Preparing For Your Home Inspection

Congratulations, you accepted an offer on your home. The next step is the home inspection. Since a professional inspector is going to look at many items in your home, you want to make sure that your home will send a specific message. That message should be, “I took good care of this home so your family can enjoy its future”. An all-to-common occurrence happens in the home buying process; the buyers get remorse when they see an item that was not perfectly maintained. So please let them have the peace of mind they are looking for and get all the maintenance items up to date. There are a few simple things that you can do to make sure they feel they made a smart home buying decision by choosing your home.

Priority 1 – Clean and Update Maintenance Items

• Clean all bathrooms
  • Remove all signs of mold in showers.
  • Make sure toilets are secure to the floor, clean and flush.
  • Make sure all drains flow easily, clean if they don’t.
• Clean the kitchen
  • Empty the dishwasher, oven, and any other appliances you don’t normally use. They will be operated.
  • Empty the countertops and sinks.
  • Check for odors from the refrigerator and clean the seals if there is any mold present.
• Clean the carpets
  • We use black lights to find pet stains. If you have pets, please have the carpets professionally cleaned so our test comes up negative.
• Operate all windows
  • Open, close and tilt all windows to check for operation.
• Operate all doors
  • Entry doors should have operating locks with keys.
  • Bedroom and bathroom doors should have operating locks without keys.
  • Check doors for opening, closing, and locking. These should all work freely and easily.
• Furnace, humidifier and air conditioner
  • Put a brand new air filter in your furnace(s) and wipe down the cabinet interior.
  • Change the cartridge for the humidifier and wipe down the inside.
  • GENTLY, hose off the Air Conditioner and make sure the air flow is not blocked.
• Above are some of the items where I have seen time and time again the disappointment and fear in my clients faces when they become aware that proper maintenance was not performed. 

Prepare your home for the inspector.

It’s everyone’s desire that the seller prepare their home for the inspector so that the inspection can proceed smoothly. If personal belongings are blocking access points, we have been asked to come back after the belongings have been moved. There is an extra charge of $250 and up. This makes the transaction very contentious, very quickly. So please check the following list to make sure everything goes smoothy on the first trip.

1. Free access to the crawl-space.
2. Free access to the attic above the house and/or the garage.
3. Free access to the main water shut off valve.
4. Free access to the water heater.
5. Free access to the furnace.
6. Free access to the electric panel and sub-panels.
7. Free access to the outdoor A/C condenser unit.
8. All doors and windows in the home are unobstructed.
9. All sinks, showers, and tubs are unobstructed.
10. The plumbing below the sinks is unobstructed;
11. The garage is unobstructed. If possible, move all stored items to the center of the garage so the walls are
12. exposed.
13. The basement is unobstructed. If possible, move all stored items to the center of the basement so the walls are exposed.
14. The fireplace is unobstructed. Please do not have a fire the day of inspection.
15. The dishwasher, oven, and microwave are free of any dishes so they may be tested.
16. Make sure any animals or pets are caged or gone during the inspection.

Thank you for your consideration.

Recessed Lighting Basics

Recessed lighting goes by a few different names. Other than Recessed light, there is down-light, can-light, canister-light, and pot-light. Although pot-light is used by our north of the border neighbors in Canada and not-so-much here in the United States.

There are two different types of recessed lighting.

1. Insulation Contact (IC) rated
2. Non-IC rated

IC rated housings must be installed wherever insulation will be in direct contact with the housing. There is an exception to this. The IC-rated lights are not designed to have spray foam insulation in contact. There are special covers that go over the lights to still maintain the air-tight seal that you would get from spray foam insulation but not create a fire hazard for the lights. It is not so easy to inspect these lights to see if they have the proper cover or not.

Non-IC rated lights require that there is no contact with insulation for at least 3 in from insulation. These housings are typically rated up to 150 watts. Recessed lights are usually white in color which makes it easy for us to spot when we are crawling through an attic. They also have big bright warning labels on them as well.
Installing these above areas that require insulation is not a good idea. Your options are to put the insulation snugly around the recessed light and take a chance of catching the home on fire, or leaving a space like what is shown in this photo and have heat loss in that area. The heat loss in this area might not sound so bad, but that heat loss has a pretty good chance of causing moisture to move and the moisture will eventually cause mold to grow in the attic. That will create other problems that nobody wants to deal with either.

Both IC rated and non-IC rated lights come designed for new construction or remodeling applications.

Many of the newer recessed lights have a self-resetting thermal switch for safety. So if you have recessed lights that are turning off and on all the time, either you have the wrong type of recessed fixture installed in insulation, the wrong type/size of a lightbulb, or a combination of the two. In any case, if the thermal switch is activating, something is terribly wrong and you should get this checked by a professional.

Something that is relatively new to Chicagoland is having the return chases in heating ducts sealed tight with regards to recessed lights. This means that any recessed lights installed in those areas also need to be air-tight. This requirement is known as “Chicago Plenum” which requires the housing to be airtight in addition to requiring all wiring to be sealed off and gasketed from the plenum air space. This housing rating must be used on all recessed luminaires installed in air plenums in the City of Chicago as well as nearby municipalities which have adopted the Chicago amendments to the NEC.
When our inspectors are up in the attic, we look for bumps in the insulation where can lights might have been installed. Usually, we can see the type of can light in the attic. We also keep the recessed lights on for a while during the inspection. This helps to see if the thermal switch is activating.

Inspecting Ductwork in Residential Homes

How Separated Conduit Can Hurt You

Flyover of Roof in Chicago Canaryville

Watch on YouTube here: Flyover of Roof in Chicago Canaryville
Via Chicagoland Home Inspectors Videos

Second Press Release Locations

chicagolandhomeinspectors

Press Release Locations

Press Release Report Part 1 – A REALLIFE MONEY PIT HOME INSPECTOR REVEALS THE SHOCKING REALITY BEHIND QUICK FLIPPING A DANGEROUS HOUSE OF HORRORSPress Release Report Part 2 – A REALLIFE MONEY PIT HOME INSPECTOR REVEALS THE SHOCKING REALITY BEHIND QUICK FLIPPING A DANGEROUS HOUSE OF HORRORS

Dryer Transition Duct Information

 

I have reviewed many home inspection reports and one of the many things that stand out is how some home inspectors report on dryer vent connectors. Recently a picture of a flexible dryer transition duct was posted on a home inspector Facebook page and another home inspector commented, “That’s not allowed”. Since his statement is not at all accurate, I’ve decided to take the time to write what is, and is not, allowed.

 

 

The different types of dryer vents 
A. Plastic – Not UL listed for use as a dryer transition duct.
B. Smooth interior 28 gauge metal duct approved as a dryer duct
C. Foil flexible – UL approved as a dryer transition duct, but not recommended by the CPSC.
D. Semi-rigid – UL approved as a dryer transition duct and recommended by the CPSC

Definitions:

1. Dryer Duct – This is the smooth wall section of the duct that runs through the house and passes through the exterior wall.
2. Dryer Transition Duct – This is the flexible section that connects the dryer to the dryer duct.

Dryer Duct Rules: 2015 IRC M1502

M1502.2 Dryer Ducts need to be independent and convey moisture to the exterior.

M1502.3 Dryer ducts exhaust to the exterior, the discharge must have a backdraft damper and be at least 3 feet away from openings.

M1502.4.1 Dryer ducts are to be smooth and made out of metal that is a minimum 27-gauge steel. The dryer duct must be 4″ in diameter.

M1502.4.5.1 Dryer ducts shall be no more than 35 feet from outside terminal to transition duct. Exception: Unless the manufacturer of the dryer specifies differently.  Most dryer manufacturers allow between 60 and 85 feet.  Quite a big difference.

Transition Duct Rules: 2015 IRC M1502

M1502.4.2 Transition ducts shall be a single piece, listed as UL 2158A, not more than 8 feet long, and not concealed within construction.

Some dryer manufacturers and a bunch of home inspectors hate the foil dryer transition ducts. They are UL 2158A Listed for use with gas and electric dryers. Since Underwriters Laboratories does extensive testing and states that these transition ducts are acceptable for use in that fashion. I agree with UL and I don’t have a problem with them. Keep them clean and make sure they are not squished when installed.

Many inspectors like the semi-rigid aluminum ducts better. They state that the foil type gets clogged way too easy. Nobody has any data to back that up. There is Publication 5022 distributed June-2003 and updated Feb-2012 that addresses the dangers of dryer fires which mentions they shouldn’t be used. I do believe that the CPSC is a credible source, but I do not believe they did the same type of testing as is done by UL. Add this to my 36 years in the fire service, and I stand by my opinion that these foil type transition ducts are just fine.

For the record, the semi-rigid transition ducts can also be squished. They do not return to their original shape when the pressure is removed. There are also look-a-like semi-rigid ducts that are not UL listed.

I always believe that the choice of what is acceptable, and not acceptable, belongs to the home buyers. I believe my job is to give as much information as possible to help you make an educated decision.

Chicago Office Website: http://www.TheHomeInspectors.com/

Chicago Office Yelp Page: https://www.yelp.com/biz/chicagoland-home-inspectors-chicago

Northbrook Office Website: http://www.ChicagolandHomeInspectors.net

Northbrook Office Yelp: https://www.yelp.com/biz/chicagoland-home-inspectors-northbrook-2

YouTube: https://www.youtube.com/channel/UCWWsanAlMHMiAbez4OE1Gbg

Chicagoland Home Inspectors Announce That Roof Inspections Just Got Easier, Faster, and More Efficient With Drone Technology

Chicago Evening Post Article

American Society of Home Inspectors Article

CHICAGO, IL – 04-02-2018 — Roof inspections were once a hazardous activity where life and limb could be at risk from fragile roofing materials, high roofs, and steeply sloped roofs. This made the job of thoroughly inspecting a roof as perilous as it was important to maintaining the integrity of the home.

Now, Chicagoland Home Inspectors have joined the drone revolution and added the futuristic technology to their roof inspection service. While the team of inspectors still grab a ladder to investigate potential defects in person, drones are helping them to now examine even the steepest-sloping roof or high, fragile rooftop for defects with ease.

The new service has already received a thumbs-up from its first customer, who was purchasing a condo in Chicago and wanted to find out if the roof had any major defects before making an investment.

“Drone technology is a convenient, fast, and safe method of inspecting residential and commercial rooftops for any kind of damage. I’ll still get up there myself to investigate when possible, but there’s no question that drone technology is making a significant difference to how we investigate” said Charles Bellefontaine, lead Licensed Home Inspector at Chicagoland home Inspectors.

“Not only is the inspection faster and less expensive for our clients, but it’s also a safer endeavor for our employees. We capture the damage on camera, along with  damage invisible to the human eye using attachments that detect where air and HVAC leakages are happening, offering our clients a better service at a better price.”

While roof inspections using drone technology to complement manual inspections are a recent development, they mark yet another use of the technology to make life – and home maintenance – easier for Americans. Like many others across the nation, Chicagoland uses a variety of modern technology and tools to deliver thorough, efficient checks that grant homeowners peace of mind – and home buyers the confidence that they are purchasing a dream home, rather than a money pit.

Chicagoland Home Inspectors also released a video which shows how drone technology allowed them to detect a missing power vent cover and cracked chimney crown in just a few minutes – despite the icy March weather – which can be viewed here.

“The attention to detail and professionalism are at the highest level – Charlie found issues I would not have thought about,” revealed one recent customer in a Yelp review. “He can explain things in such a way that even I could understand whether it was or was not an issue; I’m totally satisfied.”

For more information about Chicagoland Home Inspectors and its various home inspection services in Chicago, please visit http://www.chicagolandhomeinspectors.net/. For all general and media inquiries regarding home inspection and drone inspections for rooftops, please contact Charles Bellefontaine at 312-759-7045 or email him at charlie@chicagolandhomeinspectors.net.

About Chicagoland Home Inspectors, Inc.

Chicagoland Home Inspectors is one of Chicago’s most highly rated home inspectors, offering a full range of home inspection services in Chicago including listing inspections, sewer inspections, and rooftop drone inspections among others. For more information about Chicagoland Home Inspectors, please visit the company’s website.

https://www.youtube.com/watch?v=eaZR-L5dyMc

Media Contacts:

Company Name: Chicagoland Home Inspectors, Inc.
Full Name: Charles Bellefontaine
Phone: 312-759-7045
Email Address: Send Email
Website: http://www.chicagolandhomeinspectors.net/

For the original news story, please visit https://publishedpr.com/news/chicagoland-home-inspectors-announce-that-rooftop-inspections-just-got-easier-faster-and-more-efficient-with-drone-technology.html.

The Importance of Downspout Extensions

I was doing a home inspection in Glenview when I informed my client about the lack of downspout extensions.  The real estate agent spoke up and stated that the home inspector she uses doesn’t think that is a problem.  I always thought that every home inspector calls out downspouts discharging too close to a house.  Let’s ask the question; is that a big deal?”  Yes, because of the damage it can cause, and no because it is such an easy and inexpensive fix.  Home inspectors usually tell their clients to get the downspouts 4 to 6 feet away from the building.  Here is why we say “4 to 6 feet”.

When houses are first built, a hole needs to be dug out and earth is removed.  This is referred to as the over-dig for the foundation.  The over-dig is the room needed for the construction workers to get the forms in and out so they can make the footings and foundations.

The footing is then poured and allowed to cure (harden).  The foundation is then poured on top of that and eventually the basement floor is poured on top of the footing on the inside of the foundation wall.  Since these three areas are not poured at one single time, there is a cold joint at this location.  Waterproofing professionals refer to this area as the cove.  Drain tile, stone, and the earth are installed on the outside of the foundation.

Here is the problem. The earth never goes back into the over-dig exactly the same way it came out.  We end up with gaps, pockets of air, and avenues where water can easily travel down to the undisturbed earth that the foundation is sitting on.  The water can then pool in this area and cause the earth to weaken.  Weakened earth will cause settling. If the pooling water gets high enough, water then enters the basement.  None of this is good.

If downspout extensions are used to get the water past the over-dig, 95% of the water will not enter the over-dig and pool up next to the foundation.  So let’s install those extensions.  Get the water 4 to 6 feet away from the house and greatly reduce the chances of settlement and water entry into the home.

• Chicagoland Home Inspectors, Inc. Northbrook office – Yelp Page
• Chicagoland Home Inspectors, Inc. Chicago office – Yelp Page

Maintaining Your Furnace

Annual maintenance and inspections prevent problems.

The furnace in your home controls the temperature and circulates the air to filter out dust and allergens. Annual inspections by HVAC professionals will keep your furnace functioning properly and efficiently by finding issues with tuning and safety features of the unit.

Common problems found include:

1. Heating and cooling can cause the ducts to become loose from expansion and contraction.
2. The circulation fan motor bearings need lubricating.
3. Cleaning is probably the most important thing to do. Getting dirt and debris off of the blower fan and the AC condensing coil is needed to keep the unit working properly.

The following are other “not so obvious” problems  that an annual inspection can find:

1. Loose, damaged, or wrong sized belt. (found on older furnaces)
2. Poor gas/air mixture.  Can be found only with a combustion analyzer
3. Condensate drains not draining.
4. Damaged wires and loose connections.
5. Refrigerant leaks in the Air Conditioning system.

I firmly believe that the best way to keep your furnace working at peak efficiency and ready to go is to have is serviced at the beginning of each season.  The time to do it is before you need it.  Usually, you will get a bunch of coupons in the mail just prior to the heating or cooling season.  This is when you get the best deal for service.  Please check the company’s reputation on Yelp or Google before letting them into your home.

During our inspections, we check the efficiency of the furnace along with a test to see how much carbon monoxide (CO) the unit is producing.  We also check the temperature rise and compare it to the data plate to make sure it is in the acceptable range.  These two test should be done each year when the furnace is serviced.  This will keep your furnace operating safely and as efficiently as possible and to the specifications of the manufacturer.

 

I Want to Make Sure My Furnace Runs Efficiently and Safely Between my Annual Service.  What Can I Do?

Changing the filter is by far the most important thing you can do.  When the filter gets dirty, it restricts the air flow.  That restriction of the air flow will cause the furnace to overheat.  The high temperature will cause the heat exchanger to fail prematurely.  The following are the problems caused by overheating.

• Restrict airflow, which puts additional strain on the fan motor that after time can make your motor burn out, your system overheats or your equipment fails.
• Force your fan motor to overwork which uses more energy, can cause damage to your system and significantly raise your utility bill.
• Drastically reduce your indoor air quality which can aggravate allergies, asthma and other illnesses.
• Clog ductwork with debris which can decrease your equipment’s lifespan and lead to costly repair or replacement expenses.

How often should I change my furnace filter?

It depends on what type of filter you choose to use.  I like it when my clients purchase the thinner, cheaper filters and change them monthly.  Some filter state that they can last for up to six months.  As long as the airflow is not restricted, then that should be fine.  At a minimum please check your filter on a monthly basis.

If you have any questions, please feel free to reach out to us on our Yelp page

https://www.yelp.com/biz/chicagoland-home-inspectors-northbrook-2