The washing machine overflowed and damaged this house. With a laundry room upstairs, installing a pan under the washer can help prevent water damage.
Having a house inspected before you buy is most important and can reveal deficienies in the home and can keep you from getting stuck with those unexpected post closing expenses.
Schedule your home inspection today.
Professional Inspector TREC #2717
Gateway Inspections Inc
Hello from Charles Schiller with Gateway Inspections Inc. .
As the seasons change the way homes should be presented or staged may need to change to get the best desired results, sales.
Fall Selling Tips
- Keep your lawn in shape. Just because summer is over doesn’t mean you should abandon your lawn. Patch up any brown spots in the grass, and keep falling leaves at bay with frequent raking.
- Get a fall garden. As your summer plants start to fade, replace them with vibrant mums or other colorful plants. Tasteful fall decorations, like pumpkins or tri-colored corn, can also add to your home’s curb appeal.
- Get indoor fall decorations, too. Without breaking the bank, get a few fall-colored decorations, like inexpensive window treatments or seasonal dinnerware. Fresh decor will make your space seem current and well-maintained.
- Repair outside lights. As the days get shorter, you may end up showing your home in the dark. Make sure your outdoor lights are clean and working — if they’re dirty or broken, buyers will get a bad feeling before they even come inside.
- Keep exterior photos of your home up-to-date. If you listed your home in the summer, update your online photos with brand new fall shots. Pictures from the previous season make your listing seem dated. HGTV.com
We here at Gateway Inspections Inc. appreciate all home inspection referrals. We serve all of the Georgetown, Round Rock, Austin and all central Texas areas.
We always encourage the client to be present during inspections or at least to meet with us at the end of the inspection.
Schedule a home inspection now by text, email or call.
Happy Fall Home Selling
Professional Inspector TREC #2717
Attic Pull-Down Ladders
Homeowners, not professional carpenters, usually install attic pull-down ladders. Evidence of this distinction can be observed in consistently shoddy and dangerous work that rarely meets safety standards. Some of the more common defective conditions observed by inspectors include:
- cut bottom cord of structural truss. Often, homeowners will cut through a structural member in the field while installing a pull-down ladder, unknowingly weakening the structure. Structural members should not be modified in the field without an engineer’s approval;
- fastened with improper nails or screws. Homeowners often use drywall or deck screws rather than the standard 16d penny nails or ¼” x 3” lag screws. Nails and screws that are intended for other purposes may have reduced shear strength and they may not support pull-down ladders;
- fastened with an insufficient number of nails or screws. Manufacturers provide a certain number of nails with instructions that they all be used, and they probably do this for a good reason. Inspectors should be wary of “place nail here” notices that are nowhere near any nails;
- lack of insulation. Hatches in many houses (especially older ones) are not likely to be weather-stripped and/or insulated. An uninsulated attic hatch allows air from the attic to flow freely into the home, which may cause the heating or cooling system to run overtime. An attic hatch cover box can be installed to increase energy savings;
- loose mounting bolts. This condition is more often caused by age rather than installation, although improper installation will hasten the loosening process;
- attic pull-down ladders are cut too short. Stairs should reach the floor;
- attic pull-down ladders are cut too long. This causes pressure at the folding hinge, which can cause breakage;
- improper or missing fasteners;
- compromised fire barrier when installed in the garage;
- attic ladder frame is not properly secured to the ceiling opening;
- closed ladder is covered with debris, such as blown insulation or roofing material shed during roof work. Inspectors can place a sheet on the floor beneath the ladder to catch whatever debris may fall onto the floor; and
- cracked steps. This defect is a problem with wooden ladders.
- In sliding pull-down ladders, there is a potential for the ladder to slide down quickly without notice. Always pull the ladder down slowly and cautiously.
Safety tip for inspectors: Place an “InterNACHI Inspector at work!” stop sign nearby while mounting the ladder.
The 2009 edition of the International Building Code (IBC) and the 2006 edition of theInternational Residential Code (IRC) offer guidelines regarding attic access, although not specifically pull-down ladders. Still, the information might be of some interest to inspectors.
2009 IBC (Commercial Construction):
1209.2 Attic Spaces. An opening not less than 20 inches by 30 inches (559 mm by 762 mm) shall be provided to any attic area having a clear height of over 30 inches (762 mm). A 30-inch (762 mm) minimum clear headroom in the attic space shall be provided at or above the access opening.
2006 IRC (Residential Construction):
R807.1 Attic Access. Buildings with combustible ceiling or roof construction shall have an attic access opening to attic areas that exceed 30 square feet (2.8m squared) and have a vertical height of 30 inches (762 mm) or more. The rough-framed opening shall not be less than 22 inches by 30 inches, and shall be located in a hallway or readily accessible location. A 30-inch (762 mm) minimum unobstructed headroom in the attic space shall be provided at some point above the access opening.
Tips that inspectors can pass on to their clients:
- Do not allow children to enter the attic through an attic access. The lanyard attached to the attic stairs should be short enough that children cannot reach it. Parents can also lock the attic ladder so that a key or combination is required to access it.
- If possible, avoid carrying large loads into the attic. While properly installed stairways may safely support an adult man, they might fail if he is carrying, for instance, a bag full of bowling balls. Such trips can be split up to reduce the weight load.
- Replace an old, rickety wooden ladder with a new one. Newer aluminum models are often lightweight, sturdy and easy to install.
In summary, attic pull-down ladders are prone to a number of defects, most of which are due to improper installation.
Backflow is a potential problem in a water system because it can spread contaminated water back through a distribution system. For example, backflow at uncontrolled cross connections (cross-connections are any actual or potential connection between the public water supply and a source of contamination or pollution) can allow pollutants or contaminants to enter the potable water system. Sickness can result from ingesting water that has been contaminated due to backflow.
Back-pressure is the reverse from normal flow direction within a piping system as the result of the downstream pressure being higher than the supply pressure. This reduction in supply pressure occurs whenever the amount of water being used exceeds the amount of water being supplied (such as during water-line flushing, fire-fighting, or breaks in water mains).
back-siphonage:Back-siphonage is the reverse from normal flow direction within a piping system that is caused by negative pressure in the supply piping (i.e., the reversal of normal flow in a system caused by a vacuum or partial vacuum within the water supply piping). Back-siphonage can occur when there is a high velocity in a pipe line, when there is a line repair or break that is lower than a service point, or when there is lowered main pressure due to high-water withdrawal rate (such as during fire-fighting or water-main flushing).
Backflow prevention for residences is most commonly accomplished through the use of atmospheric vacuum breakers (AVBs). AVBs operate by allowing the entry of air into a pipe so that a siphon cannot form. AVBs are bent at 90 degrees and are usually composed of brass. Compared with backflow preventer assembles, AVBs are small, simple and inexpensive devices that require little maintenance or testing. They have long life spans and are suitable for residential purposes such as sprinkler systems. InterNACHI inspectors can check for the following:
- The AVB must be at least 6 inches above any higher point downstream of the device. For this reason, they can never be installed below grade. Even if they are installed 6 inches above grade, inspectors should make sure that they are not installed less than 6 inches above some other point in the system downstream of the device.
- The AVB cannot be installed in an enclosure containing air contaminants. If contaminated air enters the water piping, it can poison the potable water supply.
- A shut-off valve should never be placed downstream of any AVB, as this would result in continuous pressure on the AVB.
- AVBs cannot be subject to continuous pressure for 12 hours in any 24-hour period or they may malfunction.
- Spillage of water from the top of the AVB is an indication that the device has failed and needs to be replaced.
Some types of assemblies are common in commercial and agricultural applications but are rare for residential uses. The appropriate type of backflow preventer for any given application will depend on the degree of potential hazard. The primary types of backflow preventers appropriate for use at municipalities and utilities are:
- double check valves: These are commonly used in elevated tanks and non-toxic boilers. Double check-valve assemblies are effective against backflow caused by back-pressure and back-siphonage and are used to protect the potable water system from low-hazard substances. Double-checks consist of two positive-seating check valves installed as a unit between two tightly closing shut-off valves, and are fitted with testcocks.
- reduced pressure principle assemblies: These are commonly used in industrial plants, hospitals, morgues, chemical plants, irrigation systems, boilers, and fire sprinkler systems. Reduced pressure principle assemblies (RPs) protect against back-pressure and back-siphonage of pollutants and contaminants. The assembly is comprised of two internally loaded, independently operating check valves with a mechanically independent, hydraulically dependent relief valve between them.
- pressure vacuum breakers: These are commonly used in industrial plants, cooling towers, laboratories, laundries, swimming pools, lawn sprinkler systems, and fire sprinkler systems. Pressure vacuum breakers use a check valve designed to close with the aid of a spring when water flow stops. Its air-inlet valve opens when the internal pressure is one psi above atmospheric pressure, preventing non-potable water from being siphoned back into the potable system. The assembly includes resilient, seated shut-off valves and testcocks.
A number of organizations, such as the American Water Works Association (AWWA) and the American Backflow Prevention Association (ABPA) offer certification courses designed to train professionals to test backflow preventers. Requirements for training vary by jurisdiction. Inspection of backflow preventers requires knowledge of installation requirements, although inspectors are not required to become certified.
Arc-Fault Circuit Interrupters (AFCIs)
- electrical cords damaged by vacuum cleaners or trapped beneath furniture or doors.
- damage to wire insulation from nails or screws driven through walls.
- appliance cords damaged by heat, natural aging, kinking, impact or over-extension.
- spillage of liquid.
- loose connections in outlets, switches and light fixtures.
E3802.12 Arc-Fault Protection of Bedroom Outlets. All branch circuits that supply120-volt, single-phase, 15- and 20-amp outlets installed in bedrooms shall be protected by a combination-type or branch/feeder-type arc-fault circuit interrupter installed to provide protection of the entire branch circuit.
Exception: The location of the arc-fault circuit interrupter shall be permitted to be at other than the origination of the branch circuit, provided that:
- The arc-fault circuit interrupter is installed within 6 feet of the branch circuit overcurrent device as measured along the branch circuit conductors, and
- The circuit conductors between the branch circuit overcurrent device and the arc-fault circuit interrupter are installed in a metal raceway or a cable with metallic sheath.
Dwelling Units. All 120-volt, single phase, 15- and 20-ampere branch circuits supplying outlets installed in dwelling unit in family rooms, dining rooms, living rooms, parlors, libraries, dens, sun rooms, recreation rooms, closets, hallways, or similar rooms or areas shall be protected by a listed arc-fault circuit interrupter, combination-type installed to provide protection of the branch circuit.
- Check that the load power wire, panel neutral wire and load neutral wire are properly connected.
- Check wiring to ensure that there are no shared neutral connections.
- Check the junction box and fixture connections to ensure that the neutral conductor does not contact a grounded conductor.
- Propane grills present an enormous fire hazard, as the Consumer Product Safety Commission (CPSC) is aware of more than 500 fires that result annually from their misuse or malfunction. The following precautions are recommended specifically when using propane grills:
- Store propane tanks outdoors and never near the grill or any other heat source. In addition, never store or transport them in your car’s trunk.
- Make sure to completely turn off the gas after you have finished, or when you are changing the tank. Even a small gas leak can cause a deadly explosion.
- Check for damage to a tank before refilling it, and only buy propane from reputable suppliers.
- Never use a propane barbecue grill on a terrace, balcony or roof, as this is dangerous and illegal.
- No more than two 20-pound propane tanks are allowed on the property of a one- or two-family home.
- To inspect for a leak, spray a soapy solution over the connections and watch for bubbles. If you see evidence of a leak, reconnect the components and try again. If bubbles persist, replace the leaking parts before using the grill.
- Make sure connections are secure before turning on the gas, especially if the grill hasn’t been used in months. The most dangerous time to use a propane grill is at the beginning of the barbeque season.
- Ignite a propane grill with the lid open, not closed. Propane can accumulate beneath a closed lid and explode.
- When finished, turn off the gas first, and then the controls. This way, residual gas in the pipe will be used up.
- Charcoal grills pose a serious poisoning threat due to the venting of carbon monoxide (CO). The CPSC estimates that 20 people die annually from accidentally ingesting CO from charcoal grills. These grills can also be a potential fire hazard. Follow these precautions when using charcoal grills:
- Never use a charcoal grill indoors, even if the area is ventilated. CO is colorless and odorless, and you will not know you are in danger until it is too late.
- Use only barbeque starter fluid to start the grill, and don’t add the fluid to an open flame. It is possible for the flame to follow the fluid’s path back to the container as you’re holding it.
- Let the fluid soak into the coals for a minute before igniting them to allow explosive vapors to dissipate.
- Charcoal grills are permitted on terraces and balconies only if there is at least 10 feet of clearance from the building, and a water source immediately nearby, such as a hose (or 4 gallons of water).
- Be careful not to spill any fluid on yourself, and stand back when igniting the grill. Keep the charcoal lighter fluid container at a safe distance from the grill.
- When cleaning the grill, dispose of the ashes in a metal container with a tight lid, and add water. Do not remove the ashes until they have fully cooled.
- Fill the base of the grill with charcoal to a depth of no more than 2 inches.
- Electric grills are probably safer than propane and charcoal grills, but safety precautions need to be used with them as well. Follow these tips when using electric grills:
- Do not use lighter fluid or any other combustible materials.
- When using an extension cord, make sure it is rated for the amperage required by the grill. The cord should be unplugged when not in use, and out of a busy foot path to prevent tripping.
- As always, follow the manufacturer’s instructions.
- Always make sure that the grill is used in a safe place, where kids and pets won’t touch or bump into it. Keep in mind that the grill will still be hot after you finish cooking, and anyone coming into contact with it could be burned.
- If you use a grill lighter, make sure you don’t leave it lying around where children can reach it. They will quickly learn how to use it.
- Never leave the grill unattended, as this is generally when accidents happen.
- Keep a fire extinguisher or garden hose nearby.
- Ensure that the grill is completely cooled before moving it or placing it back in storage.
- Ensure that the grill is only used on a flat surface that cannot burn, and well away from any shed, trees or shrubs.
- Clean out the grease and other debris in the grill periodically. Be sure to look for rust or other signs of deterioration.
- Don’t wear loose clothing that might catch fire while you’re cooking.
- Use long-handled barbecue tools and flame-resistant oven mitts.
- Keep alcoholic beverages away from the grill; they are flammable!
Preparing for a Home Inspection
If you are selling your house, here are some ways to make your home inspection go smoother, with fewer concerns to delay closing.
- Make sure the inspector has access, not only to the house, but also to the furnace, water heater and air- conditioning units (especially in closets, attics and crawlspaces).
- Remove items blocking access to HVAC equipment, electric service, panels, water heaters, etc.
- Check to see that the garage is open and that any water heater, utility panel and shutoffs and resets for ground-fault circuit interrupters (GFCIs) within are accessible.
- Unlock areas the inspector must access, such as attic doors or hatches, electric service panels, closets, fence gates and crawlspaces.
- Ensure that all utility services are on, with gas pilot lights burning.
- Be sure pets won’t hinder the inspection. Ideally, they should be removed from the premises or secured outside. Tell your agent about any pets at home.
- Replace burned-out bulbs to avoid a “light did not operate” report that may suggest an electrical problem.
- Remove stored items, debris and wood from the foundation. These may be cited as conditions conducive to wood-destroying insects.
- Trim tree limbs to 10 feet from the roof and shrubs to 1 foot from the house to allow access.
- Attend to broken or missing items such as doorknobs, locks and latches, windowpanes, screens and locks, and gutters, downspouts and chimney caps.
Checking these areas before your home inspection is an investment in selling your property, and will expedite your closing.
Charles Schiller Professional Home Inspector TREC #2717 512-639-9905
Prep Your Home Before Your Next Trip
Are you looking forward to a summer vacation? Before packing your bags and hitting the road, here’s a checklist to make sure your home will stay safe and secure until you get back.
Hold, Please: A pile of mail or newspapers on the front porch is like a sign that says, “We’re not home!” Make sure to put your newspapers and mail on hold, or ask a trusted neighbor to gather both for you.
Keep the Lawn Trimmed: Likewise, an overgrown lawn could signal to burglars that the home is temporarily empty. Consider scheduling lawn care while you’re away.
Keep the Lights On: Another way to deter would-be burglars is to install safety lights that have a motion sensor outdoors. Adding a programmable timer for indoor lights is another good idea.
Eyes on the Ground: Consider webcam options to monitor your home, or ask a trusted neighbor to keep an eye on your place while you’re away. Make sure they have your contact information in case something goes wrong and they need to reach you.
Lock Up: Prior to your trip, check that all locking mechanisms function properly and repair any broken locks. Lock all doors, windows and openings like pet doors before you leave.
Unplug: Unplug energy vampires. Doing this will save energy and also help you relax, knowing you didn’t leave something on.
Temperature Control: Close curtains and blinds and adjust your thermostat to the desired temperature for your home while you’re away.
Enjoy your trip knowing that you’ve taken steps to keep your home secure and efficient until you’re back in town!
Thanks for your inspection referrals. To schedule an inspection call or text to 512-639-9905 or email firstname.lastname@example.org.
Have a great summer.
Professional TREC Inspector #2717
Charles Schiller has been a licensed home inspector in the great state of Texas for over 25 years. Schedule your home inspection today and get the peace of mind you deserved when you are buying your home.