CARLSON HOME INSPECTION BLOG

Carlson Home Inspection; Home Inspector in TN. Waived Your Home Inspection? Find Out What You Bought! 20 Years Experience, Licensed P.E. I'll Perform YOUR Inspection Personally..

Mon, 29 Aug 2022 16:51:11 GMT

Did you waive your inspection in a multi offer situation? New construction or older home it’s time to find out what you bought and where to start!

STILL providing the most THOROUGH home inspection and DETAILED inspection report in a 100 mi radius to Nashville after 20 years. See 12 full example reports at www.seeingknowingcaring.com !

This was my discovery at a recent inspection:

Seeing Knowing Discovering the fungal Nirvana Inspector Bill Carlson

Home Inspection Structural Comment; Not for the Squeamish

Mon, 18 Jan 2021 22:08:08 GMT

Home Inspection Structural Comment; Not for the Squeamish

Do you really want to have the details in your Home Inspection Report? The below comment from me may get a couple of boiler plate sentences in other inspector's reports. See 12 actual Carlson Home Inspection Reports Here . The following is from an actual inspection report from a few months ago:

Repair/Query: The home is a 100+ year old Victorian structure with a brick foundation which is likely original to the home. Brick style foundations for these homes are desirable as many from the era were of post and beam construction with cedar post support at the perimeter. Rot at the posts over time typically required post replacement with a concrete block foundation by the 1950's to 1970's depending on the extent of the moisture exposure around the perimeter of the home due to non-existent guttering or ineffective built in guttering. The home still has a built in guttering system present that likely was installed with the installation of the metal roof. It is suspected the metal roof was installed associated with tornado damage experienced in the area in 1998. It may or may not be possible to confirm this through public insurance records. In this case, the brick foundation is in a deteriorated condition as a result of the chronic perimeter moisture passage through the foundation resulting from a lack of gutter maintenance as well as the general ineffective nature of original style built in gutters. Evidence of distress was observed indicated by significant mortar loss visible from the interior and exterior as well as significant bulging and displacement observed from the interior and exterior most visible at the east side of the front porch and along the rear. Other areas are likely similarly displaced but view was obstructed in some areas by blown on insulation. Deterioration of the foundation is exacerbated by the depth the foundation extends below grade, approx. 3'; and the fact that the foundation is only 1 wythe (a vertical section of bricks or other masonry that is one unit thick) thick. Brick structural installations should be of multiple wythes with bricks installed periodically at 90 degrees to tie the wythes together. Single wythe foundations were common in this era of residential construction. Prior repairs to address the foundation deterioration have focused on re-supporting the flooring structure near the foundation to reduce load on the foundation. Supplemental wood girder assembly supports are present in some but not all areas along the foundation and are installed in a less than ideal manner in some locations. No effort has been put forth to address the root cause moisture issues. It is also noted there is the presence of bamboo within about 10' from the foundation with evidence of bamboo in the crawl space which can also be an external force on foundations and should be considered. A standard and best repair would be to replace the existing foundation as well as retrofit the eaves edge with modern seamless gutters with downspouts discharging 10' from the foundation. Other permanent repair options may include properly re-supporting the perimeter floor structure in all areas in conjunction with tuck point repair of the mortar from the exterior and parging of the interior foundation surface with surface bonding concrete. Other options may be available. All solutions should include addressing the perimeter moisture issues. Restoring the built in gutters may be an option but even in a restored condition these gutters may still overflow due to the design constraints of these systems. A licensed structural engineer should be contacted to evaluate and specify repairs as needed. A roofing/gutter contractor should be contacted to evaluate and specify repairs as needed. Any work performed should be performed by licensed contractors in these areas of expertise.

This comment came with 20 photos but have been omitted to protect the guilty.

Seeing Knowing Caring Inspector Bill Carlson

Might as well shoot yourself in the foot!

Fri, 26 Jun 2020 19:57:06 GMT

This is a subtitle for your new post

Repair: The original fireplace chimney was essentially built into the solid masonry wall structure of the home located on the interior side of the wall (chimney not visible at exterior).

The chimney no longer passes through the roof line and the chimney is not suitable for use. The top of the chimney was demo'd below the roof line elevation but was not blocked off and air sealed in the attic or at the top of the fireplaces.

Currently, free air transfer occurs between the attic and living room and attic and basement as a result and is a significant energy efficiency issue bringing air with attic conditions into the home.

When the HVAC system at the 1st level turns on, attic air is pulled from the attic down the flue into the living room.

The attic temperature was approx. 100 deg F at the time of inspection. Loose brick is also present at the top of the flues and could be a falling hazard down the flue if dislodged. A chimney/fireplace technician should be contacted to properly block off and air seal the chimney flues and address debris.

Seeing Knowing Throwing money away Inspector Bill Carlson

Home Inspection Report Comment of the Day | Nashville, TN

Wed, 18 Dec 2019 17:09:42 GMT

The single ply roofing membrane could not be inspected as the inspector did not have proper footwear. A licensed roofing contractor should be contacted to evaluate and repair as needed.Seeing Knowing Styling alwaysInspector Bill Carlson

Code Check 2

Wed, 18 Dec 2019 17:09:41 GMT

So…..new construction. What’s wrong with this pic?

This is an example how specific code references get written. Usually someone died which is unfortunate and sad. Eric Clapton’s young son crawled out of an open window of a tall building without fall protection present at the window in 1991. By 2012 this code reference appeared. From the 2012 International Residential Code (IRC); R312.2.1 Window Sills. In dwelling units where the opening of an operable window is located more than 72 inches above finish grade or the surface below, the lowest part of the clear window opening of the window shall be a minimum of 24 in above the finished floor of the room in which the window is located. Operable sections of windows shall not permit openings that allow passage of a 4 inch diameter sphere where such openings are located within 24 in of the finished floor.

The IRC is also mostly a perscriptive code thankfully. This means if they say something has to be a certain way, they at least give you a hint on how to do it! A later reference describes the fall protection devices required to keep the windows not meeting the above reference from opening greater than 4″.

Seeing Knowing still Keeping them honest Inspector Bill Carlson

Code Check | Home Inspection | Nashville, TN

Wed, 18 Dec 2019 17:09:38 GMT

So…..new construction. What wrong in this pic?

From the 2012 International Residential Code (IRC); R311.7.8.2 Continuity…etc…Handrails adjacent to a wall shall have not less than 1 1/2″ between the wall and handrails.

Seeing Knowing Keeping them honest Inspector Bill Carlson

COPPER GUTTERS AT THE HOMESTEAD TODAY

Fri, 16 Feb 2018 20:26:09 GMT

So a beautiful install, but had I not been present at the start of the job both the contractor and I would have faced a disaster.

Support of 1/2 round gutter systems is critical to longevity; best every 2 feet. There are 2 types of hangers for old school rafter tail installs. End mount which have 2 screws that embed into the 100 year old rafter end grain; not so stable. Side mount that are face installed with 5 screws into the side of the rafters; much more stable. I requested the side mount hangers to the sales estimator for the contractor but the workers arrived with end mount hangers. Also, I specified white Aluminum 1/2 round gutters for the rear to save $$$ with the estimator but the workers started making standard K style gutters when starting.........so here is the issue... communication.

This contractor was a larger company that primarily is a roofing company. They need to offer gutters as well to be able to fully service their roofing clients. So this is sub-contracted out which is where the communication breakdown often occurs. The rear gutter near fail is partially on me. I specifically requested 1/2 rounds but the estimator specced out K gutters which was clearly on the estimate which I reviewed and did not catch. That's on me.

A short call and an hour later we were back on track.....all be because I started the job present on the job site.

A must for every day of project work.

Seeing Knowing Raining now and now I don't care Inspector Bill Carlson

SELLERS CAT YAKS IN INSPECTORS SHOE

Thu, 01 Feb 2018 14:41:00 GMT

In beautiful and scenic Green Hills today. A couple of months ago I came back to my shoes (I inspect interiors shoeless to respect sellers clean houses and get a better floor feel) and the Seller’s cat gave me a … Continue reading →

Seeing Knowing Cleaning my Shoe Inspector Bill Carlson

In beautiful and scenic Niagra Falls today…..Noooooo!

Sat, 20 Jan 2018 14:33:00 GMT

I see a lot of tankless water heaters in unheated garages in Nash Vegas. We might want to rethink that! It DOES get cold here for extended periods of time. Seeing Knowing Breaking the bad news Inspector Bill Carlson

I see a lot of tankless water heaters in unheated garages in Nash Vegas. We might want to rethink that! It DOES get cold here for extended periods of time.

Smoking gun…..plastic tube holds water before entry to heating element; froze and cracked; leaked massively when thawed.

Seeing Knowing Breaking the bad news Inspector Bill Carlson

Abracadabra!

Thu, 18 Jan 2018 21:42:00 GMT

In beautiful ( and wicked cold) Green Hills today………. Seeing Knowing Mixing a shocking Mojito Inspector Bill Carlson

In beautiful ( and wicked cold) Green Hills today……….

I kid you not….spent 20 minutes looking for the electrical panel in a vacant home with nothing hanging on the walls………

Bang there it is……older condo but this has never been allowed……30″ of free space required floor to ceiling in front of a panel…..not to mention the proximity to water.

Seeing Knowing Mixing a shocking Mojito Inspector Bill Carlson

Sometimes You Gotta Improvise; 4′ level Ice Scraper!

Fri, 12 Jan 2018 21:32:00 GMT

Headin to the house!!!…finally.

Grateful for 2017 | Home Inspector in Nashville, TN

Tue, 02 Jan 2018 16:17:00 GMT

Grateful and thankful for my clients and referring agents in 2017. Getting off on the right foot (left foot is frost bitten) in sunny and cold Inglewood today. 2018 to be an awesome ride….get on the train! Seeing Knowing … Continue reading →

Seeing Knowing Shivering Inspector Bill Carlson

New Construction Needs Home Inspection | Nashville, TN

Tue, 01 Aug 2017 21:24:00 GMT

Yup new construction. Seeing Knowing Belly Laughing Inspector Bill Carlson

Yup new construction.

Seeing Knowing Belly Laughing Inspector Bill Carlson

Water Heater Inspection in Nashville, TN

Tue, 01 Aug 2017 19:38:00 GMT

Surprised This One Didn’t End Up On the Nightly News

Wed, 03 May 2017 17:01:00 GMT

Seeing Knowing Gassing Inspector Bill Carlson

Gas water heater totally venting into the laundry room. Common vent with furnce which also likely vents into the laundry room. 2 bedrooms on this level. Light headed. I cannot believe this stuff sometimes. This is how good unsuspecting folks pass away. 50 gal. Water heater was replace by a shorter 30 gal. unit and the installer cobbled together an improper connector section that must have fallen away.

Seeing Knowing Gassing Inspector Bill Carlson

Disconnected Bathtub Drain Found In Home Inspection

Fri, 24 Mar 2017 19:31:00 GMT

Disconnected bathtub drain……. Seeing Knowing Holding back my cookies Inspector Bill Carlson

Disconnected bathtub drain…….

Seeing Knowing Holding back my cookies Inspector Bill Carlson

Fort Inspection Notes

Sun, 26 Feb 2017 15:28:00 GMT

The structure is a 3 sheet fort of King sized members. Wall fasteners are of 1 1/4″ roofing nails with green yarn and used shoe laces. Internal fasteners are of small and medium sized binder clips with center column … Continue reading →

The structure is a 3 sheet fort of King sized members.

HAPPY BIRTHDAY WILL!!!!!!

Wall fasteners are of 1 1/4″ roofing nails with green yarn and used shoe laces. Internal fasteners are of small and medium sized binder clips with center column of 1/2″ PVC pipe and #10 can filled with pennies footing. The electrical system is of a single 110v receptacle powering lighting and a computer for viewing of Waterboy and appears to be sufficient. Evidence of movement within the structure was significant as is typical of structure of this type. Flexibility in design appears to meet earthquake design requirements as well as class W (wood) soils design requirements. This fort meets 2 day Birthday design requirements. Evidence of need for repair was not observed.

Seeing Knowing Surviving laser tag and a 6 boy overnite…..nobody died including cats

How bout this cobbled together framing repair

Tue, 21 Feb 2017 21:39:00 GMT

In beautiful and scenic East Nashville today….pic is from a few weeks ago ……or this pier…..JEnGA!!!!!! Seeing Knowing Loving the job security Inspector Bill Carlson Advertisements

In beautiful and scenic East Nashville today….pic is from a few weeks ago

Seeing Knowing Loving the job security Inspector Bill Carlson

Happy Valentines Day from Carlson Inspection!

Tue, 14 Feb 2017 22:28:00 GMT

Seeing Knowing Getting the scraper Inspector Bill Carlson

Beautiful romantic fluffy evidence of mold/mildew!

Seeing Knowing Getting the scraper Inspector Bill Carlson

Not Again!

Fri, 10 Feb 2017 13:51:00 GMT

In beautiful and scenic White House today. Not long ago I was performing a new construction inspection where the plumbers were getting the water turned on for the 1st time. They got the water on and were leaving so I … Continue reading →

In beautiful and scenic White House today. Not long ago I was performing a new construction inspection where the plumbers were getting the water turned on for the 1st time.

Water on the floor coming from baseboard; others muddy feet.

They got the water on and were leaving so I went at it. I am in the home in socked feet to not track dirt and turn on the shower valve. As I’m inspecting the tile surround, my feet start getting wet and I’m not in the shower!

Water wets ceiling and cracks the ceiling below in the kitchen.

Yup water is pouring out from the baseboard due to leakage from the shower valve. Ran and chased down the plumbers……had I not found this I suspect the new home owners would have when they took their 1st shower.

Water in crawl space from shower valve leak.

Seeing Knowing Finishing the day with wet feet Inspector Bill Carlson

Road Trip to Chattanooga may go Rock n Roll

Sun, 29 Jan 2017 16:19:00 GMT

Turns out Tedeschi Trucks Band is in town sold out. ..would be a good mourning for the loss of Butch……gonna walk out front and c if we can get tix Seeing Knowing Rockin in Chatanooga Inspector Bill Carlson

@ airbnb

Epic train station dome

Turns out Tedeschi Trucks Band is in town sold out.

……..so we got tix..

Jack Pearson opened and played Blue Sky….only AB song of the night….was a good show

Seeing Knowing Rockin in Chatanooga Inspector Bill Carlson

Ah jeez….probably should actually connect that.

Mon, 16 Jan 2017 20:36:00 GMT

In beatiful and scenic E nashville today. Overall a pretty good reno but jeez. I recommended the client get an internal video if this older system. Then connect and seal it holy crap. Seeing Knowing Venting sewer gases under the … Continue reading →

New PVC dumps into old concrete sewer piping; no seal no connection.

PVC extends about a foot into the old piping only.

In beatiful and scenic E nashville today. Overall a pretty good reno but jeez. I recommended the client get an internal video if this older system. Then connect and seal it holy crap.

Seeing Knowing Venting sewer gases under the house Inspector Bill Carlson

Spare the Rod, Spoil the Child

Tue, 10 Jan 2017 23:46:00 GMT

In beautiful and scenic Belle Meade today….hmmm couple of weeks ago I did an inspection in a home where the seller had multiple children and wooden spoons propped up on the trim over the door ways on the inside of … Continue reading →

Seeing Knowing Running Scared Inspector Bill Carlson

In Columbia yesterday…..wish I was in Colombia!

Sun, 08 Jan 2017 03:27:00 GMT

In beautiful and snowy Columbia TN yesterday facing challenges from 1st light……1st I came to this… then took a little closer look and discovered this… and this… so I talked to these guys… and turned around 5 miles to here… … Continue reading →

In beautiful and snowy Columbia TN yesterday facing challenges from 1st light……1st I came to this…

then took a little closer look and discovered this…

and this…

so I talked to these guys…

and turned around 5 miles to here…

where by coincidence I ran into the buyers agent who could not contact me cuz her phone was dead and her Mustang wasn’t going annnny further; so she got in my truck and we went the “back” way to here; on 67 Acres; 4500 sf…

then here; 900 SF…(file photo)…

and finally here; 2400 SF…

and this…

and of course this; like there always is. It was hard to concentrate sometimes cuz of these guys…”hey dumb ass”…

but overall it was this.

Careful with that Gas log Eugene!

Thu, 05 Jan 2017 06:02:00 GMT

Cozy unvented gas log in master sleeping room. EEEK.

Owner’s manual for unvented log set.

I D tags identify unit as a match for the owners manual.

Installed unit has a btu/hr rating of 30,000 btu/hr.

I D tags say don’t install in a bedroom.

Owners manual says don’t install in a bedroom.

In beautiful and scenic East Nashville today. I performed a new home construction in fill inspection a couple of months ago and for the 1st time in a new construction build inspection I was performing there was a gas log fireplace in the master sleeping room. Not a good idea in general as the gas appliance competes with humans in the room for oxygen; general asphyxiation risk as well as a carbon monoxide asphyxiation risk if the unit malfunctions. I have seen a few of the decorative heatilator log set ups in sleeping rooms which are vented to the exterior and have glass fronting the room which minimizes risk and appears to meet requirements. This unit was an unvented gas log which vents into the room! EEEK. The owner’s manual had “not for bedrooms” written all over it which was written all over the unit identification tags as well. The ID tags also identified the unit as a model in the owners manual with a Max. btu/hr firing rate of 30,000 btu/hr. G2406.2 of the 2012 International Residential Code (IRC) specifically prohibits gas appliances in sleeping rooms in general. Exception 2 allows vented gas logs that meet room volume requirements such as the log set described above initially and Exception 4 allows unvented wall heaters of less than 10,0000 btu/hr that have oxygen depletion warning systems (odws), and meet room volume requirements; not unvented gas logs and gas logs do not have odws and this unit has a 30,000 btu/hr rating. Not sure how this gets installed. Code approval tags hangin. My client later contacted me sayin the builder claimed the owners manual was not for the bedroom unit! Well the permanently secured tags directly on the unit say otherwise.

Seeing Knowing Saving Lives Inspector Bill Carlson

Grateful and Thankful…..

Tue, 03 Jan 2017 20:18:00 GMT

…..for all my great clients and abundance in 2016. 2017 is ramping up to be epic as Nashville/Brentwood/Franklin continues to boom. Hopefully we will see some Carlson built homes this year! Seeing Knowing Looking forward Inspector Bill Carlson

I Thought I’d Seen It All After 15 Years of Inspecting Homes

Mon, 12 Dec 2016 18:52:00 GMT

So today I’m doing my verbal wrap up with my client and their agent on a new construction home in East Nashville. Gonna have to come back cuz the builder couldn’t get the water to the building on…… ..until water … Continue reading →

So today I’m doing my verbal wrap up with my client and their agent on a new construction home in East Nashville.

Water coming from window at interior.

Gonna have to come back cuz the builder couldn’t get the water to the building on……

Water coming from switch plate cover pooling on engineered wood floors.

..until water starts pouring out around a 1st floor window below the 2nd floor shower……and then water begins pouring out 1st level ceiling lights and electrical outlet and switch covers.

Water dripping from light fixture.

Glad we were there to witness as this will require a water restoration contractor.

Water wets foundation after passing inside wall.

Appears like the plumbers left an open connection around the 2nd level shower somewhere.

Seeing Knowing Leaking Inspector Bill Carlson

Please Get New Construction Inspected | Nashville, TN

Sat, 19 Nov 2016 13:38:00 GMT

In beautiful and scenic Hendersonville today…….Below is a recent new construction inspection in the $800k range with approved codes tags hangin. These issues can all be properly addressed….but not if they are not discovered! Small wood shims in girder/foundation load … Continue reading →

Foundation anchor bolt missing nut and washer.

Foundation anchor bolt missing nut and washer….getting the theme here; all anchor nuts and washers missing…must not have been on the truck!

I joist section completely removed to accommodate plumbing for toilet; sub-floor flexes over time; causes toilet to leak; wipes out sub-flooring if not caught quickly.

Foundation section that is inactive that may be designed to carry the supports of a major beam at the 1st level; not sure if this was the case or not; had to ask the builder’s engineer; jury still out. I went back to reinspect and blocking had been added over the perimter foundation sections to be in contact with the subfloor. Guess these foundation sections were supposed to be load bearing. Ha!

Hell yes they will! This is NOT from the subject home. This is a thin wood shim from a 15 year old structure but is an example of what the future holds and why steel bearing plates should be used for shimming.

And what would a new construction build be without a little fungal growth.

Once framed over and enclosed, crawl spaces do not get set up until the last phase of construction promoting elevated humidity.

Really; venting a crawl space to the exterior with insulation in the joist bays does not make sense in Middle TN; too humid. This should not be an option; but unfortunately still is. Encapsulate and ventilate is my battle cry.

Seeing Knowing Getting my new construction home inspected by a private home inspector that knows what they are doing and has REAL experience (at least 1000 + solo personally performed) and REAL credentials (ASHI, ICC Cert., AARST cert., TN Fire Marshal Codes cert.)

Inspector Bill Carlson

Gritty Rock-n-Roll

Sat, 12 Nov 2016 14:50:00 GMT

Watch the latest music video live performance from DiRt WeaSel; Original Song Cold Hard Dirt…https://www.youtube.com/edit?video_id=GZtXE6iU0No&video_referrer=watch… Grateful and thankful I found a way to connect with my son. Seeing Knowing Rocking Inspector Bill Carlson

Watch the latest music video live performance from DiRt WeaSel; Original Song Cold Hard Dirt… https://www.youtube.com/edit?video_id=GZtXE6iU0No&video_referrer=watch… ; Grateful and thankful I found a way to connect with my son.

Seeing Knowing Rocking Inspector Bill Carlson

The Nashville Noodle!

Tue, 08 Nov 2016 23:36:00 GMT

Renovators go a long way to try and fool home inspectors. In the electrical area, they have an older pre-1960’s house with 2-wire cloth insulated wiring without equipment ground or even worse knob and tube wiring; and the resulting ungrounded outlets. Sure don’t want to re-wire the house ($) to get the coveted grounded electrical outlets suggesting a re-wired house…..So lets noodle them outlets!

Noodled!

The equipment ground terminal and neutral ground terminals are bonded in the photo with the bare copper wire (the noodle). This will give the appearance of a properly grounded outlet to a standard plug tester. No matter what they tell you (yup I have had at least 1 electrician try and convince me this was ok) this does not ground the outlet and does create a possibly unsafe situation. Just general logic tells us if this was kosher; there would be no reason to have an equipment ground 3rd wire in modern systems in the 1st place!

The report comment reads as follows; Safety- Original 2 wire wiring is present at the electrical outlets. A jumper wire has been installed between the neutral ground terminal and equipment ground terminal at outlets randomly selected for cover removal. It is noted removing electrical outlet covers is outside the scope of inspection and not all covers were removed. This condition is assumed to be present at all outlets. Bonding the neutral and equipment ground terminals does not provide an equipment ground. The equipment and neutral ground systems are to be bonded together at the main disconnect panel only. This configuration is unsafe as it is possible to feed power from the neutral ground system back to an appliance metal frame through the 3rd prong of the plug. If there happens to be reversed polarity in the system somewhere, which sometimes happens in older installations, the full voltage could be present on an appliance frame. The best option is to replace the remaining 2-wire wiring completely. At a minimum, new NM cable with equipment ground present should be installed at outlets serving permanently located 3-prong plug appliances and wet areas (Kitchen counters, bathroom, exterior, refrigerator, clothes washer, computer, flat panel TV, musical equipment. Etc). Remaining outlets that still have older wiring present should have the jumper wires removed and the 3-prong outlets should be replaced with 2-prong outlets. GFCI outlets can be installed on 2-wire wiring systems to provide personal shock safety but will not provide an equipment ground. It is noted installing ancillary equipment ground wires at electrical outlets and then bonding them to local supply plumbing is improper. All equipment ground wires should terminate at the proper bus bar in a service panel. A licensed electrician should be contacted to evaluate and perform repairs.

Hard to catch unless you are experienced and know what you are looking at!

Seeing Knowing Noodling Inspector Bill Carlson

Mechanical Fetish ?

Thu, 27 Oct 2016 20:53:00 GMT

In beautiful and scenic Lebanon today. The front door lock set for my Airbnb broke a spring last week. Took it up to Jack at Preservation Station (8th and Wedgewood) and was next day repaired. If you have any interest … Continue reading →

In beautiful and scenic Lebanon today.

If this invokes anymore than a passing interest you may have a Mechanical Fetish. Call 1-800-OYE-VEY1 for help.

The front door lock set for my Airbnb broke a spring last week. Took it up to Jack at Preservation Station (8th and Wedgewood) and was next day repaired. If you have any interest in a period correct restoration or addition to your home or cool old stuff……this is the island in NashVegas….bitchin lights.

My mechanical Fetish is 2nd only to my lighting fetish….or maybe guitars or cars………etc.

Seeing Knowing Rotating the door knob clockwise

Inspector Bill Carlson

Scary Masonry ah…ah…ah.

Wed, 26 Oct 2016 03:22:00 GMT

From a couple of months ago…..absolutely Ghoulish. Seeing Knowing Skipping this one when trick or treating Inspector Bill Carlson

From a couple of months ago…..absolutely Ghoulish.

Fresh off the reno heap. Gets really wavy as it goes to shadows.

eeeeeek. Where’s the running bond, heck where’s the mortar.

Not much of a footing; water running under; mess.

Grab the nearest thing to stuff in this hole Ebeneezer.

No footing; water running beneath; displaced…..Its a wonder its still standing.

Seeing Knowing Skipping this one when trick or treating Inspector Bill Carlson

Even a Titan can get Jack Legged!

Mon, 24 Oct 2016 19:09:00 GMT

Well friends I was out in beautiful and scenic Brentwood the other day performing an inspection on a former TN Titans home for my buyer client. One of the most notable issues was the installation of a recently installed gas water heater. A natural gas water heater was installed to replace a direct vent water heater which is a carbon oxide health risk. We need to fully understand the difference between a direct vent and natural draft water heaters as I see this all the time.

Direct vent water heaters take combustion air (oxygen) from the exterior and discharge vent gas directly to the exterior through a double wall vent pipe. The combustion chamber is sealed and the only place for the vent gas to go is…..outside…..allowing these water heater to vent directly to the exterior at grade; bam. Woohoo! A natural draft water heater is not sealed and the only motivation for the vent gas to go outside is the draft created by the heating up of the metal flue…..ya know heat rises…in TN at least. Therefore, the flue must be of length to create motivation for the vent gas to go up the flue and not vent into the room…..which is an asphyxiation risk….Carbon monoxide poisoning. The flue for a natural draft water heater must discharge above the roof line by 2 feet and be at least 5 feet in length.

The reason why natural draft water heaters get installed when replacing direct vent water heaters is cuz direct vent water heaters are expensive….about 3 times the cost of a natural draft water heater. Soooo the homeowner calls a licensed plumber to replace his direct vent water heater and the estimate is about $2300 installed…eeeek! He then calls Bubba the handy man who says he can do it for $750 (by installing a natural draft water heater)…..well that sounds a whole lot better…except when your paying the funeral bills for the loved one that died as a result of the ensuing carbon monoxide present in the home.

Another issue to consider. Some less experienced home inspectors will not catch this issue as it is subtle. As we move into the slower holiday season, a lot of hungry inexperienced inspectors are out there giving low cost inspections that will not catch issues such as this and providing you with a checklist style report with a bunch of 1 sentence comments. Click on this link to see the actual comment for this water heater ooops-nat-draft . I’m as tight as they come with money…….but not when it comes to BIG investments…….cuz you usually get what you pay for. Make sure you ask prospective inspector how many inspections they have personally performed…(I have about 6000 under my belt)…not how many the company or franchise they work for has performed. Move on if they have inspected less than 1000.

Seeing Knowing Cheering on The Titans! Inspector Bill Carlson

Woooooooooops!

Sat, 20 Jun 2015 00:27:00 GMT

So a little new construction inspection today. The offering from a huge track home builder. Yup mostly solid until………………..wait for it…….wait for it….(I’m fully aware this is stale)…..wait for it…… In the name of fairness, we are going to assume … Continue reading →

The main trunk line for the HVAC supply air is discharging directly to the crawl space.......nothing is going into the house.

The elevation of the crawl space section of the ductwork and the garage section didn't line up.

In the name of fairness, we are going to assume that the builder and mechanical contractor completely know about this and just didn’t have the right materials on the truck and were waiting to the last minute to hook this up to increase the drama!…….Ya know I’m pretty sure this house had its certificate of occupancy (c of o) from Metro codes…..gas meter wasn’t even set.

Don’t waste your money on a home inspection with new construction. Codes has your back.

Seeing Knowing Cooling the crawl space Inspector Bill Carlson

Did you see the lost Picasso?

Tue, 09 Jun 2015 02:01:00 GMT

You will see an Internet viral explosion shortly but there has been a previously undocumented Picasso unearthed locally in Nash Vegas. Seeing Knowing Amazing Son Inspector Bill Carlson

You will see an Internet viral explosion shortly but there has been a previously undocumented Picasso unearthed locally in Nash Vegas.

Seeing Knowing Amazing Son Inspector Bill Carlson

More common than you think.

Tue, 02 Jun 2015 21:21:00 GMT

I would say I observe evidence of mold/mildew in new construction crawl spaces in about 10% of the homes I inspect. Mostly due to crawl spaces traditionally vented to the exterior (humid ambient conditions) and the plastic moisture barrier installed … Continue reading →

Pretty thick on the side of a girder.

Yup.....Evidence of mold/mildew.

Even present on I joist flanges which do NOT have high moisture content.

Soooooooo……no big deal. Your builder will want to wipe it down with bleach and call it good…..no good. A proper remediation by an Indoor Air Quality Association (IAQA) certified contractor should be performed. For 2 reasons. Of course to address the issue. But also to have the work performed to a known and accepted standard and have proper documentation including indoor air quality testing to confirm the effectiveness of the work. Keep in mind, when the new homeowner goes to sell the house in 5 years they will need to check the prior fungi box on the disclosure form and better have proper documentation to back up that it was cleaned up; properly.

Lastly, a proper IAQA remediation includes elimination of the humid conditions that caused the issue. Most likely this will require sealing the crawl space off to the exterior, providing mechanical ventilation, and locating the insulation barrier at the foundation walls……commonly referred to as encapsulation. Often the insulation part of this reconfiguration is omitted which is improper as the home must meet insulation requirements in the building code which is R10 levels at the foundation walls in sealed crawl spaces.

Seeing Knowing Encapsulating Inspector Bill Carlson

Sometimes I Can Call’em Before I See’em

Fri, 15 May 2015 04:28:00 GMT

Gut is always right. Seeing Knowing Taking sawzalls away from all plumbers Inspector Bill Carlson

Gentle slope to the toilet.......gut says hacked up joist.

Gut is always right.

Seeing Knowing Taking sawzalls away from all plumbers Inspector Bill Carlson

I Smell a Raaaaaaaaaaat!

Sat, 09 May 2015 18:04:00 GMT

Imagine my surprise when I found this guy paddling upstream. Seeing Knowing Disenfecting Inspector Bill Carlson Advertisements

Imagine my surprise when I found this guy paddling upstream.

Made me jump back....flushed with the lid closed.....hellllooooo!

Comment Read....Repair- The toilet flushing power was reduced indicated by the test rat remaining in the bowl after flushing. A licensed plumber should be contacted to perform a proper repair.

Seeing Knowing Disenfecting Inspector Bill Carlson

Jenga Pier II; Night of the LIving Pier

Thu, 30 Apr 2015 00:09:00 GMT

Complete with rotted bottom end cedar post. Seeing Knowing Scanning for Zombies Inspector Bill carlson

Complete with rotted bottom end cedar post.

Seeing Knowing Scanning for Zombies Inspector Bill carlson

Jenga Pier

Wed, 29 Apr 2015 22:31:00 GMT

Seeing Knowing Scratching my head so much over the last 13 years of doing this I must have lice and or dandruff; sure has made me bald Inspector Bill Carlson

Enough said.

Seeing Knowing Scratching my head so much over the last 13 years of doing this I must have lice and or dandruff; sure has made me bald Inspector Bill Carlson

Well Shoot it’s got that conduiy stuff on it?

Wed, 29 Apr 2015 01:08:00 GMT

Sheeeck out this conduiy outlet lasso $#! Well there I go makin a mountain out of a mole hill again. See there…. the wiring is double tapped (wrong) and protected by a 60 Amp breaker……… Seeing Knowing Running for cover … Continue reading →

Sheeeck out this conduiy outlet lasso $#!

Found this powered up receptacle outlet dangling from a main electrical panel.

Well there I go makin a mountain out of a mole hill again. See there…. the wiring is double tapped (wrong) and protected by

.....Yup....60 Amp breaker protecting 15 Amp rated equiment.....get out the marsh mellows!

a 60 Amp breaker………

Seeing Knowing Running for cover Inspector Bill Carlson

O’ Sole Mio!

Sat, 25 Apr 2015 21:34:00 GMT

Well I’ve never been to Venice; Italian city of canals, but I could almost smell the Sarde en Sardor (marinated sardines) in this crawl space. Excellent that they removed bearing soil adjacent to the foundation to direct water. Amazingly the … Continue reading →

Well I’ve never been to Venice; Italian city of canals, but I could almost smell the Sarde en Sardor (marinated sardines) in this crawl space.

A series of canals directing water to a jack leg sump pump.

Excellent that they removed bearing soil adjacent to the foundation to direct water. Amazingly the foundation was unaffected…..currently.

Modern plastic lined canal!

This much water was present after 2 days of dry weather. These efforts appear to be acting to retain water in the crawl space……or there is a spring present.

Gandola.....O sole mio!

Just so we’re clear…..sump pumps and interior perimeter drain systems even when properly installed are a last resort moisture treatment for a crawl space as these systems do not address one of the most important concerns; foundation health in the face of chronic moisture passage through footings. Best to address moisture entry from the exterior and prevent it from entering in the 1st place.

Canale.

Footing cliff diving onto the gondola.

5 gal bucket sump....vertical pump=not a whole lot

Seeing Knowing Singing Tenors Inspector Bill Carlson

Ohhhh my! Do you know where your furnace vent is going?

Wed, 22 Apr 2015 22:03:00 GMT

This furnace was venting into an old chimney flue in the basement….or so the homeowner thought! Seeing Knowing Checking (U) your old furnace and water heater vent NOW! Inspector Bill Carlson

This furnace was venting into an old chimney flue in the basement….or so the homeowner thought!

Modern furnace vents into older chimney flue in the basement.

Vent connection to flue trashed.

Flue packed solid with masonry debris= wake up dead.

Seeing Knowing Checking (U) your old furnace and water heater vent NOW! Inspector Bill Carlson

????????????????

Sat, 18 Apr 2015 03:41:00 GMT

I’m still trying to figure this one out at a 2013 built condo in franklin……Best I can tell the gutter downspout dead ends into the metal porch roof…..and the lower gutter section is for show…. .the gutter must overflow like … Continue reading →

Downspout dead at metal roof.

Lower section dead ends into concrete porch...oy vey $!?

.the gutter must overflow like an unwatched pot of gumbo……..job security for me…..woohoo!

Seeing Knowing Overflowing Inspector Bill Carlson

Foundational Issues | Home Inspection in Nashville, TN

Mon, 13 Apr 2015 04:31:00 GMT

Hot house….melted wax rings.

Mon, 13 Apr 2015 04:24:00 GMT

Got this one from a client with experience living in Florida. House goes for a period of time during the summer without A/C. Maybe the system fails when the homeowners are out of time…..maybe it’s a distressed foreclosure…..anyway it’s pretty … Continue reading →

Seeing Knowing Melting Inspector Bill Carlson

New Cocktail; The sink hole with a twist of tree root

Tue, 07 Apr 2015 09:02:00 GMT

Holly carp it’s been a long time since my last post. Lots has changed both with Nashvegas and my inspection biz. Running stronger than ever and back to solo as Aaron has moved on. One thing that hasn’t changed is … Continue reading →

Nasty staircase crack.

This door would not close; imagine that.

I was able to slip a piece of 1/2″ drywall in between the bottom floor sill and the sub-floor.

Last week I inspected one side of a distressed duplex. It was a mid 80’s build with the usual bad actors…..but also had a lot of floor slope toward the duplex common wall on the main level at a bathroom. Associated wall cracking and door interference was also observed including a nasty horizontal crack at the staircase up.

At the 2nd level, the staircase dumps you out at the hall in front of the 2nd level bathroom…..again notable slope transferred from the 1st level. The floor slope was so significant the bottom wall plate 2×4 member was not in contact with the sub-floor with a 1/2″ gap present.

I always inspect the crawl space last to make sure all the plumbing fixtures have been operated for leak identification and to minimize bringing the crawl funk into the home. I suspected the origin of the floor slope was yet to be discovered in the crawl space.

Yup…Big hole.

Tree root supporting foundation.

Nice size foundation cracks.

Our savior!

Woooooooooooow!

The crawl space entrance was across from the duplex common foundation wall. Not too bad of a crawl; about 2.5 feet head clearance; plastic vapor barrier present; no friends! Not a whole lot of mystery as to the cause of the floor slope in the home once I had traversed to the common wall. An approx. 4′ deep 8′ wide hole was present in the soil below the bathroom. This appeared to be a sink hole either from past extended leakage from the bathroom or from natural causes. The bathrooms for both units were back to back and the hole extended past beneath the common foundation wall. Two large foundation cracks at the common foundation wall and at the rear foundation wall confirmed distress. Gee I thought……if it wasn’t for that 6″ diameter tree root under the common foundation wall footing; the center of the building may have collapsed! That’s right. The moisture from the sink hole likely attracted a root from a huge sycamore tree located about 5′ from the foundation at the rear. No bearing soil below the footing…
.just the root. How’s that for Tree-mendous support structure!

Seeing Knowing WTFing Inspector Bill Carlson

Multi-tasking

Sat, 27 Sep 2014 19:51:00 GMT

Wash your hands and take care of business at the same time! Not sure I’m that coordinated. Seeing Knowing Evacuating Inspector Bill Carlson Advertisements

Wash your hands and take care of business at the same time! Not sure I’m that coordinated.

Seeing Knowing Evacuating
Inspector Bill Carlson

Why inspect New Construction?

Thu, 01 May 2014 22:14:00 GMT

This is real! This is recent! This is Nashville! For all the naysayers and those who “Him- Haw” over the cost of a home inspection on new construction, Read this to understand why you NEED a 3rd party inspection on … Continue reading →

click to read New Construction Report

Jeeez….What’s that smell!

Wed, 23 Apr 2014 23:07:00 GMT

So what do u do when your bedroom smells like poop?…..air deodorizers in every supply register…..Woohoo! Seeing Knowing Grateful my diaper changing days are past me Inspector Bill Carlson

The changing table and open diaper pail WITH NO LID AND POO EXPOSED is located directly in front of the HVAC return vent......so juniors essence gets shared throughout the master suite! The HVAC system was dedicated to the master bedroom suite in a huge house.

So what do u do when your bedroom smells like poop?…..air deodorizers in every supply register…..Woohoo!

Whatever works...yes!

Seeing Knowing Grateful my diaper changing days are past me Inspector Bill Carlson

Picasso……or….Dali…..or Hatch Show Print?

Sun, 09 Mar 2014 14:40:00 GMT

Vivian’s add bill that she did in art class for the Lockeland Arts Night was chosen to be the official poster. The artwork will also be on coffee mugs sold during the event and will be the cover of this … Continue reading →

Viv is quite an artist!

Seeing Knowing Drawing Inspector Bill Carlson

Imperial? They should rename this IMPROPER!

Fri, 28 Feb 2014 21:36:00 GMT

Repair: The clothes dryer exhaust vent has a grill present which can collect lint. These termination louvers are not for dryer vent service. A 3- louvered door termination is best as they don’t catch lint and also auto close to … Continue reading →

This thing looks like it would make a great scarf!

Repair: The clothes dryer exhaust vent has a grill present which can
collect lint. These termination louvers are not for dryer vent service.
A 3- louvered door termination is best as they don’t catch lint and
also auto close to prevent bird nesting.

_=Voice recognition=_ ALL TIME FAIL!

Wed, 19 Feb 2014 22:40:00 GMT

Me – The exterior hose bib at south west corner is missing the anti-siphon device. This should be replaced to ensure frost free usage. Tablet – The exterior hoes bitches me south west corner is missing the anti iphone device. This … Continue reading →

Tablet – The exterior hoes bitches me south west corner is missi ng the anti iphone device. This should be replaced to your boss 3 usage.

–

Frigid and Brittle

Sun, 09 Feb 2014 22:54:00 GMT

Seeing Knowing Freezing Inspector Bill Carlson

Barely tapped a gate latch to set it in 10 degree F weather......oooopps....Thankfully its a lifetime warranty flashlight....but man that's cold.

Seeing Knowing Freezing Inspector Bill Carlson

Katy Cake Structure Damaged!

Sun, 09 Feb 2014 15:04:00 GMT

Repair/Query: The Katy Cake appears to have sustained compromising structural damage as a result of cake destroying people (CDP). A licensed cake design professional should be contacted to evaluate and approve the cake structure in writing or specify repairs. Any … Continue reading →

Repair/Query: The Katy Cake appears to have sustained compromising structural damage as a result of cake destroying people (CDP). A licensed cake design

Cake Down!

professional should be contacted to evaluate and approve the cake structure in writing or specify repairs. Any repairs required should be performed by a licensed cake contractor. Repairs will likely be required. A pest control operator should be contacted for recommendations to reduce the potential for CDP in the future.

Seeing Knowing Tongue in Cheeking Inspector Bill Carlson

Katy Cake!

Sat, 08 Feb 2014 18:18:00 GMT

Celebrating Vivs birthday today….She nuts over Katy Perry…..Sooooo I did a Katy Cake…. ..can’t wait to see her freak when she opens the card that has her ticket for the KP show in June……makes the sleepless nights writing reports all … Continue reading →

Celebrating Vivs birthday today….She nuts over Katy Perry…..Sooooo I did a Katy Cake….

Rooooaaar!

..can’t wait to see her freak when she opens the card that has her ticket for the KP show in June……makes the sleepless nights writing reports all worth it…..almost….Props out to Aaron for the cake misen place too and Deb for the idea!

Seeing Knowing Baking Inspector Bill Carlson

Ummm

Thu, 16 Jan 2014 00:04:00 GMT

Seeing Knowing Plummeting to my Death Inspector Bill Carlson

Nashville Radon Tests 2013 Year In Review

Fri, 03 Jan 2014 21:18:00 GMT

We get a lot of question about radon. The most common answer is “Yes, we sometimes see high results in that area!” So, what do this years numbers look like? Well, we did 249 Radon Tests this year. 66 of … Continue reading →

We get a lot of question about radon. The most common answer is “Yes, we sometimes see high results in that area!”

So, what do this years numbers look like? Well, we did 249 Radon Tests this year. 66 of the tests were high. That is 26.5% !!! The EPA says anything over 3.9 piC/l is too high for prolonged human exposure, does cause cancer, and needs to be remediated.

Lets break the numbers down a bit and examine the positive and the negative.

1st positive point – We tested 171 homes that are considered safe for the period tested. Some of the results maintained a safe level of radon for the entire testing period (48 hours +). Some of the homes had unsafe spikes but averaged out to a tolerable level. It is my opinion that if your home spikes to unsafe levels during a 48 hour test, you should consider doing a long term test after you own the home.

2nd positive point – Most of the new construction homes we tested have safe, even very low levels. I said most, not all. I can’t look at my spread sheet and tell you what percentage , but I think I will add a line and keep up with this data for this years radon tests. It is also my opinion that a new home should be retested after a period of time. Be it one year or 5 years, the subterranean conditions change as run off erodes pathways for radon to find its way into a house in time. So, if you got a 48 hour test before you closed on your new home and you feel safe, good. Sleep well at night, but retest again at a later date. The dentist ex-rays your mouth every five years or so because things we can’t see change without our knowledge. The same applies with your home.

3rd positive point – Out of the 420 home inspections Bill performed this year 60% of home buyers opted for a radon test. The percentages are going up. The previous years we did, 224, 174, and 156 radon tests respectively. The down-side of this years data is that 171 homebuyers we did inspections for decided they didn’t want to know about their prolonged exposure to radiation. If our real world results of 26.5% elevated radon results hold true, 45 of these 171 homeowners are currently sleeping in a radiation hot environment. Because we care about our clients, my heart goes out to these people. “Denial” is not a river in Africa! Being ignorant about your exposure doesn’t protect you or your loved ones. That old adage “What you don’t know won’t hurt you” is rediculous. Know your status! 1 in 4 houses is known to cause cancer in Nashville and the surrounding area.

4th positive point – Remediation systems work! We had the privilege of doing the original radon test and retesting some homes after remediation systems were installed by a third party. We consistently saw high levels brought down below the tolerable threshold of 4 pCi/l. We also tested a few homes that had older radon systems installed but tested high and needed further mitigation.

5th positive point – When our clients are informed before they buy the house, they make good decisions. We got feedback from clients who negotiated remediation at the owner’s expense as well as people who walked away from that deal. Knowledge is power and knowing that we empower our clients is gratifying on so many levels.

6th positive point – Awareness about the issue is growing. This is made evident in my earlier example about increased testing ratios and it is furthered by some of our blog statistics for the year. The busiest day of the year was July 5th with 129views. The most popular post that day was A fun conversation about RADON! (Isn’t that an oxymoron?)

One negative point – I offered two free radon tests as our Christmas gift to you. All you have to do is scroll down and suscribe to the blog. Didn’t get any interest. Oh well…

Fare Thee Well 2013! Happy new year. Good luck with your goals I wish you good health!

A Merry Christmss Gift to you!

Mon, 23 Dec 2013 18:31:00 GMT

Happy Holidays everyone. We are giving away 2 free radon test as Christmas gifts to our friends who help make this business possible. If you want to be eligible to win, just visit or web page, https://nashvilleshomeinspector.com/ scroll down to the very bottom of the page, enter your email address and hit suscribe. The 12th and 25th subscriber will receive free 48 hour radon test. I will notify the winners by email.

Thanks!

Happy Thanksgiving.

Fri, 29 Nov 2013 19:29:00 GMT

I’m both grateful and thankful for my family…..my clients……and this wonderful place to live ….Nashville. Seeing Knowing Caring Inspector Bill Carlson

I’m both grateful and thankful for my family…..my clients……and this wonderful place to live ….Nashville.

Seeing Knowing Caring Inspector Bill Carlson

Flat out Scary.

Tue, 05 Nov 2013 14:31:00 GMT

From yesterday: The resulting comment: • Safety Issue: The gas furnace and water heater exhaust vent gas into the original chimney utility flue (See photo 9 page 8). Both the fireplace flue and utility flue are blocked off at the … Continue reading →

From yesterday:

Utility flue capped off from the exterior.

Gas water heater and furnace venting into chimney utility flue.

The resulting comment:

• Safety Issue: The gas furnace and water heater exhaust vent gas into the original chimney utility flue (See photo 9 page 8). Both the fireplace flue and utility flue are blocked off at the chimney top (See photo 6 page 7). The water heater and furnace exhaust gases must be venting to the basement and is likely confirmed by light headedness experienced by the inspector when inspecting the basement from the ongoing water heater operation. This is a serious health risk. The furnace was not operated as a result. A licensed HVAC contractor should be contacted to correct the venting and confirm that the older utility flue is in suitable condition for use. The furnace should also be serviced and evaluated.

Seeing Knowing Gassing Inspector Bill Carlson

On the Wings of Man

Sun, 13 Oct 2013 13:42:00 GMT

Slept till 9!…..and heading for hot tub now…..which of course is outside the scope of this inspection. Mom says a successful house close always starts when u go on vacation…Go Wesley…. Go Chiefs 6-0! Seeing Knowing Vacationing Inspector Bill Carlson

Man and nature working together to bring my family to Disney.

Seeing Knowing Vacationing Inspector Bill Carlson

Clear…..Krystal Clear!

Fri, 04 Oct 2013 03:54:00 GMT

Seeing Knowing Treading Lightly Inspector Bill Carlson

In All My Spare Time…

Wed, 02 Oct 2013 18:05:00 GMT

In All My Spare Time… 543 Wesley Avenue Google Map NASHVILLE, TN 37207 Fully renovated brick rancher with macked out kitchen and bath, wicked big fenced back yard. Clean and ready to move in! Visit the full advertisement here. 3BR/1BA Single Family … Continue reading →

In All My Spare Time…

Crazy Sh*t Every Day!

Tue, 24 Sep 2013 10:40:00 GMT

Yesterdays craziness! ZZZZZZZZZZZZZZZZZAP! Seeing Knowing Discoveringnewthingseveryday Inspector Bill Carlson

Yesterdays craziness!

• Repair: It appears home was built over the cistern from the original house that was built on the property likely between 1875 and 1920. The main girder passes directly over the cistern and likely originally had supports resting on the top of the cistern. At some point the top of the cistern likely collapsed likely causing visible distress within the home at which time the issue was discovered. A large steel beam was installed to span the cistern and tenuous stacks of lose concrete block and rocks were installed to re-support the main girder. This is a significantly non-standard configuration requiring review by a licensed structural engineer.

This is best thing about what I do…never a dull moment!

• Safety Issue: The master bathroom hanging light fixture is improper (See photo 16 page 10). No part of a hanging light fixture should be within 8’ vertically of a bathtub rim. A surface mount light should be installed.

ZZZZZZZZZZZZZZZZZAP!

Seeing Knowing Discoveringnewthingseveryday Inspector Bill Carlson

Road Trip; Life Perfection!

Sun, 22 Sep 2013 19:53:00 GMT

8 year old daughter says…..”TURN IT UP!” ……when Smoke on the Water comes on the iPod. On the road back to Nashvegas from Louisville from my nieces nuptials. Seeing Knowing Rolling Inspector Bill Carlson

8 year old daughter says…..”TURN IT UP!” ……when Smoke on the Water comes on the iPod. On the road back to Nashvegas from Louisville from my nieces nuptials.

Viv pondering.

Will creating.

Deb driving.

Chicken dance...Really!

Seeing Knowing Rolling Inspector Bill Carlson

Grounded outlet!

Sat, 14 Sep 2013 09:54:00 GMT

Seeing Knowing Grounding Inspector Bill Carlson

Outlet was inoperable……imagine that.

Seeing Knowing Grounding Inspector Bill Carlson

THE 50¢ ELECTROCUTION HAZARD!

Tue, 10 Sep 2013 19:48:00 GMT

What is a 50¢ electrocution hazard? A Pointed Screw! Far Fetched? – Not Really! Common? – YUP! What is an improper screw type? SHARP! What is worse than that? L-O-N-G & SHARP! Just like these 2 inch long screws we found in a panel last week. … Continue reading →

What is a 50¢ electrocution hazard?

A Pointed Screw!

LONG SHARP SCREWS!

Far Fetched? – Not Really!

Common? – YUP!

What is an improper screw type? SHARP! What is worse than that? L-O-N-G & SHARP! Just like these 2 inch long screws we found in a panel last week. When I say sharp I am talking about 2 things. the first one is POINTY, the second type is designed to cut, a.k.a. “self-tapping”.

Seemingly so innocuous, so unsuspecting… When used to attach the panel cover, a screw selection could be a really dangerous decision. We have had a little run of pointy screws in electrical panels lately. They are common and potentially dangerous. It isn’t anything new, nor can we predict when or where they will turn up. The problem originates from carelessness. Somebody looses one or more screws that came with the panel and being resourcefully cheap, replaces them with whatever they can find and force to fit. We have seen fine threaded metal screws, drywall screws, self tapping metal screws, wood screws, and probably a few others. These “improper screw types” are utilized in a pinch to get the exposed wiring covered up in a hurry.

Inappropriate Screws

So, what is the risk? Well, the risk is electrocution or fire. These improper screws can pierce the plastic insulation that protects the “hot” conductors in the electrical panel. Not only do they have the potential to pierce the wires, but being metal, they conduct electrical current from the hot wire to the big metal box in front of your face. Thank God for breakers. If the breaker is working, this short-circuit condition is brief and ameliorated promptly. But what if the breaker is bad and malfunctions? Bad news for you buddy! This could result in severe electrocution or a fire that would hopefully be contained inside the UL rated electrical panel. Was the UL rating compromised via unnecessary holes, or missing connectors? That is another article.

GOOD PANEL SCREWS! While doing home inspections in Middle Tennessee, we witness plenty of pointy screws in panels. Have we witnessed short circuits? Pop, Spark, Bang! YUP! It is unsettling I might add. So, what have I learned by experience? Upon approach, I touch the cover with the back of my hand. Should I be shocked, I would flinch away from the panel and not inadvertently grasp said booby trap. I can usually spot aftermarket screws as the heads look different. Frequently, someone has added a washer to the aftermarket screw as the head is too small and slips through the oversize hole on the cover. If I get a spark, pop, bang, or tripped breaker, I stop and baptize the panel as “unsafe.” This undesirable condition is better left to a licensed electrician who has made different life decisions. Never put sharp screws back in a panel or they might pierce the wiring insulation. If you need to purchase replacement screws – USE THESE.

Inspector Aaron Schroer

Seeing – Knowing – Caring

Common sewer pipe concerns..

Fri, 16 Aug 2013 15:21:00 GMT

This is a recent email conversation that is very pertinent it today’s times. File it away in the back of your mind.. THE QUESTION: Hi Bill, Thanks again for doing the inspection for us today. We have an inquiry that … Continue reading →

This is a recent email conversation that is very pertinent it today’s times. File it away in the back of your mind..

THE QUESTION:

MY RESPONSE:

Friends…the drain plumbing in the crawl space is cast iron mostly with some galvanized steel and pvc present…..based on the era of construction (60’s or older) the drain plumbing as it leaves the crawl space below grade is most likely clay piping. Below grade sewer issues cannot really be determined during a home inspection…..All test water drained readily during the inspection and only typically exterior corrosion was present on the visible sections in the crawl space. This not a good indicator of sewer line health though…… It would have to be really bad to catch in a Home Inspection…..on two occasions I have discovered marshy stinky areas in yards that ended up being sewer related. The good news is that video inspection of the system interior is no big deal…… probably about $300…..depending on if they can get into the system without pulling the toilet…….this is my recommendation….

Bill

This is why we use foundation anchors!

Tue, 13 Aug 2013 18:29:00 GMT

I would describe this as a pretty easy crawl space to inspect. But, I doubt anyone is going to hire me to do it. It is a commercial establishment in the Madison area. Most East Nashville natives will tell you that this building has been there as long as they can remember. Last week’s flash flood shifted it off its foundation. I am curious to see if they are going to try and put it back on the foundation, or demolish it and start over. My money is on the latter, a total loss. Many nearby business are being dried up and renovated. I want to talk a bit about the modern building technology that would have anchored this boat and potentially preserved the building.

It was built on site, probably in the late 50’s or 60’s by my guess. The foundation is still mostly intact and you may notice that it is identical to a modern foundation. Hollow concrete blocks around the parameter and two rows of piers down the center to support the dual girders. The piers are capped with solid concrete as to avoid compression of the wood at contact points. The floor structure is visible where the brick veneer was left behind like McCaulay Culkin in “Home Alone.” Looks like a 2×8 or 2×10 rim joist with solid floor joist and a plywood sub floor. Pretty standard stuff even today, right? So what’s missing? A mud sill plate for one thing. A mud sill plate is a buffer between the floor structure and the foundation. It is typically made of pressure treated wood material laid face down on those hollow concrete blocks. It offers a better bearing surface for the floor structure and keeps moisture from wicking up from the concrete to the white wood. The missing sill plate helps identify the age of this building when walking by. So, what if they had a sill plate? The sill plate would be sitting in the parking lot. It is kind of insignificant. But, in the mid 80’s foundation anchors were added to most building codes at that time (the International Residential Code which we use today is a consolidation of all previous codes with its 1st edition in 2000). These new fangled bolts and ties are intended to resist lateral movement of a building. Basically some of the hollow cells in the foundation are filled with concrete. Bolts or straps are partially plunged into the wet concrete. After the concrete has set up, the fasteners are attached to the sill plate as is the floor structure. If this building had these components, chances are, they would be cutting out drywall and running a bunch of equipment to get the water out. As it is today, there is no clean up effort on this entire plot of land. I suspect the other buildings on the property will get demolished with this one.

I am writing this as a qualifier. When we inspect homes, we call out improper installations of foundation anchors. To this day workers sometimes get it wrong. Sometimes people, sellers, builders, or whoever, try to downplay the importance of proper foundation anchorage. Uhhhhhh. You aren’t going to convince me! High winds, seismic activity, and flooding can offer significant lateral force. In Tennessee, we are subject to all 3 (don’t forget about the Madrid fault!) and natural disasters don’t have to be a total loss.

Seeing Knowing Anchoring Inspector Aaron Schroer

New Orleans Weekend…..Go Chiefs!

Sat, 10 Aug 2013 20:32:00 GMT

WE HAVE SURVIVED ANOTHER OFF SEASON!………..Getting back to Chiefs football with new coach Andy Reid and QB Alex Smith…. Also a great excuse to get back to my old stomping grounds and re-connect with old cooking buddies… ….if you ever … Continue reading →

WE HAVE SURVIVED ANOTHER OFF SEASON!………..Getting back to Chiefs football with new coach Andy Reid and QB Alex Smith….

Mighty Chiefs first play from scrimmage 2013-2014 season.

Also a great excuse to get back to my old stomping grounds and re-connect with old cooking buddies…

What luck!.... Weekend of the red dress charity race too!

..Makes Nuvo and Baja look look like preseason. Jay and his crew also have 2 pizza places called Slice and a new Asian influenced eatery called Lucky Rooster in the CBD……..the Chiefs lost on paper but the 1st team O and D and special teams shined…1st teamers only played one series in this preseason challenge….the only issues I see for the Chiefs is depth.

Seeing Knowing Eating/Playing Inspector Bill Carlson

Jeez..that’s funky!

Thu, 01 Aug 2013 23:37:00 GMT

This is 2nd in stomach turning to the 4 people I saw yesterday all smoking in a 4 door sedan with all the windows up! Naw dude thats efficiency…. 1st, 2nd,3rd, aaaaaand 4th hand smoke! Seeing Knowing Coughing up a … Continue reading →

Recipe for funk.....smoke 100,000 cigarettes without a filter in your HVAC Return vent....Done!

This is 2nd in stomach turning to the 4 people I saw yesterday all smoking in a 4 door sedan with all the windows up! Naw dude thats efficiency…. 1st, 2nd,3rd, aaaaaand 4th hand smoke!

Seeing Knowing Coughing up a lung Inspector Bill Carlson

10 on the Cute Richter Scale.

Thu, 01 Aug 2013 23:26:00 GMT

Seeing Knowing Fathering Inspector Bill Carlson

Enough said.

Seeing Knowing Fathering Inspector Bill Carlson

We Don’t Need No Stinkin Insulation!

Tue, 23 Jul 2013 10:40:00 GMT

The attic pictured below is from a home built in 2008……….OOOOps they forgot to install the insulation when the home was built! There were also 3 or 4 other blatant code violations present. This inspection cost $400……….this omission may cost … Continue reading →

Ok. Lets assume (wild ass guess with absolutely no basis) the folks living here lost 50 bucks a month in November and December for 5 years….Thats $500…..Lets also assume they lost about $100 bucks a month in January and February for 5 years….thats $1000 and then maybe $500 to insulate this space after the fact……..That’s $2k the homeowner is out in cash money.

GET YOUR NEW CONSTRUCTION
HOME INSPECTED BY AN INDEPENDENT 3rd PARTY THAT KNOWS WHAT THEY ARE LOOKING AT!

Even if the builder is your brother….best friend or you have built 10 houses with them. They are not swinging the hammer, stripping the wire or, glueing the PVC and they cannot watch everything.

Seeing Knowing Insulating Inspector Bill Carlson

Free DIY Radon Test in Tennessee.

Mon, 08 Jul 2013 16:43:00 GMT

Free DIY Radon Test in Tennessee. Concerned about radon in your house? You can get a FREE test! Well not free… But paid for by your own tax dollars! Wow!

Free DIY Radon Test in Tennessee.

Concerned about radon in your house? You can get a FREE test! Well not free… But paid for by your own tax dollars! Wow!

A fun conversation about RADON! (Isn’t that an oxymoron?)

Fri, 05 Jul 2013 19:49:00 GMT

A fun conversation about RADON! (Isn’t that an oxymoron?) Inspector Aaron here! I just added content to our otherwise blank Radon Page. If you have a look, you might learn something.

YOU CAN’T SMELL RADON, BUT IT STINKS!

A fun conversation about RADON! (Isn’t that an oxymoron?)

Inspector Aaron here!

I just added content to our otherwise blank Radon Page . If you have a look, you might learn something.

Awwwwww Cmon.

Wed, 03 Jul 2013 02:05:00 GMT

OK….I won’t make you guess…..This is a chunk of wood…..wrapped in plastic…..stuffed into the water piping to the kitchen sink…..acting as a shut off valve……Spank me now! Ummmmmm….I must admit it held….woop…woop…woop?!$#. Seeing Knowing Not Believing Inspector Bill Carlson

OK….I won’t make you guess…..This is a chunk of wood…..wrapped in plastic…..stuffed into the water piping to the kitchen sink…..acting as a shut off valve……Spank me now!

Its amazing what gets installed when its not on the truck!

Ummmmmm….I must admit it held….woop…woop…woop?!$#.

Seeing Knowing Not Believing Inspector Bill Carlson

Code Corner.

Sat, 22 Jun 2013 15:42:00 GMT

Friends….I will also add to the “Bill Knows Codes” post; in general, reading and interpreting and then applying codes is not easy. It is something I have developed a knack for going back to my refinery engineering days with Exxon. ANSI B31.3 Piping; ASME Pressure Vessel, and API 650 Tankage codes are the codes of my past……and IRC is my current code. Looks like I’m batting 1000. Below is another code interpretation from Gary Nelson at ICC. This is concerning unanchored wall sills nailed to anchored main sills that I see all the time on houses built on hills in the Nashville, Brentwood, Franklin, area. My contention is that the wall sill must be anchored also to meet framing hold down requirements. Looks like that is the case…..cuz nailing in never gonna equal the hold down strength of 1/2″ anchor bolts.

Main sill is anchored to foundation properly......Wall sill is face nailed to the main sill.....Does it meet code?

Email from ICC:

Mr. Bill Carlson

Private Home Inspector

carlson.inspect@gmail.com

RE: Sections R403.1.6, R403.1.6.1, R602.3, R602.10.6 and R602.11 along with

Figures R403.1(1) and R602.3(1) and Table R602.3(1) of the

ICC International Residential Code/2009

We understand your situation involves a single-family residence or its accessory structure. A 2 x 8 sill plate has been anchored bolted to the continuous foundation wall as required by Section R403.1.6. The 2 x 4 wood-framed exterior wall, with its own integral bottom plate or sole plate, has then been installed over the larger sill plate. We further understand that the smaller bottom plate has only been face nailed to the larger sill plate. You are specifically asking whether the smaller bottom plate should have also been anchored bolted to the foundation wall.

The intent of the code is that the exterior walls and the continuous footings that they sit upon will safely transmit all of the environmental and live loads acting on the superstructure down to the underlying supporting soils. Section R403.1.6 states that not only the sill plates but also the walls that are supported directly on the continuous foundations must be properly anchored to the foundation. In this specific case, structural design calculations must be submitted that demonstrate the face nails used to fasten the bottom plate of the wood-framed exterior wall to the larger sill plate are equivalent to 1/2” diameter anchor bolts spaced every 6’ on center. Otherwise, the anchor bolts must fasten both plates to the foundation. The specific details and arrangement of these exterior walls and their anchorage must be carefully reviewed and approved by the local building official as part of the building construction permit process.

We hope this answers your concerns in full. If you have any further questions, please call. Code opinions issued by the ICC staff are based on ICC published codes and do not include any local, state or federal codes, policies or amendments. These opinions are based on the information which you have provided. We have made no independent effort to verify the accuracy of this information nor have we conducted a review beyond the scope of your questions. These opinions do not imply approval of an equivalency, specific product, specific design or specific installation and cannot be published in any form implying such approval by the International Code Council. As these opinions are only advisory, the final decision is the responsibility of the designated authority charged with the administration and enforcement of this code.

Very truly yours,

Gary L. Nelson, P.E., C.B.O.

Senior Staff Engineer

A & E Plan Review Dept.

International Code Council, Inc.

Chicago District Office

1-888-ICC-SAFE, ext. 4311

http://www.iccsafe.org

Inch Mile…..B-vents

Fri, 21 Jun 2013 01:43:00 GMT

Just so were clear…… Crystal clear….CUZ U CAN’T HANDLE THE TRUTH! Great movie if you have n’t seen it. Jack N and Tom C, Demi M. Again today I ran across a gas vent in contact with combustible materials. On … Continue reading →

Just so were clear…… Crystal clear….CUZ U CAN’T HANDLE THE TRUTH! Great movie if you have n’t seen it. Jack N and Tom C, Demi M.

Again today I ran across a gas vent in contact with combustible materials.

Gas B-vent touching roof decking; gee I guess they shoulda cut that decking out to the line they drew….bubba go get the sawz all…..its the one with that long blade yup kinda looks like a machine gun.

On multiple occasions that I have called this out the sellers have come back saying “Its a double wall pipe and is acceptable as is”…..Yes B-Vents are double wall; but an inch of separation is still required as indicated on the STICKER stuck to the vent.

If ya dust off your code book you’ll see that a single wall gas vent requires 6″ of clearance to combustibles. That’s why you don’t see them very often.

Seeing KNOWING Caring Inspector Bill Carlson

Bill Knows Codes!

Thu, 20 Jun 2013 17:19:00 GMT

#1 Home inspectors ARE NOT codes inspectors. – It is contrary to popular belief. And I know, I just burst somebody’s bubble… maybe a couple of somebodies. Home inspectors are taught, and reminded time and time again, not to attempt … Continue reading →

Notice the gas fired water heater next to the fire barrier penetration in this new home

#1 Home inspectors ARE NOT codes inspectors. – It is contrary to popular belief. And I know, I just burst somebody’s bubble… maybe a couple of somebodies. Home inspectors are taught, and reminded time and time again, not to attempt to call out or quote codes. It is not expected or required of a home inspector. The question is even on The National Home Inspector’s Examination. Furthermore one can reference the American Society Of Home Inspector’s Standards Of Practice and find the following statement,

#2 Local building Councils and municipalities are responsible for choosing what sections of the International Codes that they adopt and enforce. A particular county in our home state of Tennessee may have a vast discrepancy in code requirement when compared to an adjacent county. Some counties may be using codes that are considered outdated. Some codes have never been adopted in certain areas.

#3 Just because a home has been rubber stamped by codes does not give that home a gold seal. Codes inspectors are fallible like everyone else and they are constrained by the rules, regulations, and bureaucracy above them. We find code violations that slip by codes inspectors on a regular basis. Sometimes we tell our readers about them, usually we don’t.

We ALWAYS try and go above and beyond the “Standards of Practice.” These standards are the bare minimum. They are written to both protect the client and the inspector. Bill told me, “if you quote codes, call out termites & mold, or suggest a repair; you open yourself up to liability.” So do we play it safe? No…. No we don’t. Bill goes against the grain. If you have ever read a home inspection report from Carlson Inspection, YOU KNOW! Not only do you find pictures and comments about what is wrong but you get a suggested course of remediation. Bill references international codes and differentiates between what the code was when the house was built with what the code is currently. I call that going above and beyond.

Being a member of the International Codes Council offers benefits. One of those benefits is that you get to ask difficult questions to the people who make this stuff up. This morning we got a reply back on one of these difficult questions. We asked for an interpretation on a code that has been of point of contention between builders and home buyers. Let me paint the picture for you…. I do an inspection and note in the report that there is a drop down ladder in the garage and basically it is wrong because fire can spread from the garage to the attic via the hatch. The actual statement reads as such:

Next in the home purchase process, the buyer may ask that the builder or seller fix the problem. A typical response is “It passed codes, there is nothing wrong with it. We aren’t fixing it.”

Well we’ve had this conversation too many times. Some time ago, Bill passed the question to the International Code Council for an interpretation of the code on fire barrier’s in a garage.

This is their reply :

The Argument is Over! So check out your garage….. do you have a drop down ladder? Is it covered by a fire resistant material, like 1/2″ drywall. It is such an easy fix! Why aren’t builders doing it? Why isn’t codes checking for it? Why do people feel the need to argue about it when it could mean the difference in a fire being contained within a garage or consuming an entire house?

Did I also mention I am a State of TN Fire Marshal Certified Building Inspector? Read Bill’s qualifications and license numbers for yourself.

Thanks for reading,

Seeing – Knowing – Caring

Radioactive Terrarium!

Wed, 19 Jun 2013 03:33:00 GMT

Let me dial you in….Radon gas is an naturally occurring radioactive odorless colorless gas that can concentrate in homes. At elevated levels breathing this gas is a lung cancer risk…..so we test. No alarm or big deal. If levels are found at 4.0 piC/l or greater….we mitigate. Mitigation is nearly 100% effective and will run you (or usually the seller if you test as part of your inspection package in conjunction with a real estate transaction) about $1k to $1.5k depending on the configuration of the home. That’s the set up.

I preset a radon monitor at a vacant house today and was poking around and discovered there was an existing mitigation system present.

One of the requirements of a properly installed system is that it vents 2 feet above the roof line……ummmm yea. The radon system was venting under an expansive deck that at some time had been glasses in to make a sun room.

Glassed in sun deck…great space…

There is no place for the radon from the mitigation system to go but pass through the deck boards into the glassed in sun room. Radioactive Terrarium!… I suspect radon levels in this sunroom are elevated as a result. So how does this happen? Well most likely the radon system was present prior to the installation of the deck. The deck dudes were like….that pipe is in the way…….let’s cut it off woohoo!….or maybe the deck was there first. If so, then the result is an example of an improper installation by an unqualified or uncaring contractor. Keep in mind…..there are NO certification requirements currently for radon mitigation or for measurement operators in the state of TN. I am one of few that have maintained their NEHA AARST certification for measurement operation. I’ll keep you posted on this one. I plan to set a 2nd radon monitor in the sunroom during my up coming examination of the property to get a few readings….. Not an EPA protocol test but it will give us a taste………

Update…… And the taste is….no appreciable gain in radon level in the terrarium above the tested level in the house due to the configuration of the system…….The vent termination will still need to be addressed…cuz it just ain’t right.

Seeing Knowing Glowing Inspector Bill Carlson

Caving to the Pressures of Social Media

Tue, 18 Jun 2013 15:50:00 GMT

Inspector Aaron here. Yesterday I brought Bill and Carlson Home Inspection into the realm of the social media giant Face Book. Bill had no decision in this. That is how I was brought into FB, and I felt the need … Continue reading →

Inspector Aaron here.

Aaron and his son Asher

Yesterday I brought Bill and Carlson Home Inspection into the realm of the social media giant Face Book. Bill had no decision in this. That is how I was brought into FB, and I felt the need to “pay it forward”.

Patrice Jackson created a FB account for me in 2008. I was reluctant and reckoned it to be a waste of time. Patrice assured me that I would benefit from being a part of FB. I said whatever. So, she made me an account and hooked me up with about 20 of our mutual friends in Nashville, dropped in a picture or two and set me off on my way.

I lost the next two weeks of my life to FB. I connected to hundreds of friends from all over the world. I couldn’t believe that people I had known were using FB in Africa, Scottland, Sweden, Finnland, Canada, Germany, Australia, New Zealand, Japan, and Belgium, I was chatting with friends I hadn’t had any contact with in over a decade. I had no idea how, or if, I would ever reconnect with these people again. Many of these previously lost friends had been very important in my life.

What a gift! I remember the feeling of finding the first contact in what was to be a chain. I’d rummage through their friends and tap into another circle of people I had know. I’d have to dissect each individuals friend list to pick out the missing pieces and connect my dots. I would get so excited as the friend requests would come back. I took great satisfaction in being able to then suggest to these people the friends that they were missing out on. I felt like I was helping them connect with people they hadn’t found yet. I started a group for the Rotarty Youth Exchange Students of district 9320 for 95-96 that I was a part of. We got most of the students from that place and time into the group. We share pictures there and there was even had a reunion three years ago in Australia. Facebook gets the credit for something that would be nearly impossible otherwise.

The novelty of it all has worn off for me. I’ve tapped into all my social circles. Every now and then I do pick up a straggler here and there. Who isn’t on Facebook these days? It is considered normal and most people expect it. My hope is that I can bring a little bit of that magic into the life of the reluctant home inspector Bill Carlson. Facebook reminds me that I used to be a kid. I used to be a student. I used to live close to family members. Even though miles separate people, even when life divides us, when memories start to fade – our friends are still our friends. Our family is still our family. We still care about each other. I may not attend the wedding, or be at the hospital, but the images and thoughts that friends share do touch me in a way I can’t express to them. I see the love, joy, and pain people share un apologetically online and I relish in it.

So, my Father’s day gift to Bill is a Facebook account with 177 friends and counting….. Good Luck and Have Fun. I wish you nothing less than my experience.

Seeing Knowing Socializing Inspector Aaron Schroer

Like the company Here

Be Bill’s Friend Here

Be Aaron’s Friend Here

How and Why? Not addressed in most Home Inspections.

Wed, 15 May 2013 16:19:00 GMT

From a recent report: •Repair: The floor structure exhibits sagging and movement at the kitchen area and above this space at the 2nd level bathroom/hall. 2nd level doors are obstructed from closing with interference in areas and do not latch … Continue reading →

From a recent report:

•Repair: The floor structure exhibits sagging and movement at the kitchen area and above this space at the 2nd level bathroom/hall. 2nd level doors are obstructed from closing with interference in areas and do not latch with wall cracking observed throughout as well. This is considered evidence of movement. This is likely a result of improper load distribution of 2nd level loads through the home to grade. The 2nd level ceiling joists are oriented east-west which causes the 2nd level hallway wall to be load bearing. This load bearing wall is stacked directly over the kitchen cabinet wall at the 1st level causing this wall to be load bearing as well. The 1st level floor joists system is oriented conversely to the 2nd level ceiling joists; north-south. As a result, the 2nd level ceiling and both wall loads in the upper sections of the building bear on a single parallel oriented joist visible in the unfinished basement area. This is an original design defect. A metal screw jack has been installed to mitigate this issue and is insufficient and improper (See photo 4 page 7). These supports also are not acceptable in permanent support as they do not meet requirements for steel columns; 3” dia and standard weight pipe thickness. Other dead load including HVAC duct work suspended from the flooring structure and kitchen cabinets may have exacerbated the situation. It is also noted the kitchen/laundry area appears to have been reconfigured with a bathroom eliminated and laundry facilities added. A wall may have been removed in the kitchen as part of this reconfiguration as there is a drywall boxed out section at the ceiling that may or may not contain a header. If so, if the header is of insufficient size this also may be a factor in the floor structure distress at the 2nd level. Repairs are needed to reduce the potential for future movement. A licensed structural engineer should be contacted to evaluate and specify a repair. Repair work should be performed by a qualified licensed contractor.

Did your home inspector put this much thought into your sagging floor?……Or did he comment “The floor is sagged. A licensed structural engineer should be contacted to evaluate.”

One of the benefits of having a home inspector/engineer perform your inspection. The connection between cause and effect.

Seeing Knowing Caring Inspector Bill Carlson

Home Inspection is a lot like Fatherhood!

Sat, 11 May 2013 19:57:00 GMT

……ya gonna see a lot of POOP!

139th Running of the Kentucky Derby Louisville,KY…..Cold Rainy and Orb- viosly a party!

Sun, 05 May 2013 20:40:00 GMT

For the last 3 years I’ve packed up the CBS….and headed 3 hours north to Louisville for the Derby with my nephew Tommy a native Louisvilian. We do the infield….which is always a lot of fun. Turn 3 with all … Continue reading →

For the last 3 years I’ve packed up the CBS….and headed 3 hours north to Louisville for the Derby with my nephew Tommy a native Louisvilian.

Tommy in rare form.

We do the infield….which is always a lot of fun. Turn 3 with all the college kids…..Tommy’s 26……I would never on my own select the dancing pulsating Gangum style otherwise……right!..

Tommy with Debby

…..13 races…..Won the 1st……lost all the rest including the 11th race which was the Derby……Orb won…….my horses Varazano and #13 (who can remember names).. H

Closest we came to a horse.

….were later seen sitting at the bar having mint juleps as they crossed the finish line long after the leader……

. Deb my GF came down from Staten Island for the day of racing.

Wore my rubber boots and a trash bag all day…

Photo taken through plastic zip lock baggie....perseverance.

…in a complete muddy mess….came out pretty clean..

..Thumbs up on The Derby Deb and Tommy……Always a great ride in the Chevy

Debby Chevy.

….and a great time. Back to work Monday…..

See...we didn't get too dirty!

Booked out to the 15th…..So get 2 weeks on your contracts!!

Seeing Knowing Losing my Ass Inspector Bill Carlson

No Really SAVE YOUR MONEY!!!! You don’t need a home inspection if you are buying new construction!

Wed, 01 May 2013 04:43:00 GMT

Yup you….DOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOO! need a home inspection with new construction! This house had 7 code violations and only required 1 more final from 1 trade to be complete. Travesty. Good news is my client got it all fixed and has a … Continue reading →

Yup you….DOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOO! need a home inspection with new construction!

So um whats missing in this new construction wall? Yup no outlet..spossed to have outlets situated so that at any point on the wall you are within 6′ of an outlet. Most likely the drywall guys drywalled over the outlet and never came back to cut it out. ALso none of the outlets that were in the room had power…….jeez.

This house had 7 code violations and only required 1 more final from 1 trade to be complete. Travesty. Good news is my client got it all fixed and has a great smokin new pad. It can all be fixed, but someone has to care enough to go find it for you.

Seeing Knowing Lookin for a freeeeekin place to plug in my Silvertone Inspector Bill Carlson

You don’t need a home inspection if you are buying new construction!

Thu, 25 Apr 2013 13:13:00 GMT

What?….of course you DO need a home inspection if you are buying new construction! This is a minor omission that is easy to fix but they are not always that way. I have discovered shingles installed over roof pitches less … Continue reading →

What?….of course you DO need a home inspection if you are buying new construction!

New construction: Garage door opener support lagged into drywall only! Lag screws pulls out of the wall when used!

This is a minor omission that is easy to fix but they are not always that way. I have discovered shingles installed over roof pitches less than 2 in 12 where the entire perimeter of the roof surface had to be re-pitched and re-decked to provide greater slope. Don’t get me going on foundation anchorage….we’ll discuss this in later post!

Seeing Knowing Caring Inspector Bill Carlson

Recycling can go too far.

Fri, 19 Apr 2013 11:31:00 GMT

Seeing Knowing Knitting Inspector Bill Carlson Advertisements

When asked about her dryer vent lint situation, the seller said “I knit new sweaters from the lint i recycle”……………….um yea……Just kidding. Not only does this make your dryer not dry well but it also burns out the elements and can burn down your house. No grills on dryer vent terminations!

Seeing Knowing Knitting Inspector Bill Carlson

Nashville Roller Girls; BIG FAT THUMBS UP! Must See now!

Sun, 14 Apr 2013 13:10:00 GMT

Friends….my daughter was off at a spiritual retreat with a friend of hers this weekend so My 6 year old son and I had the rare opportunity to have a father son weekend. Sooooo we did all the stuff Will likes that his big sister would poo poo. If you have multiple kids you surely can attest to the different dynamic when they are not together. Will (and me too!) love to roller skate so Saturday nite we went to the the season opener of the Nashville Roller Girls vs The Atlanta Roller girls.

Music City All Stars vs Atlanta Dirty South Derby Girls

In motion; lottts of contact.

In the pack

Will with an Atlanta Rumble Bee

Really!!!!!

Sun, 14 Apr 2013 11:52:00 GMT

This is the exact photo and comment from a recent report: Waste Disposer •Safety Issue: The waste disposer electrical circuit is totally wrong and should be corrected by a licensed electrician (See photo 22 page 10). I was speechless….It was … Continue reading →

This is the exact photo and comment from a recent report:

Waste Disposer
•Safety Issue: The waste disposer electrical circuit is totally wrong and should be corrected by a licensed electrician (See photo 22 page 10).

Really.

I was speechless….It was all I could think to say.

Seeing Knowing Caring Inspector Bill Carlson

Nice!

Tue, 12 Mar 2013 11:31:00 GMT

Its amazing what gets installed “cuz it wasn’t on the truck”….cmon bubba drive that thing over to Home Depot and get a proper cap!

Silverball Pinball Museum, Asbury Park NJ

Sun, 10 Mar 2013 15:50:00 GMT

OK….Nashville is a pinball wasteland. I have searched hi and low and have identified machines at the Rivergate ChuckECheese; Pirates of the Caribbean, the Franklin ChuckECheese, and Incredible Dave’s in Rivergate; Iron Man and Rolling Stones machines. It is noted … Continue reading →

OK….Nashville is a pinball wasteland.

Lined up like little soldiers....200 strong.

I have searched hi and low and have identified machines at the Rivergate ChuckECheese; Pirates of the Caribbean, the Franklin ChuckECheese, and Incredible Dave’s in Rivergate; Iron Man and Rolling Stones machines. It is noted the Rolling Stones machine is always down. Other than these; I am not aware of any and would welcome posts back identifying other local machines. Well…..3rd time is a charm. Yesterday I went to the Silverball Pinball Museum in Asbury Park, NJ http://silverballmuseum.com . The first two attempts were thwarted by hurricanes Irene……and of course Sandy which flooded the museum to within inches of the electrical components of the machines.

Asbury Park defiance

The area is still in recovery from Sandy with Silverball leading the way.

Sorry ....didn't see Snooki...got a pretty mean Osso Bucco though.

This is not only a museum with information on all of the 200 machines and the general history of pinball….but a full functioning arcade….. with NO quarters. For a $20 wristband you play any machine and all machines as long as you want. We arrived there at 2 PM……..and left at 11 PM..wrists aching. All the machines of my youth were there….Playboy….Kiss..

All time fav.....Gene Simmons was my inspiration to pick up guitar in 6th grade......later found out he plays bass.

..Eightball…Elton Johns Pinball Wizard…

2nd Fav......Elton Johns greatest hits was the first album I purchased with my own money and the Tommy soundtrack was not far behind.

.Eightball Deluxe…Gorgar….Elvis…..Mata Hari….Adams Family…Flash…..Sopranos……Guns and Roses…..Demolition Man….Beatles…..and a slew of mid 60s and 70s machines with bowling….poker….surfing….baseball….and outer space themes. …ALL IMPECCABLY MAINTAINED!!!!!!! Not a single call to the onsite tech all day…..for me or as I could see it, any other patron which was a mix of older pinball geeks like me, dads with their sons and daughters, tourists, hipsters, and teens…..We talked to the owner briefly and he really was in love with the older electro mechanical (EM) machines of the 60s and 70s. These machines are maintenance intensive……but are what he calls forever machines that can always be fixed…..The newer solid state machine will be the ones that ultimately fall by the wayside as parts become no longer available as the manufacturer’s go out of business. In the pinball hey day of the 1930’s in Chicago there were as many as 150 manufacturer’s which has been whittled down to one or two. Pinball was outlawed in many areas of the country including New York all the way until the 70s as they were considered gambling devices….. huh?….This is the Mecca of pinball and is definitely a destination vaca possibility for anyone that is into it. A great way to support Sandy relief as well as this area recovers……big fat thumbs up from……

Jersey Shore sunset.....through chain link.

Seeing Knowing Playing Inspector Bill Carlson

The Allman Brothers Band at the Beacon Theater NYC

Thu, 07 Mar 2013 17:37:00 GMT

Every year I travel to NYC to see at least one of the ABB Beacon Theater rites of spring shows with my GF Deb, BFF Chuck, and Crazy Tod. The Beacon is a beautiful venue…a cozy 2500 seats….perfect for the … Continue reading →

The Beacon is a beautiful venue…a cozy 2500 seats….perfect for the guitar laden southern rock of the Brothers….. The Beacon is 2nd only to our own Ryman Theater as far as ratings according to a historic venues association out there…..

Duane is gone but not forgotten.

A little cold and windy as hell in NYC this year and I caught the final flight out of Nashvegas to LGA that wasn’t cancelled. That’s how I roll. The Brothers always have some friends sit in and this year it was Joan Osbourne…. John Popper of Blues Traveler…..Jukes horn section….and the 5 Blind Boys from Alabama….

The Brothers are grounded in the blues and always bring in older blues acts to shake it up.....The 5 Blind Boys tore it up!

. Wicked show….blistering guitar licks……and I didn’t lose anything!…. A near perfect evening.

Seeing Knowing Caring Inspector Bill Carlson

Plumber?….How about an Electrician!

Wed, 06 Mar 2013 10:41:00 GMT

Just a friendly reminder.

ANOTHER DISCONNECTED GAS VENT ASSOCIATED WITH A RE-ROOF!!!!!

Tue, 05 Mar 2013 09:16:00 GMT

I can only hang my head at the frequency of this issue.

Beautiful day for a ride!

Sun, 24 Feb 2013 23:22:00 GMT

How ya like my new lid?

Blackfoot Gypsies; must see Guitar God and Drum Animal..Power Duo..must buy new record….. NOW!

Sun, 24 Feb 2013 23:17:00 GMT

Buy Blackfoot Gypsies Music NOW!

Glad I ate my Wheaties this morning!

Tue, 19 Feb 2013 22:49:00 GMT

This is without a doubt the craziest attic access ever. As I thumb through my code book……I do not think there is a reference that disallows this configuration. Jeez…..always when interviewing your prospective home inspector ask…..”What is your height and … Continue reading →

This is without a doubt the craziest attic access ever. As I thumb through my code book……I do not think there is a reference that disallows this configuration.

Jeez…..always when interviewing your prospective home inspector ask…..”What is your height and weight?”….no joke. Seeing Knowing Caring Climbing Inspector Bill Carlson

Go ahead…just vent that anywhere.

Fri, 15 Feb 2013 01:19:00 GMT

Naw dude........we can heat the attic easy!.....jeez I'm gettin a little light headed.....thunk.

Adding to our long list of roof replacement related disconnected gas appliance vents….I think there are 5 or 6 prior posts on this blog associated with this issue……Yup…roof had to be less than year old. Do me a favor….after you have your roof surface replaced… go into the attic and make sure your furnace gas vent is still connected…..hate to see you push in up daisies…….Happy VD day….was a long one for me… 7000 square feet later.

Seeing Knowing Caring Inspector Bill Carlson

Gymnastic Electrical Panel Inspection

Thu, 07 Feb 2013 01:34:00 GMT

This would not constitute 30″ of free and permanent work space in front of electric al service equipment from floor to above the panel. Yup…saw all of this inaccessible panel. Solid house….messy electrical. Seeing Knowing Caring Inspector Bill Carlson

Dang cmon.....ya know that thang does have tricity in it!

Multitasking.

Sat, 19 Jan 2013 22:40:00 GMT

Beautiful day in Nashville.

Hmmmm

Fri, 18 Jan 2013 03:27:00 GMT

yup!

Too much Boilerplate and Checklist Reporting

Fri, 11 Jan 2013 10:49:00 GMT

Friends, When selecting your home inspector be sure to ask if they provide a narrative or checklist style report. If they provide a checklist style report…move to the next on the list. If they do provide a narrative report, ask them how much boiler plate commenting they do. Checklists reports in general…..are general and not specific as is boiler plate. Boiler plate is a canned pre-written comment that by definition has to be general to be used in many instances. Here is an example of a comment from one of my reports from yesterday……This is the type of detail you must have to make an informed decision about the home you are preparing to purchase:

•Repair/Query: The new construction dwelling has 3 levels that are heated and cooled by 1 HVAC system. There is concern that conditions at individual levels may be difficult to control. This may be exacerbated by the location of the thermostat at the landing at the top of the lower level stairs and the lack of HVAC supply vent in the lower level hall. At the time of inspection with the thermostat set to heat @ 70 degrees F, the exterior temperature 60 degrees F, the door to the garage closed, and the door to the lower level room open; the lower level hall temperature was measured as 61 degrees F. It is likely that this hall will be close in temperature to whatever the exterior conditions are at the time. For example, 100 deg F temperature in the lower level hall on a 100 deg F day. This is unacceptable as this is an interior finished space included in the square footage of the home. The thermostat; which controls conditions to the other two levels as well, will likely by subjected to these temperatures as it is located at the top of the lower level stairs at the landing. The HVAC system for vertical dwellings of this configuration should be zoned. Zoned control systems for HVAC systems have computer controlled continuously adjusting dampers in the supply ducts that constantly adjust to maintain set temperatures at separate thermostats located at each level of the dwelling. A supply vent and return vent would also be needed likely at the lower level. It is recommended that the temperature in the lower level hall and other levels be measured on a day of more extreme temperature; 30 degrees F for example, to understand if this will be an issue in the current configuration. A licensed 3rd party mechanical contractor should also be consulted to evaluate the configuration and recommend repairs as needed.

Also do any home inspectors actually know anything about HVAC systems?…..Not many. Seeing Knowing Caring Inspector Bill Carlson

Really; what were they thinking?

Sat, 10 Nov 2012 23:07:00 GMT

Can anyone guess what this is? Seeing Knowing Caring Inspector Bill Carlson

So…..what going on here?

Seeing Knowing Caring Inspector Bill Carlson

Trolls; Run for your life!

Sat, 10 Nov 2012 13:43:00 GMT

Well actually that’s boy wonder Aaron emerging from a super tight crawl space. The HVAC ductwork was also present making the inspection like crawling a labarynth…..But we saw it all. The verdict…less than ideal support, need some fine tuning at … Continue reading →

Emerging from a tough crawl space. My flashlight next to the hatch opening is 12″ in length.

The good news is no lions tigers or bears!

Seeing Knowing Caring Inspector Bill Carlson

What’s Your Sign?

Thu, 08 Nov 2012 04:43:00 GMT

Another good question to ask when interviewing prospective home inspectors ….What’s your sign? From a highly rated website…… Virgo and Business: Virgos are very intelligent, they have an excellent memory and a highly analytical mind. This makes them good investigators … Continue reading →

Another good question to ask when interviewing prospective home inspectors ….What’s your sign?

From a highly rated website……

Virgo and Business:

Virgos are very intelligent, they have an excellent memory and a highly analytical mind. This makes them good investigators and researchers. They also have the ability to probe into a person’s emotions and they can often see into people and detect what their motives are. This makes them great policemen or interrogators. Virgos are very good at problem solving, this is what they do best. They are confronted with a problem, they will pick apart the pieces and put it together in the proper order. They are rational thinkers and are good at settling other people’s disputes and putting them on the right track for reconciliation.
Any position that requires the above features, which is a very long list, is perfect for the Virgo. They keep the world in order……………yup. I am a card carrying Virgo!

Seeing Knowing Caring Inspector Bill Carlson

Attica Attica Attica.

Thu, 08 Nov 2012 04:09:00 GMT

This one was a bit of a struggle….screwed shut hatch….1.5 ft drop ceiling…up into the original attic..ton of insulation…over low pitched roof section near eaves…coming down was even better!… The screwed shut hatch alone would have gotten an “inaccessible” comment … Continue reading →

One small step for mankind……

Uh so a pull down hatch would be a nice addition.

Geez….you should have seen the crawl space.

Seeing Knowing Caring Inspector Bill Carlson

Sink Ho.

Sun, 04 Nov 2012 21:32:00 GMT

One of the best and worst part of what I do is that you can do it anywhere. Where buildings are; you can talk construction…. as long as you’re not in the bfe woods….you will have buildings. I recently took my kids to Disney Orlando visiting my Mom in an Orlando suburb as home base. The killing birds with rocks thing cliche’. We also went to SeaWorld, Sanford Zoo Adventure Park, and Daytona Beach.

Will,Viv, and Dad @SeaWorld.

Rave reviews all around.

The most common soil conditions to build on in our area is undisturbed. This indicates farmland or other land that has never been deep excavated and has good natural supportive conditions to build on. Often in Florida and in other coastal regions where the natural soil conditions are sandy/swampy or otherwise unsupportive, homes must be built on engineered fill. This involves bringing in soil and other materials that must be compacted to a support a specified load. This is the case with my Mom’s house which she purchased last year as new construction in a young subdivision in an Orlando suburb and is very common in the area. Other features standard for the area and uncommon to our area include 2 stage footing/slab foundation construction with 1st level hollow concrete block walls that are core filled with concrete and structural steel as they are built. This is how the walls develop strength against wind loading. Hollow concrete block foundations are the most popular type of foundation in Nashville and are almost always not core filled.

Concrete and steel core filled 1st level foundation; wood framed 2nd level.

Terra cotta roof with weeps.

I note here that none of these homes had gutters which makes me weak in the knees but was explained to me to be acceptable by my step Dad Ed due to the good drainage from the sandy soils. My vote would be for gutters anyway as has been Ed’s in the past with gutters on all of his previous FL homes. My Mom has been mostly happy with the home and is ecstatic about being reunited with populated civilization. Not so with one her neighbors and a few other incomplete homes in the subdivision.

A neighbor in a home at the opposite end of the subdivision (end nearer to the swamp area) experienced cracking and other evidence of movement within their home and at the exterior.

Small cracks more poignant in a core filled foundation. We see small cracks all the time in hollow block foundations.

Not a good sign.

Sink holes are not limited to coastal regions with sandy soils. I can remember years ago a home in the Franklin area that exhibited crazy movement and turned out to have been built over a pit where organic tree matter was buried years prior when the area was cleared for strip mining activities. The home is fine for the first 20 years; then becomes unstable when the organic matter begins to decay. In this FL case though, a home inspection would not have helped. The detection of the presence of sink holes during property inspections is outside the scope.

In respect to home inspection, you should always have a new construction home inspected by a 3rd party private home inspector prior to purchase. I will post in the future some of the litany of new construction defects I have run across in my 10 years of home inspection in the greater Nashville/Brentwood/Franklin area.

Seeing Knowing Caring Inspector Bill Carlson

Riiiiiiiiipppppped off!

Sun, 28 Oct 2012 22:40:00 GMT

OK…you put your vacant rental property up on Craigslist… Zillow…..and any other website to market….and what is the next thing u should do?….Chain up your HVAC condensers!…..Thieves troll through these websites looking for vacant houses to work over cause they are too chicken or smart to deal with wiley and present home owners. In this case to get $100 crack cocaine money for the sale of the copper coil in exchange for about $7k worth of condenser. I have seen this mostly in urban neighborhoods nearer to Nashville but have run across it in Franklin and Brentwood as well….The worst part is that this is MY rental in East Nashville…… I know better….Fool me once shame on u…..fool me twice shame on me……chains go up with the new condensers…….Seeing Knowing better Caring Inspector Bill Carlson

More lives saved…..roofers playing with fire.

Fri, 19 Oct 2012 23:31:00 GMT

You are probably getting as tired of hearing about this as I am seeing it but here we are again……Roof replaced within the last year…..water heater located in a side attic behind a bedroom……gas water heater vent completely displaced likely when the roofers were monkeying around with it as part of the re-roof….water heater venting into the attic. Lucky the sellers appear to be empty nesters and the 2nd level is not currently in use. This is a serious health risk. Its not like maybe some

Silent killer....likely unleashed by a roofing contractor.

of that dirty exhaust gas will waft into the house…… It is a certainty that the HVAC system will suck it into the bedroom when the unit is on……no doubts….hopefully no one will die or go to jail before awareness of this issue is elevated. Tryin to do my part. TGIF.

Seeing Knowing Caring Inspector Bill Carlson

Vulchers!

Fri, 28 Sep 2012 16:53:00 GMT

And I don’t mean renovators hovering around a fresh foreclosure! Super creepy….luckily they were on the house next door Seeing Knowing Caring Inspector Bill Carlson

And I don’t mean renovators hovering around a fresh foreclosure! Super creepy….luckily they were on the house next door

Seeing Knowing Caring Inspector Bill Carlson

Passing the Test

Thu, 27 Sep 2012 01:01:00 GMT

My able assistant boy wonder Aaron passed the creative ladder configuration test with flying colors on this one. Very few inaccessible comments in our reports. Gotta eat a lot of salads too. We put out a significant effort beyond required … Continue reading →

My able assistant boy wonder Aaron passed the creative ladder configuration test with flying colors on this one.

Attic entry challenge.

Very few inaccessible comments in our reports. Gotta eat a lot of salads too. We put out a significant effort beyond required to see it all!…Make sure you ask your prospective home inspectors that you interview their height and weight…..a 6 ft 250 lb home inspector is a bad thing!

Seeing Knowing Caring…Inspector Bill Carlson

Dinner time….ding ding ding ding…..

Sat, 22 Sep 2012 00:09:00 GMT

Pan Seared Atlantic Salmon over pesto pasta, roasted asparagus in lemon vinaigrette with sauteed tri bell pepper garnish. l report that Viv ate the salmon pasta and garnish….and Will the pasta and garnish only. The boy just won’t do fish. … Continue reading →

Seeing Knowing Caring Inspector Chef Bill Carlson

Ohhhhh man great appliance deals!

Fri, 21 Sep 2012 22:22:00 GMT

New scratch and dent appliance and place of Murfreesboro road in Nashville….304 Hill Avenue Unit D 37210. Get with Charlie or Kevin and deck out your kitchen or replace your water heater…..high end equip…..low prices….blows away sears s and … Continue reading →

New scratch and dent appliance and place of Murfreesboro road in Nashville….304 Hill Avenue Unit D 37210.

heater…..high end equip…..low prices….blows away sears s and d on Thompson or any other appliance place of its kind in the State…….Look…..Bosch stainless in and out dishwasher…..and Maytag stainless gas stove….n

ever been hooked up…couple of dents…..650!…..Retail together about 1800!……Seeing Knowing Caring Inspector Bill Carlson

Something must be done!

Wed, 05 Sep 2012 22:23:00 GMT

Another disconnected furnace vent!

This has got to be the 4th or 5th instance of this in the last year. Roofing company re-roofs a house….. monkeys around with the furnace vent at the roof line…..finishes the job….and walks away with a disconnected furnace vent in the attic. This also was a prominent local company….not storm chasers. You know……. you are supposed to get a codes permit when you get a re-roof……but nobody does. Maybe more codes involvement is needed……er um maybe not……Seeing Knowing Caring….Inspector Bill Carlson

Camp Nakanawa….Garrrrr!

Sun, 26 Aug 2012 14:09:00 GMT

It has been a super year of inspections reminding me of 2006 and 2007. I am both thankful and grateful. Keeping up with the business without an office assistant has been a challenge. I am thankful for the part time help from Aaron over the year…almost complete in his training he will make an awesome addition to Carlson Inspection. I have this year that you have to take off time to recharge to really serve hour clients best……trips to NYC to visit my GF Debbie have filled this function well. Friends Brett and Jenkins invited me to another opportunity to really disconnect. As a child Jenkins attended a summer camp in Crossville Tn; Camp Nakawana on Lake Aloaloa.

She has a deep connection with the camp and is still in connection with most of here camp mates. The camp is one of the largest continuously operating camp in the country. Many of the building date to the 1920’s. Every activity is available and they offer 4 week stays. Its super fun but the underlying propose is to churn out healthy strong and confident women; which is evidently successful if you know Jenkins. Jenkins has beat breast cancer once and is kicking a re-occarrances butt right now. Jenkins Hardin is vibrant healthy and healed forever now…..So they have an adult camp every year which Deb and I were invited to and are attending this weekend. It is the Eighth year of this gathering of adults with 4 camp teams created with a pirate theme to this years weekend….I am on the Poop decks…..Deb on the Winches and booty…..fitting…….An Olympic type competition including opening and closing ceremony ensued…..We came in last but my skill in Dodge all has become legendary. Other events of note included keg kick ball……shotgun a beer and do the dizzy bat race…..pass a coconut neck to neck …..and so on. What a great and beautiful place to recharge…and celebrate Debs birthday to boot

Back on task….the camp has the oldest 12 sided structure on the property called the Wigwam.

This is the oldest 12 sided structure in the country built in 1920…..It is of log construction with perimeter post support and a trussed ceiling supported by a central wood post.

Wigwam central support post.

The exterior gaps in the logs sports standard chinking. The structure exhibits a measure of lean present which appears to have been remediated in 2002 with tension cables installed from the central support to the perimeter support posts…I would say adding cables to grade at the exterior on the leeward side of the lean might offer additional stability.

Water meter tip.

Fri, 24 Aug 2012 00:28:00 GMT

Your water meter has a leak detection meter that can be used to determine if you have a water supply leak in your system…….You cannot detect small movements of water with the numeric roll over numbers. The little triangle in the middle of the pictured meter will rotate with even the smallest of movement of water…..So….you turn off all the water supply sources in the home and then go look at the meter. If the triangle is rotating you have a water supply leak somewhere. On most occasions this ends up being a running toilet….but that still is something good to know about although minor. On 1 occasion I was able to diagnose a serious issue in this manner………It was June and had been dry dry dry. The house had a slab on grade foundation. Nothing really notable to report after my first lap around the exterior …….typical rot here….blown back shingle there….horrible gutter conditions and downspouts discharging near the foundation. The only thing out of place was a wet spot in the soil at the foundation in the front of the house in the planting bed lining up with the exterior hose bib and the meter. As dry as it had been, this wet area was out of place. I continued on to the interior and there is a measure of slope to the floors……more specifically a rise in the center of the floor at the front……on a slab? Turns out the improper gutter issues had put moisture at the foundation causing the slab to shift and crack the inlet water supply piping which is poured into the concrete slab. Water from the supply line leaked back under the slab with the hydrostatic forces creating a hump in the floor. As is often the case I do not know what the outcome was….. but I suspect my client moved on to something else.

…….Seeing Knowing Caring….Inspector Bill Carlson

Jackpot On Crappy Dangerous Water Heater Installations This Month!

Tue, 21 Aug 2012 07:28:00 GMT

Alright friends this one is an all too familiar water heater installation. First we need to understand the difference between a natural draft gas water heater and a direct vent water heater. Natural draft gas water heaters use the natural … Continue reading →

Natural draft water heater with direct vent; venting to garage.

Yup again.

Sat, 18 Aug 2012 01:20:00 GMT

Another new roof….and another furnace vent touching the roof decking…should have 1″ clearance…..See earlier post for details…….Seeing Knowing Caring. Inspector Bill Carlson

Wow..and after 4 years!

Mon, 06 Aug 2012 11:27:00 GMT

Friends, I performed an inspection last week on a home I had previously inspected about 4 years ago. I gather that my client 4 years ago did not buy the house and the folks that did; did not get a … Continue reading →

Missing vent on gas water heater.

Gravity flow cone.

Sat, 28 Jul 2012 05:09:00 GMT

This is my son Will performing proper form for gravity flow ice cream cone consumption.

You’ve got to be kidding me!

Sat, 28 Jul 2012 04:31:00 GMT

Re-inspection Mayhem.

Wed, 25 Jul 2012 22:52:00 GMT

I had a 2nd re-inspection today on a house I reinspected last week. I’ll say here that I’m not a big fan of re-inspections for several reasons from a business stand point. 1. The work performed is often less than acceptable with items omitted altogether. 2.Usually they are set up a day or two before the expected closing leaving little recovery time to complete omissions and correct improper repairs.3. Must be performed between the two inspections of the day resulting in scheduling issues. Not uncommon for a re-inspect to make me 30 mins or more late to a full inspection. 4. Scheduled with short lead time so that even if I wanted do one full inspection in a day and a bunch of re-inspects I could not do it as I’m typically booked out at least 7 days……Most of this is just a product if the current timing on real estate transactions and can’t be adjusted. From the clients stand point a re-inspection is important as this post speaks to why we do them. The first time around on reinspect about 75% of the items were omitted or improperly performed. Of particular issue was roof repairs. Here I will note it is not a requirement for a HI to specify repairs to any defect in a report produced. Its supposed to work that the HI identifies the presence of the defect and then the licensed, experienced, and knowledgeable contractor performs a standard and permanent repair of workman like quality. As a service to my clients, if I know what the best and permanent repair looks like…..I’ll put it in the report. On this one we had several damaged shingles one of which was actively leaking and had caused damaged to the garage ceiling. Replacement of the shingles in question was specified…..tar sealant was the method of repair by the licensed, experienced, and knowledgeable contractor. A temporary repair on a 7 year old roof. At the 2nd re-inspect…..no replaced shingles….and more tar. Also disappointing was that this was a contractor I had recommended to clients years ago and for no particular reason had lost touch ..Seeing Knowing Caring

Just wanted to update this post……I went back for an unprecedented 3rd reinspection a few days ago. Half of the shingles agreed on for replacement were still not addressed and one side of the a/c condenser agreed on for cleaning was still dirtier than Richard Pryor’s mouth during a comedy gig…..Not all bad news on reinspections though….Did a reinspection this afternoon where 90% was complete and the young electrician that did the work stopped in to make sure all was good and got to work on the last 10%……..Wohoo!….Inspector Bill Carlson ….Seeing Knowing Caring.

Floor slope; Craftsman vs.Victorian

Mon, 23 Jul 2012 11:52:00 GMT

How can you tell weather you’re in a Victorian home or Craftsman home with your eyes shut ? Walk around a bit with your seeing eye dog for safety course. If the floor slopes to the stairwell; high at perimeter and low at the stairwell, you are most likely in a Craftsman house. If the floor slopes from the center to the perimeter; you are most likely in a Victorian home. Why so? Speaking in generalities of course, most often Craftsman homes have basements with an internal staircase down. In many cases there is also a second level with a staircase up directly above. The opening in the main level flooring structure for the staircase is essentially a 4 foot by 10 foot hole in the floor most often with single header joists and single trimmer joists and often insufficient or no support post to grade supporting the opening in the basement. Lots of load, not much structure. At the perimeter of a Craftsman home, support is usually good with a masonry foundation present. Therefore, high at the perimeter and sloped down to the stairwell. In contrast, Victorian homes; particularly the economy versions, were supported at the perimeter by cedar posts similar to the intermediate support for the flooring structure at the central sections of the home. Most Victorians sported ineffective built in eaves gutters or had no gutters at all as the decorative rafter tails are difficult to mount gutters to. Moisture at the perimeter of the home from missing or an ineffective gutters caused the cedar posts to settle and rot out in the 1950’s to 1970’s time frame depending on when the home was built. The interior sections of the floor structure on a Victorian home did not experience the moist conditions and also had additional support as the floor structure was attached to the chimneys in some cases. Therefore floors are high in the center of the building and sloped out to the perimeter in Victorians. It is also noted this is why you see lots of turn off the century Victorians with mid century concrete block foundations. It is also noted often these retrofit foundations are not actually active in support but act only as a skirt to keep animals and cold air out from underneath the house. In these cases, the original cedar posts are usually still present and visible and are the active support at perimeter of the home . Sometimes to the detriment of stability. . . . Seeing Knowing Caring Inspector Bill Carlson

5th annual Mayor’s Home Ownership Fair @ Bridgestone Arena

Sun, 15 Jul 2012 21:41:00 GMT

Well hello friends….playin a gig at the Bridgstone Arena today till 5….well wish i could say it was IN the arena but actually I have a booth at the home ownership fair put on by the Mayor and produced by … Continue reading →

Frank Lloyd influenced Gig; How deep was your HI’s analysis?

Sun, 02 Oct 2011 03:38:00 GMT

Thought I would share these cool digs with you influenced by Frank Lloyd Wright that I had the privledge to evaluate. Did your friends get this kind of analysis with their Home Inspection? Its all about discovery, evidence collection, root cause analysis, … Continue reading →

Thought I would share these cool digs with you influenced by Frank Lloyd Wright that I had the privledge to evaluate. Did your friends get this kind of analysis with their Home Inspection ? Its all about discovery, evidence collection, root cause analysis , recommendation, and next steps.

Frank Lloyd Wright Influenced home.

Get your roof replaced…….Get Asphyxiated When Winter Comes!

Fri, 02 Sep 2011 16:07:00 GMT

Hello Friends! Last month I had a re-occurring issue that I discovered in two homes within the same week that I would like to share. Both homes had been re- roofed within months of being inspected…A good thing! Less than diligent roofers in both cases handled the furnace vent associated with the 2nd level HVAC system gas furnace causing disconnection at the unit in the attic. So what; right. The vent gas and carbon monoxide will just vent through the roof vents to the exterior. Maybe. More likely the HVAC system will suck the vent gas into the house due to the negative pressure create at the interior in relationship to the exterior when the unit is in operation. This is a classic asphyxiation risk. In one case, the vent also was “adjusted” enough that it was in contact with the roof framing structure also creating a fire hazard…2 for 1! Really the vent should be securely fastened at the furnace to help prevent this but roof associated equipment should always be checked after roof surfaces are replaced. This is most likely going to get you in the case of a summer roof replacement. When the furnace is in operation there is more likely hood that your roofer will be paying attention. I will also note that a handyman was employed to correct the furnace vent issues pictured against recommendations to employ a licensed HVAC contractor to perform the work. To correct the vent clearance issue our handy man actually cut the rafter out adding a lap splice with a couple of screws present! Yea! Another day in paradise. Good idea to not compromise structure; better idea to fix vent directly. All is well and supported in the end. This is what we do.

If the carbon monoxide doesn't get you the fire will!

New roof Yes! Life threatening furnace issue created as well.

Only Get 1 inspection; PRESCREEN!

Mon, 08 Aug 2011 01:34:00 GMT

Over the last year I have evaluated approximately 500 properties for clients. Nearly all of these inspections were associated with real estate transactions. Approximately 15% of these deals did not close for one reason or another. In many of these cases, if the client had an idea of the types of repair issues they were not willing to accept and they pre-screened the property, they could have saved themselves some time and money. This is particularly pertinent to investors. If a property can be pre-screened against repair issues unacceptable to that particular investor, unacceptable properties won’t make it to the contract, inspection and financing stages.

The purpose of this article is to provide the inexperienced or “hands off” investor with some inspection tips that can be used to pre-screen properties for condition. This in no way precludes getting a professional home inspection as it is not complete and rigorous, but can help make sure you only have to get one. In addition, I have inspected many completed renovations; some good, some not so good. I have included some common red flags that I have encountered while inspecting fresh Renos .

Foundation/Floors

Slab on Grade ( Concrete slab ) – As you might expect, there is not a lot to visibly inspect with slab on grade foundations . The most serious defect is bowing up of the slab due to hydrostatic pressure from accumulation of water from sub-slab water leaks and poor drainage . Sub-slab moisture can also cause settling, sink holes, and associated cracks. Keep an eye out for “humps” and depressions in the floor. Unlike wood framed floors, there shouldn’t be much differential elevation in a slab. Sub-slab water supply leaks can sometimes be detected by observing the city water meter. There is a small “triangle” or dial on most meters that spins to detect small water flows. If all water sources in the home are shut off yet the “triangle” or dial spins you may have a leak. Be sure to check that you haven’t detected a running toilet. Sewer issues are more difficult to detect. Sub-slab foundation repairs are almost always expensive and messy.

Concrete Block Foundation Walls w/ Wood Joist Floors – Walk the exterior of the home and look for foundation cracks greater than ¼” wide or cracks with offset. Also look for cracks in brick veneer. Note if these cracks are associated with drainage issues such as gutter downspouts discharging at the foundation, soil graded towards the foundation, or no gutters at all. Try to correlate exterior foundation cracking and drainage issues to damage to interior finished surfaces such as racked windows, sticking doors and wall cracking at window and door corners. This may signal an ongoing issue. The critical issue is whether foundation movement is active or hasn’t moved for the last 20 years. Sometimes time dependency can be inferred from prior older repairs that have or have not re-cracked. Often foundation repairs involve correcting drainage issues, re-supporting floors to unload ineffective foundation sections and installation of piles under existing foundations.

Wood Joist Floors – From the interior, try to correlate sloping floors with exterior drainage issues and foundation cracking. Often floors will slope to a corner of the house that has had an overflowing gutter at the corner for 20 years. If the home has a basement look up at the floor joists from the basement. Are there floor joists separating from beams exposing the nails? This is especially prevalent around basement stairwell openings. Back in the old days, the trimmer and header joists framing the hole cut in the floor for the basement stairwell were often not doubled and were not well supported. Then someone comes back 30 years later and finishes out the attic increasing the load. The result is a first floor that slopes to the center basement stairwell like a black hole. This is most prevalent in older craftsman style homes. Re-support in place is typically the remedy. In addition, view under all plumbing locations for rotted sub-flooring and view in general for the presence of wood boring insects; mudtubes or shelter tubes.

Reno inspection red-flags- On a couple of occasions I have inspected fresh renovation “Lipstick and Rouge” jobs. Rotted sub-flooring had not been replaced and was tiled over, weak floor areas from wood boring insect (WBI) damage and cedar support posts that were rotted at the bottom and had not been re-supported. The results were cracks in tile and new drywall signaling ongoing structural movement in the property. Finishing of interior surfaces should not begin until the structure is stabilized. Sister or replace WBI damaged wood and re-support rotted sub-flooring and columns. A good inspector will usually flush out these short term renovation approaches.

Roofing

Roof Surface- The first order of business is to determine how many layers of roofing surface are present. Stripping off multiple roof layers will increase the cost of any re-roof. The easiest area to observe roof layers is at the roof edge. There should always be a starter row at the roof edge, so you need to look for pairs of surfaces. For instance; if there are two shingle thicknesses at the edge that is a single layer. If there are 4 thicknesses; that’s 2 layers. If you have 3 thicknesses likely this is 2 layers and they did not included a starter row with the 2 ^nd layer. This has its own issues as the gaps between shingles at the top layer will have to rely on the older shingles below. A $15 dollar set of field binoculars will help. Check the roof surface for curling, goopy prior repairs, missing shingles and corresponding ceiling staining on the interior. These are all indicator of an aging roof surface. Also keep an eye out for oddly framed roof valleys which can trap water and debris and be a maintenance headache.

Roof Ventilation – The amount and configuration of roof ventilation can also be an indicator of roof condition. Proper attic ventilation will extend the life of roofing surfaces by keeping it cooler in the summer. Proper attic ventilation will also allow moisture out of the attic. Chronic attic moisture in homes with plywood roof decking can cause delamination of the plywood which leads to weakness and sagging between rafters and replacement @ re-roofing. This is a common unexpected reno expense with 1960’6 and 1970’s built homes. Proper ventilation includes intake openings low on the roof structure (soffit vents, low roof vents), and exhaust openings high on the roof structure (ridge vents, high roof vents, power ventilators).

Gutters- The red-headed step child of homes. Poor guttering and downspouts are the root of all evil. Downspouts that discharge near the foundation can signal foundation problems, and crawl space moisture problems. Observe gutter seams and splices for blackness on aluminum gutters and rust on galvanized gutters. This indicates a leak. Also observe the ground under the gutters as any leaking gutter will erode the ground beneath it. Also check the size. Steep roofs with few down spouts will most certainly need 6” gutters. Make sure the roof has not been “short shingled”. The shingles should extend 1-2” into the gutter. The best gutter will be ineffective if the water can’t get to it.

Reno inspection red flags- 3rd layer roof surfaces are a no no. 2 ^nd layer roof surfaces over a horribly curled 1 ^st layer surface are almost as bad. Re-roofing over delaminated plywood decking is also a common cost cutter. Replacing a roof surface and not installing ventilation and short shingling are also common.

Negatively sloped gutters, downspouts without extensions, no gutters around bay windows, and no gutters at all are the most common gutter issues.

Exterior

Windows/Doors- In general, we are looking for areas of likely water intrusion into the house. From the interior check beneath windows for water staining and at floors adjacent to exterior doors for soft sub-flooring. From the exterior, look for rotted window/door frames and worn caulking in these areas. Also look for window sills and door thresholds that slope back to the house. Take a particular interest in the west side of the house. This side will likely see the most severe weather service. Make an evaluation of the window quality, at $200 or $300 a pop for installed low grade replacements this can get expensive.

Decks- There have been some fairly high profile deck failures this year. Deck observation criticality is proportionate to the height the deck is off the ground. Look to see that the ledger is lagged to the house rim joist or better yet is freestanding. Deck ledgers should not be hung off of brick veneer. Check to see that joist connections are not pulling out and that support posts are not rotted and railings are sound.

Siding/Veneer- Brick veneer has a tendency to crack over time. In some cases it can be an indication of structural issues, but often is a result of common thermal cycling and other benign issues. Generally, cracking will appear at weaker highly stressed locations such as window corners. See foundation/floor section . In older buildings, brick veneer mortar should be probed to make sure it is not soft and easily turns to dust. Wood and vinyl siding should be checked for rot, gaps and penetrations that need to be sealed.

Lot/Drainage- Essentially, you have to be the water. Try to understand if you were rain water on the property where would you go. Try to correlate “where you would go” to existing moist areas on the site and foundation and crawl space moisture issues.

Reno inspection red flags- Poor caulking and sealing around windows. Also, poor vinyl siding around windows. Homes that are completely renovated and the deck was not touched and is in poor condition. Large tuck pointing jobs that have been completed using the mortar caulk material instead of a qualified mason with mortar.

Electrical

Exterior- The exterior electrical system includes the service entrance wires, meter and meter base, and possibly a main disconnect panel. A modern system will have the service wires entering a weatherhead, and traveling down rigid conduit to a meter base and meter. There may or may not be a disconnect @ the exterior. If the exterior service still is cloth covered wiring without conduit and a weatherhead you will need to update this. Also, take the time to note how many meters there are. If you are buying a property with a duplex floor plan and only 1 electrical/gas/water meter/HVAC, be prepared to pay for your tenant’s utilities or add meters and segregate your systems. Oh yea; and talk to the zoning people.

Main Panel- Look to see if the panel has fuses or breakers and note the service size. 100 amps is usually enough for up to 2000 squ. ft or so depending on the # of end fixtures. Above that or if there are special electrical demands; hot tub, studio, shop, 10 people living in the house, 200 amps may be needed. If all the fuses in a fuse box are 30 amps or there are spare/burned fuses lying around, the service may not be adequately serving the property. In addition, old fuse boxes with multiple auxiliary panels indicate an upgrade might be needed. Always consider upgrading fuse panels. There are a couple of 60’s and 70’s vintage panels that should be noted. The Federal Pacific and Zinsco/Sylvania panels have had some documented issues over the years. Search the web with keywords Federal Pacific, panel, Fire.

Wiring- There are a lot of home owners that think they are electricians. If the property has a basement, look for spliced wiring connections without wire nuts and outside of junction boxes. If you see more than one or two you probably have some “handyman” wiring to undo. Also, be on the lookout for knob and tube wiring in older homes. This wiring should not be spliced into without a proper junction box and should not touch insulation in the attic. I recently saw some melted knob and tube wiring insulation in a fresh renovation. Always a good idea to replace knob and tube wiring as part of any renovation. You should also check to see that you have some sort of earth ground either in the form of a grounding rod or connection to a metal water pipe or both.

Outlets- Pre-60’s vintage homes will most likely have ungrounded outlets that are 2-prong. This is acceptable by most electrical codes as the home is grandfathered back to the code from which it was originally built. The trouble starts when home owners and renovators replace the two-prong outlets with modern 3-prong outlets and do not make concessions for the addition of grounding or supplemental shock protection. This misleads the user into thinking the 3-prong outlet is grounded and is against the rules. Ungrounded 3-prong outlets can be checked for using a $3.00 3-prong outlet tester. There are alternatives that are allowable in most municipalities. Most codes allow a Ground Fault Circuit Interrupter (GFCI) outlet to be installed in place of a two prong outlet as long as it is labeled “ungrounded”. In addition, most codes allow GFCI breakers to be installed in the panel that service ungrounded 3-prong outlets as long as the outlets are labeled “GFCI protected”. Also 2-prong outlets can be re-installed and are still manufactured and stocked by home improvement stores. Codes vary and an electrician should be consulted.

Reno inspection red flags- Ungrounded 3-prong outlets, spliced wiring, wiring connections outside junction boxes, missing junction box covers, double tapped circuit breakers, bonded neutrals and ground wires in an auxiliary panel, abandoned wiring, wiring touching the ground, messed with knob and tube wiring, water heaters and disposals without conduit, poor panel locations, wiring to a detached garage improperly strung over head, exposed wiring on interior surfaces, exposed wiring on the exterior.

Heating /Cooling

Central- Try to determine the age and capacity of the system. The data plate on the exterior A/C condenser or gas pack unit will have a model# and serial#. Often, not always, the date of manufacture will be coded into the serial #. For instance, a recent condenser serial # was 1287A19529. This unit was manufactured the 12 ^th week of 1987. This may work similarly with furnace serial #’s. The capacity on an A/C condenser is often encoded into the model # divisible by 12. For instance, the matching condenser model # was 565BJ018. This unit is a 1.5 ton unit; 18/12. The furnace capacity will be listed as a BTU capacity. An accepted and conservative rule of thumb for A/C system sizing is 600 square ft @ 8’ ceiling height for every Ton of A/C. This can be increased for a home with modern insulation levels.

Check the return air filter and ducting for cleanliness, this will give an indication of whether there has been regular maintenance. Check the attic finished space for auxiliary window A/C units. These usually indicate the A/C unit can’t handle the extra attic cooling load in the summer. Also check to make sure the attic finished space has a heat source. Areas without a heat source cannot be counted in the finished square footage of the property. Be on the look-out for white tape on joints of older duct work and heat shields over basement furnaces made of this material. It may contain asbestos.

Radiant Heat- Be weary of ceiling radiant heat and old radiant heaters. They are high energy users and are essentially not inspectable except to check for operation. In addition, going with a central system will free up electrical circuits.

Reno inspection red flags- Dirty HVAC units plugged with construction dust with no filter.

Ventilation

Crawl space- On your visit to the property you probably won’t go into the crawl space so I will not dwell here. Be assured though the crawl space is an important part of the property. Be aware of drainage issues that could be adding moisture to the crawl space; poor grading, gutter downspouts. Pop the hatch open and see if there is a plastic moisture barrier. Check to see if crawl space is vented to the exterior. If you have downspouts discharging at the foundation, no plastic moisture barrier and vented crawl space it’s a good bet you have mold to some extent.

There is a newer crawl space ventilation theory out there we should all be aware of. Traditional thinking and codes require a certain square footage of open crawl space ventilation per square foot of crawl space. During the summer inTennessee, the crawl space is being ventilated with 80 to 90 % humidity outside air. I can’t tell you how many crawl spaces I saw this summer with puddles of water from sweating HVAC ducts. It may be more effective in some crawl spaces to close up the crawl space vents and continuously exhaust air from the crawl space with a small fan. Each crawl space should be evaluated on a case by case basis but humidity levels should be maintained below 50%.

Reno inspection red flags- Crawl space disorder, wood debris, trash and garbage, lack of plastic moisture barrier, lack of ventilation, dryer venting into the crawl space.

Plumbing

Water Heater- Try to determine the age and capacity of the water heater. Generally, the manufacture year will be included in the serial# similar to the HVAC system. The capacity is often included in the model #. Smell the water. If there is a distinct sulfur odor you may have bacteria in the water heater.

Supply Plumbing- The important issue to determine is functional flow. When the toilet is filling and lavatory faucet is on, you should still get a reasonable flow of water from the shower head. If functional flow is not evident, this is most likely a result of older galvanized piping with corrosion on the internal diameter. We often incorrectly say that a supply system in this condition has bad “pressure”. If you place a pressure gauge in the system it will still read between 65 and 80 psig. We should say we have bad “flow”. If there is poor flow at only 1 faucet check the aerator for debris. If there is a basement, find where the plumbing comes into the house and determine if it is copper or galvanized steel. Also, note approximately what % of plumbing has been upgraded. Be weary of PVC supply plumbing. This often is installed as a cheap alternative to copper and rarely is properly supported or installed.

Drain Plumbing- Run all of the plumbing faucets and check under the sinks for leakage. If there is a basement, check for leaks after all the plumbing has been operated. Note how much cast iron drain piping is remaining. Check the sinks for “S” traps. “S” traps indicate an unvented plumbing fixture that may at times be open to the sewer system and thus may emit sewer gases. Mechanical studor vents can normally be installed to correct this. Gurgling sinks are also an indication of unvented plumbing fixtures.

Reno inspection red flags- PVC supply plumbing, temporarily patched piping, poor water heater safety valve discharge lines, lack of conduit on water heater electrical, poor gas water heater venting, disconnected drain lines, no laundry room drain line, leaks,leaks,leaks.

Interior

General- Essentially you should be looking for evidence of water in the interior of the property. This can be from leaking plumbing or from water from the exterior. Also, note the condition of floors and floor coverings and wall condition.

Believe it or not this is the short list. The information above will not solely provide a complete evaluation of a property. A real estate property is made up of a complex set of components but it is surely not rocket science and once broken down into its components; is manageable. Determine what components are of greatest value/concern to you and pre-screen your properties with a more critical eye. Then give us a call and we’ll check it out…..Inspector Bill Carlson

Saving Lives on a Daily Basis

Mon, 07 Mar 2011 14:33:00 GMT

This week of inspections was a good example of how lives are potentially saved by home inspections. Aaron and I inspected a late 1930’s vintage home which was in almost museum condition. We had the pleasure of meeting the home … Continue reading →

Dangerous Trees; Awareness and Rules

Tue, 19 Oct 2010 07:57:00 GMT

Wham! was the sound of a large branch from the elm tree in my neighbor’s yard as it crushed my fence and bounced of my roof. The limb was likely a foot in diameter at its greatest and possibly 20′ … Continue reading →

is something we forget about often when buying a new home. About 2 months ago, I was over inspecting a huge and majestic Hackberry tree that is between my house and my other neighbors house and noticed a crack had developed from the crotch of the main branches down to the roots. I also noticed one of the structural cables I had installed in this tree years earlier was disconnected and no longer active. This really struck a note of fear in me. This tree had the potential to cause significant damage and injury for both my family and my neighbor’s family. I had Dean from Arbor Art out to take a look and his reaction was similar to mine. Within 12 hours a large logging chain had been installed around the damaged section to hold the tree together. Dean’s crew came in the next 3 days and removed this tree with significant difficulty due to its size and location. Removal required a crane set in two different positions and was a slow and methodical process; to the tune of $3900. This is when Dean and I first noticed my neighbors elm tree. I contacted my neighbor who was unaware of the issue. His response was that he could not afford removal. I understood; but that doesn’t make either one of us any safer. So what is my recourse in this situation. This should be confirmed with an attorney, but as I understand it a vertical plane rises up from you property line into the sky. As a home owner you are responsible for and have the right to maintain any tree branches that are in your “air space” regardless of where the tree trunk is. Sooo I could pay and deal with it myself. Sorry, I have already blown my dangerous tree budget. Also I have to have the condition of this tree properly documented before damage from this tree to my property would be considered my neighbor’s responsibility. I was told there is a section of codes that can be called in these situations. Codes can essentially condemn a tree and force removal. I had hoped my neighbor would react to this issue as I had on the other side of my house but this has not been the case. I will have to move forward likely with the codes department. Having to move in this direction rubs me in the wrong direction as I always want to maintain strong positive relationships with my neighbors but I have tried all other avenues. This brings up how are trees addressed in the course of a pre-purchase home inspection. Technically, reporting on vegetation is required by the ASHI standards as it is related to adverse affect on the building. It is often under reported and under emphasised. Most new home owners especially are focused on structural and mechanical issues and can get blind sided by a tree that requires removal which is almost always expensive. So make sure you are maintaining your trees on your current property and are sensitive to trees around any property you have under contract. Make sure your home inspector is also in tune. I’ll keep you posted on my tree progress!

Communication a Common Construction Issue

Thu, 07 Oct 2010 17:13:00 GMT

Brynna, A recent inspection client getting into the house flipping business tapped an e-mail out to me last night. Her electrical contractor had asked her if she wanted to put a “ground box” at the location of the meter at the exterior as there currently was not one present. When I talked to her on the phone later to find out what a “ground box” was she indicated her contractor was Latino and did not speak much english. After 10 minutes of quizzing we came to the conclusion that he was asking if she wanted a main disconnect panel installed at the exterior meter. The current configuration was a main disconnect panel inside the home located directly on the other side of the meter in the bedroom. I informed Brynna she could install the exterior disconnect if she wanted turning the interior disconnect panel into a sub-panel but that it was not necessary. If an interior mounted main disconnect panel is located directly behind the mounted exterior meter an exterior disconnect panel is not required. A little concerned that the contractor was not aware of this; or was aware of it. It is also noted this was an older installation and there was no compulsion to improve the system to modern requirements even though it already met current requirements. This is a typical technical question that I get after inspections in my business but the greater issue is communication. In this case expense was saved. But sometimes this can as easily equate to safety. It is hard enough as a home owner or newbie renovator to get work done as you want it. You will have to work extra hard if there is a language barrier. There are also issues with this on a grander scale with large track home builders. The majority of the labor is latino and the supervisors are not and sometimes something is lost in translation. This often comes through in the quality of construction. We’ll talk later about how important it is to get a home inspection when buying a newly constructed home. Oh yea! Lets keep in mind as well that is not just language barriers that create gaps in communication. Listening listening listening. If your contractor and/or you are not listening to each other than you are not communicating. You are setting yourself up for a struggle regardless of the language being spoken if you are not communicating clearly with your contractors. As you go through the process of selecting contractors make sure you can clearly communicate with whomever you select.

Inspector Bill Carlson Nashville’s Home Inspector