder documented that volcanic ash from the area around the Gulf of Naples made the best maritime concrete. Then with this mix they used seawater to cause the chemical reaction which formed a more stable crystalline structure in the concrete known as aluminum tobermorite (Al-tobermorite).

With this new knowledge we may see the world of modern concrete change to a more eco-friendly and a better product.

Here is the press release link -To improve today’s concrete, do as the Romans did.

“The process of scientific discovery is, in effect, a continual flight from wonder.”

Albert Einstein

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

 Doing what is required, knowing the SOP’s. Wenatchee and Chelan Home Inspection Services.

Like anything knowledge is power. I think it is very important that Realtors as well as home buyers actually read whatever Standards of Practice (SOP) your Home Inspector is using. This will help you choose a home inspector that is actually performing his/her job as they should and properly reporting it.

It is unfortunate that many people in the home inspection and construction industry do their job because that is the way they always do it. They do this without really thinking about what they really should be doing, which means studying the appropriate codes, standards, recommendations or rules.

This is sort of human nature, you develop a habit and then do not think much about it. I am very fortunate to have several home inspectors that I talk to almost daily. We talk about information pertaining to our industry and our standards. This helps me learn and also challenges my preconceived ideas.

I was performing a home inspection for a client that was not happy with the inspection they received from the previous home inspector. I had a chance to review the other home inspector’s report which brought me to the conclusion that this home inspector either has developed some poor habits or just does not know what is in our State Home Inspectors SOP.

This is just one item that caught my eye. The inspection report did not mention AFCI/GFCI requirements in the home inspection report per our state SOP.

Per WAC (Washington Admin. Code)- 308-408C-110 for Electrical systems. (Link toCode)

The home inspector will-

(f) Report the location of any inoperative or missing GFCI and/or AFCI devices when they are recommended by industry standards.

(g) Advise clients that homes without ground fault protection should have GFCI devices installed where recommended by industry standards.

This means we are to inform our clients of where GFCI (Ground Fault Circuit Interrupter)/AFCI (Arc Fault Circuit Interrupter) are recommended by industry standards.

Now you may have noticed something here in our standards. We are not required to “Advise” the client on homes without AFCI’s that should have them installed. We are to report they are not there but why not advise the installation?

Well like anything else SOP’s have some politics/opinions involved and the writers of the SOP were not all in the camp about the need of AFCI or effectiveness of them versus cost, so they did not include the language that home inspectors should advise their clients have them installed. (I always recommend their instillation. SOP’s are minimums.)

Now the Electrical Code is very specific on AFCI requirements and if you know the reason for their development you would better understand why they are a good thing and we should advise our client to have them installed.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572