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

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

The majority of the injuries caused by garage doors are the result of pinched fingers, although
severe injuries and deaths due to entrapment occur as well. Sixty children have been killed since
1982 as a result of garage doors that did not automatically reverse upon contact.
   
The safety components of  the garage door system which should be inspected are:

1.  Manual emergency release handle
2.  photoelectric sensors or photo eyes
3.  Auto reverse system
4. Rollers, guides and hinges

Manual Emergency Release Handle:
All garage doors should be equipped with a manual emergency release handle, which will detach the door from the door opener when activated. It is vital during emergency situations, such as when a person becomes trapped beneath the door or when a power outage cuts electricity to the door opener. Activate the handle to make sure that it works, although you will have to reset the handle if it does not reset automatically. In order for the handle to be accessible and obvious, the handle should be red in color and hang no higher than 6’ above the garage floor.

Photoelectric Sensor:
Photoelectric sensors or Photoelectric eyes are located at the base of each side of the garage door and emit
and detect beams of light. If this beam is broken, it will cause the door to immediately reverse direction and
open. For safety reasons, photo sensors must be installed a maximum of 6 inches above the floor surface and
should be tested periodically.

Automatic Reverse System:
This safety feature can be tested by grasping the base of the garage door as it closes and applying upward
resistance. Use caution while performing this test because you may accidentally damage its components if
the door does not reverse course.

Rollers, Guides and Hinges:
Door parts should be checked for loose door guides,rollers & hinges, because of extreme pressures on these
parts the guides and hinges can become loose or the rollers worn. Make these inspections a part of your
annual maintenance inspections or have a Certified Home Inspector conduct a Annual Home Inspection.

  Inspections Done Right

FHA 203(k) Consultant

Certified Professional Home Inspector

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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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

The area around your home should be a defensible space or zone, which can be maintained to reduce the spread of wildfires not only to your home but your neighbors as well.  As a home inspector I look for these issues  so I can inform the home owners of the danger.

The sketches below are taken from the InterNachi website and shows specific areas and distances from your home and how to prepare your landscape whether native or domestic to prevent the spread of fire.

With your home in the center, your roof and gutters should be kept clean form dried leafs and pine needles, and the first fifteen feet from your house should be kept clear of flammable materials such as firewood and grasses. Zone 2 from 15 feet to 125 feet, large trees and shrubs should be at least 10' apart and tree limbs should be trimmed to a height of 10 feet. The ground should be cleared of dried leaves, pine needles branches or other flammable materials.  Zone 3 is less restrictive, but trees should be kept healthy.

Colorado Springs is a beautiful place to live, please help keep it that way.