The rule of thumb for downspouts: at least one downspout for each 40 feet (12 m) of gutter. For roofs with gutters, make sure that downspouts discharge so water will drain away from the foundation. Downspouts can be checked for size. Seven square inches is generally the minimum except for small roofs or canopies. There should be attachments or straps at the top, at the bottom, and at each intermediate joint. Downspout fasteners can rust, deform, fail or become loose. On buildings with multiple roofs, one roof sometimes drains to another roof. Where that happens, water should not be discharged directly onto roofing material. The best practice is to direct water from higher gutters to discharge into lower gutters through downspout pipes. Wooden gutters are especially susceptible to rot and deterioration and should be monitored. Pitched roofs in older buildings may end at a parapet wall with a built-in gutter integrated with the roof flashing. At this location, drainage is accomplished by a scupper (a metal-lined opening through the parapet wall that discharges into a leader head box that in turn discharges to a downspout). The leader head box should have a strainer. Check the scupper for deterioration and open seams. All metal roof flashings, scuppers, leader head boxes and downspouts should be made of similar metals.

Homeowner maintenance includes cleaning the leaves and debris from the roof’s valleys, gutters and downspouts. Debris in the valleys can cause water to wick under the shingles and cause damage to the interior of the roof. Clogged rain gutters can cause water to flow back under the shingles on the eaves and cause damage, regardless of the roofing material. This condition can occur with composition shingle, wood shake, tile or metal. In the winter if drainage systems are clogged this moisture that has wicked under the roof covering can create a ice dam and cause damage to your roof system.

Inspect the downspouts to make sure they are clean, clogged downspouts will cause the same damage.If downspouts are underground, make sure the area of discharge is cleared of grass  and other plant material.  If the discharge area is blocked water can back up into the downspouts also creating an ice blockage and eventually into the gutters and cause the same ice dam issues as described above.

Ice dams can form on pitched roof overhangs in cold climates subject to prolonged periods of freezing weather, especially those climates with a daily average January temperature of 30º F (-1º C) or colder. Heat loss through the roof and heat from the sun (even in freezing temperatures) can cause snow on a roof to melt. As water runs down the roof onto the overhang, it freezes and forms an ice dam just above the gutter. The ice dam traps water from melting snow and forces it back under the shingles and into the building’s interior.  Watch the edge of the roof overhang for
evidence of ice dams and look at the eaves and soffit for evidence of deterioration and water damage. If the house has an attic, the underside of the roof deck at exterior walls can be checked for signs of water intrusion.

Safety:  Don’t forget about safety when cleaning your gutters.

   Inspections Done Right

FHA 203(k) Consultant

    •    480 U.S. residents died between 2001 and 2003 from non-fire-related carbon-monoxide poisoning.
    •    Most CO exposures occur during the winter months, especially in December (including 56 deaths, and 2,157 non-fatal exposures), and in January (including 69 deaths and 2,511 non-fatal exposures). The peak time of day for CO exposure is between 6 and 10 p.m.
    •    Many experts believe that CO poisoning statistics understate the problem. Because the symptoms of CO poisoning mimic a range of common health ailments, it is likely that a large number of mild to mid-level exposures are never identified, diagnosed, or accounted for in any way in carbon monoxide statistics.
    •    Out of all reported non-fire carbon-monoxide incidents, 89% or almost nine out of 10 of them take place in a home.

 CO can poison slowly over a period of several hours, even in low concentrations. Sensitive organs, such as the brain, heart and lungs, suffer the most from a lack of oxygen.
High concentrations of carbon monoxide can kill in less than five minutes. At low concentrations, it will require a longer period of time to affect the body. Exceeding the EPA concentration of 9 parts per million (ppm) for more than eight hours may have adverse health affects. The limit of CO exposure for healthy workers, as prescribed by the U.S. Occupational Health and Safety Administration, is 50 ppm.
 

_{^{Colorado State Law States:}}

NOTWITHSTANDING ANY OTHER PROVISION OF LAW,  THE SELLER OF EACH EXISTING SINGLE-FAMILY DWELLING OFFERED FOR
SALE OR TRANSFER ON OR AFTER JULY 1, 2009, THAT HAS A FUEL-FIRED HEATER OR APPLIANCE, A FIREPLACE, OR AN
ATTACHED GARAGE SHALL ASSURE THAT AN OPERATIONAL CARBON MONOXIDE ALARM IS INSTALLED WITHIN FIFTEEN FEET OF THE ENTRANCE
TO EACH ROOM LAWFULLY USED FOR SLEEPING PURPOSES OR IN A LOCATION AS SPECIFIED IN ANY BUILDING CODE
ADOPTED BY THE STATE OR ANY LOCAL GOVERNMENT ENTITY.

During my Home Inspections,  testing Carbon Monoxide detectors is very important due to the safety concerns and because of Colorado State Law as noted above.

CO Detector Placement

   Inspections Done Right

How do central air humidifiers work?

Central air humidifiers are integrated into the forced-air heating system so that they humidify air while it is being heated.  The water that is used by the device is pumped automatically into the humidifier from household plumbing, unlike portable humidifiers, which require the user to periodically supply water to the device. Humidifiers are available in various designs, each of which turns liquid water into water vapor, which is then vented into the house at an adjustable rate.

Why humidify air?     

Moist air  seems to soothe irritated, inflamed airways. For someone with a cold and thick nasal secretions, a humidifier can help thin out the secretions and make breathing easier.
Indoor air that is too dry can also cause the following problems:
    •    damage to musical instruments, such as pianos, guitars and violins;
    •    dry skin;
    •    peeling wallpaper;
    •    static electricity, which can damage sensitive electrical equipment, cause hair to stick up, and can be painful or annoying; and
    •    cracks in wood furniture, floors, cabinets and paint.

Central Humidifier Dangers

Humidifiers can cause various diseases. The young, elderly and infirm may be particularly at risk to contamination from airborne pollutants such as bacteria and fungi. These can grow in humidifiers and get into the air by way of the vapor where it can be breathed in. Some of the more common diseases and pathogens transmitted by humidifiers are:
    •    Legionnaires’ Disease. Health problems caused by this disease range from flu-like symptoms to serious infections. This problem is generally more prevalent with portable humidifiers because they draw standing water from a tank in which bacteria and fungi can grow;
    •    thermophilic actinomycetes. These bacteria thrive at temperatures of 113° to 140° F and can cause hypersensitivity pneumonitis, which is an inflammation of the lungs; and
    •    “humidifier fever,” which is a mysterious and short-lived, flu-like illness marked by fever, headache, chills and malaise, but without prominent pulmonary symptoms. It normally subsides within 24 hours without residual effects.
Other problems associated with humidifiers include:
    •    accumulation of white dust from minerals in the water. These minerals may be released in the mist from the humidifier and settle as fine white dust that may be small enough to enter the lungs. The health effects of this dust depend on the types and amounts of dissolved minerals. It is unclear whether these minerals cause any serious health problems;
    •    moisture damage due to condensation. Condensed water from over-humidified air will appear on the interior surfaces of windows and other relatively cool surfaces. Excessive moisture on windows can damage windowpanes and walls, but a more serious issue is caused when moisture collects on the inner surfaces of exterior walls. Moisture there can ruin insulation and rot the wall, and cause peeling, cracking or blistering of the paint; and
    •    accumulation of mold. This organic substance grows readily in moist environments, such as a home moistened by an over-worked humidifier. Mold can be hazardous to people with compromised immune systems.

Designs and Maintenance

drum-type humidifier:  has a rotating spongy surface that absorbs water from a tray. Air from the central heating system blows through the sponge, vaporizing the absorbed water. The drum type requires care and maintenance because mold and impurities can collect in the water tray. According to some manufacturers' instructions, this tray should be rinsed annually, although it usually helps to clean it several times per heating season.
    •    flow-through or “trickle” humidifier:  a higher quality though more expensive unit than the drum-type, which allows fresh water to trickle into an aluminum panel. Air blows through the panel and forces the water to evaporate into the air stream. Excess water exits the panel into a drain tube. This design requires little maintenance because the draining water has a “self-cleaning” effect and, unlike the drum-type humidifier, there is no stagnant water.

   Inspections Done Right

Colorado Springs Home Inspection

HUD / FHA 203(k) Consultant

During the late 1960s and early ‘70s, however, the news media began to report on the health hazards associated with asbestos.  As reports increased, concern grew, so the federal government took action.  The EPA banned the use of asbestos in the manufacture of building products in 1973.

In the course of my Home Inspections In the Colorado Springs area I inspect many older homes that have Asbestos Cement siding.  I always inform the buyers of the advantages and disadvantages of this product, but as it was intended it provides a good fire barrier.

When trying to determine if you have Asbestos Cement siding, beware that other wood siding can look like Asbestos Cement siding, a simple pick test will let you know.  Use a sharp tool to test your siding, if you have wood siding you can gouge a small portion off, but if you have Asbestos Cement siding it will be similar to gouging your cement sidewalk.
 

_{Health Risks}

Asbestos fibers are a proven health hazard if inhaled.  Asbestos dust is a known cause of a type of lung cancer called asbestosis.  Mesothelioma, another deadly form of cancer that attacks internal organs, can also be caused by exposure to asbestos.  However, asbestos cement siding that has been properly installed and is not in a state of decay presents no health risks as long as it remains undisturbed.  This is because the cement binds the asbestos fibers and prevents their release into the air, under normal use and maintenance.

The EPA deems asbestos to be hazardous when it is in a friable state, meaning that it can be crumbled, crushed or pulverized by hand pressure.  Crushed asbestos in a powdery form can allow its particles to become airborne and inhaled, causing potential health problems.  Asbestos cement products that are not in a friable state are not considered hazardous.  The only potential danger is when the cement is disturbed in a way that causes the asbestos fibers to become airborne.

If mechanical activities performed on the siding, such as chipping, sawing, grinding or sanding, allow particles to become airborne, then the cement is considered in a friable state and, consequently, hazardous.  Deterioration can also lead to particles becoming airborne and potentially dangerous.

Advantages

    •    Asbestos cement siding is highly fire-resistant and will not burn or melt the way vinyl and wood siding will.
    •    It resists termite damage.
    •    It resists rotting.
    •    It has been manufactured with textures intended to simulate the look of other cladding materials, such as wood grain.
    •    It is fairly easy to clean and maintain.
    •    Unlike more porous siding materials, such as wood clapboard, asbestos cement siding will not quickly soak up paint, which allows it to be painted more easily.

Disadvantages
    •    Asbestos cement siding is very brittle and can be easily chipped, cracked or broken.   
    •    The use of a pressure washer for maintenance can crack the siding and lead to moisture intrusion, if the pressure setting is high enough.
    •    Asbestos cement can be dangerous if pulverized by sawing, sanding, breaking, etc.
    •    This product cannot be refurbished, however replacement siding is available.

Maintenance
Damage and deterioration can lead to structural and health issues, so proper maintenance of asbestos cement building materials is a primary concern.  Keeping the siding clean and performing minor repairs as soon as they become necessary are very important.  Asbestos cement siding is fairly brittle and has little resistance to cracking, chipping and damage from impact, which can cause asbestos particles to become airborne.  Damage to the siding can also lead to other damage related to moisture intrusion which can then lead to Mold growth.  Damaged areas that cannot be fixed but can be replaced with non-asbestos fiber cement by a professional.  Specific fiber cement materials have been manufactured for repairs that are intended to mimic the look of asbestos cement siding.

  Inspections Done Right

Mold Inspections can be scheduled individually or can be associated with a Home Inspection.  The cost of a Mold Inspection is discounted when scheduled with a Home Inspection, please call for pricing.  A minimum of 3 samples will be taken, two outside samples and minimum of one indoors.  If apparent visible mold growth is found on the interior additional samples will be taken or any areas of concern.  Samples are mailed to Pro-Labs and you will receive a full written report of the conditions found at the test residence along with a full report from Pro-Labs identifying the types of mold spores found and if spore count is elevated enough to warrant remediation.  Your report will give you the information you need to be assured of healthy spore count or you will be advised that remediation is needed.

Does your home have…?
   ■  Stains or discoloration on your walls, ceiling, or furniture?
   ■  A damp or musty smell?
   ■  Water problems like a leaky roof or water in the basement?
   What is it?
   Molds are alive. There are hundreds of thousands of different types of mold. They are living organisms that grow naturally, particularly in warm,
   damp, humid conditions where there is little air movement. Often called “mildew,” molds are related to mushrooms and yeast but are much smaller—
   we can only see or smell mold when there is a large quantity. Mold can grow almost anywhere: on walls, ceilings, carpets, or furniture. Humidity
   or wetness, caused by water leaks, spills from bathtubs or showers, or condensation, can cause mold to grow in your home.
   Mold produces “spores,” tiny particles that float through the air. These can sometimes cause health problems. Mold does not affect everyone, and
   different people are affected differently when mold is breathed or inhaled. People who are allergic to mold may get watery eyes, runny or stuffed
   noses, itching, headaches, and may have difficulty breathing. Mold can also trigger asthma attacks(see “Asthma” fact sheet). Some molds produce toxins (poisons) that     may be hazardous if people are exposed to large amounts of these molds.    If you are experiencing these problems, call me for a Mold Inspection

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Buying a home is the first step, you have most likely had it inspected for structural and electrical problems hopefully by a Certified Inspector.  Don’t stop there, as you move into your new home keep in mind the safety of your family.  If you have small children consider cabinet latches and keep the poisonous plants out of reach. 

As I was considering  my own home safety, I was astonished at the number household items considered to be poisonous either by ingestion or inhalation.  Items we use sometimes daily but don’t stop to read the labels.  Safety does not stop with household chemicals, it also includes electrical, trip hazards and even house plants.  To my surprise I found the following list of indoor plants to be poisonous.

***English Ivy, Aloe Vera, (Burn plant), Poinsettia, Hydrangea, Jerusalem Cherry,
 Amaryllis, Azalea, Flamingo lily, Angels' wings, Chrysanthemums, Mums,
Kaffir Lily, Croton, Cyclamen, Angel's Trumpet, Dumb cane, Crown-of-thorns, 
Devil's Backbone,Ceriman, Swiss-cheese plant, Heart leaf philodendron, Philodendron***    The following link has more information on the individual plants and what parts are poisonous.     http://www.blankees.com/house/plants/poisonous.htm

Items in the kitchen considered poisonous: glass cleaner, antibacterial cleaner, dishwashing detergent, all-purpose cleaner, insect sprays, oven cleaner, and ant or roach baits.

Items in the bathroom considered poisonous: medicines, toilet cleaners, antibacterial cleaners, air fresheners, drain cleaners, mold and mildew remover.

Items in the garage considered poisonous: motor oil, windshield washer fluid, gasoline, paints, auto batteries, antifreeze, pesticides.

For a poison emergency in the U.S. call 1-800-222-1222
To Learn More About Chemicals Around Your House:
http://www.epa.gov/kidshometour/kitchen.htm#view
 

Tips on Poisoning
Don’t force to vomit immediately. Call poison control. Tell them what substance and how much was swallowed.
Take the bottle or package to the phone when you call. Directions on the container may not be up to date. Always follow the instructions given by the poison control center. Do not give the patient fluids or cause to vomit if unconscious or in convulsions. Call for emergency help.

Tips for MINOR BURNS
 Immediately cool the burn area by putting it under cool running water or in a sink filled with cool water for at least five minutes or until the pain subsides. Never apply butter, grease or ointment. Don’t open blisters or remove dead skin. Cover with gauze. If blisters break, apply a clean dressing. If the burn is on the face, covers an area bigger than your hand or if it blisters, call the doctor or emergency number.

Tips for Cuts
MINOR – Wash wound area with soap and water, not alcohol; cover with a sterile gauze bandage.
MAJOR – If blood appears to be gushing or spurting, follow these instructions and call for help. Take a clean
cloth or towel and press hard on the cut for 10 minutes. Do not remove pressure to see if it’s working. If possible, raise the cut above the level of the chest. After 10 minutes, if the bleeding has stopped, cover the cut with a bandage. If the bleeding hasn’t stopped, try pressing harder for five more minutes and seek medical help.

Make sure you have the following posted near your phone in case of an emergency.

    Inspections Done Right
 

It was discovered that as poly pipe ages and reacts with the oxidants in normal tapwater, it becomes brittle, sometimes scaling or flaking. This results in a fracturing of the interior surface of the pipe, which allows for more deterioration. Eventually the pipe will begin to leak, causing damage throughout a home. Poly pipe with plastic fittings or with metal fittings will eventually incur damage; poly piping is not a reliable piping under any circumstances. If a pipe has been leaking for some time without the knowledge of a homeowner, severe structural damage or Mold growth can result, making repairs extremely difficult.

Polybutylene piping was the subject of much attention because of the settlement of a multi-million dollar lawsuit.  Manufacturers of PB pipe have never admitted that it’s defective, but they have agreed to fund the class-action settlement.  Polybutylene pipe is no longer be manufactured and is no longer be available .   For more information visit The Polybutylene Pipe Settlement Fund     http://www.pbpipe.com/.      The Cox v. Shell settlement was one of the largest consumer settlements in United States history.

The only way to eliminate the possibility of problems that can come from deteriorating polybutylene piping is to replace the pipe itself.  Fortunately, this procedure is relatively inexpensive and can usually be performed by a certified plumber or  re-pipe specialist.
 

A reputable plumbing company can install water supply piping professionally, but can they do the whole job for a fair price and at the least inconvenience to me?   A few general plumbing companies will do the whole job by subcontracting the drywall and paint, but a re-pipe specialist is your best. They have the personnel to give you a quality job, and they will do it more efficiently, with less damage and inconvenience, and most importantly, for less cost.
 

In general, real estate agents tell us that homes with polybutylene piping sell for less and take longer to sell. Generally, a home inspector flags the problem, and the pipes are replaced before closing.  But we do not know how many prospective buyers simply ignore homes with poly because they recognize it as a potential problem from the start.
 

So if you discover your home has Polybutylene piping have it replaced, the possibility of a leak or rupture occurring will only increase with time.

      Inspections Done Right

Some of the advantages of a Carpeted bathroom are as follows.

• Carpet provides a non slip surface when exiting the shower or tub
• Carpet is warmer to your feet  in the winter
• Carpet is less expensive and quicker to install than Ceramic Tile
• Carpet has a warmer look to the bathroom.

Some of the disadvantages of Carpet in bathrooms

• Carpet and padding can act as a sponge and hold water
• Carpet can be more difficult to clean when soiled
• Carpet can hold urine and be undetected
• carpet can hold moisture from exiting the shower or tub
• Wet carpet can be a hiding place for mold

When left to grow mold can create structural damage, because mold can deteriorate a wood sub-floor or drywall and cause structural damage which can lead to costly repairs.  Carpet has a tendency to hold or foster bacteria which is one reason it is against code to carpet a commercial bathroom.

Precautions you should take if you have carpet in your bathrooms 

• Check often for moisture
• Make sure you have proper ventilation
• Make sure toilet is not leaking
• Carpet in bathrooms should be cleaned on a regular basis

The photo  is of a bathroom that was tiled but moisture  invaded the ceramic tile and went unchecked mold growth occurred and lead to costly repairs.

    Inspections Done Right

   www.tomcampinspectionservices.com