Sprinkler system backflow valves

At the recent Great Plains ASHI conference, I did a presentation to the other inspectors on how to inspect and report on lawn sprinkler systems. While stressing the importance of a backflow valve, I confused  the inspectors who had traveled to the conference from Oklahoma. They had never heard of backflow valves and said that their state didn't require the installation of such valves. That's why it's important for you to have a professional, like me, inspect your sprinkler system to make certain that it has been installed properly.

A backflow valve does just what it says - it's a one-way valve that keeps water from flowing backward from your sprinkler pipes into your main water pipes. You really don't want water that has been in your underground sprinkler pipes to end up coming out of your kitchen faucet. Sometimes, to save money or to save time a backflow valve isn't included in a sprinkler system. Some older irrigation systems may not have a backflow valve. It's one of the first things I check in a sprinkler inspection.

Obviously, this isn't the time of year to talk about lawn sprinklers. It was just fascinating at the September ASHI conference to find out how different things can be in different states.

Whole house inspections, condo inspections, radon testing, mold testing, and more, we do it all for you. Call or E-mail today to schedule your Complete Home Inspection, 913-268-0222, www.completehomeinspectionkc.com.

"I've never heard of anyone dying of radon poisoning."

My client had a great question and observation the other day - “Is radon really a big deal? I’ve never heard of anyone dying from radon poisoning.” He had heard of lead poisoning and carbon monoxide poisoning, but never radon poisoning. That’s simply because “radon poisoning” is called “lung cancer”.
 

In fact, radon gas is the leading cause of lung cancer among non-smokers and the second leading cause of lung cancer in smokers. Radon gas is not to be taken lightly. My blog post from June 19, 2013, mentions two case studies of lung cancer caused by radon gas. 

Statistically, in the Kansas City area, one of every three houses tested is found to have elevated radon levels. So the answer to his question is, “Yes. Radon is a big deal, especially here in Kansas City.” A Complete Home Inspection radon test costs $100. If you are buying a house, test for radon as a part of your home inspection process. If the test shows a high radon level, you might negotiate with the seller to correct it. If it comes in low, you have peace of mind knowing that you’re buying a healthier house. In Kansas, radon testers must be certified. I have been a certified radon tester for more than 20 years.

Whole house inspections, condo inspections, radon testing, mold testing, and more, we do it all for you. Call or E-mail today to schedule your Complete Home Inspection, 913-268-0222, www.completehomeinspectionkc.com.

Flip-ah-dee-doo-dah!

The host of a new TV show about buying and flipping houses was interviewed on CNBC recently and twice mentioned that careful home buyers were having home inspections done for them nowadays. He said that, for a while, the real estate market was pretty frenzied, that you had to get your offer in quickly, and you had to avoid any contingency clauses that might make your offer less attractive. But, he said, that's not the case anymore. People are being more cautious, they're "opening the electric panel, they're looking for mold, they're doing home inspections". And, as a guy who flips houses for a living, he considers that to be good thing.

He talked about how he strives to get everything done correctly in a house he's flipping, that he won't just cover up a problem with a wall and then sell the house. But many flippers do just that. And that's why it's so important for you to have Complete Home Inspection look at your dream house BEFORE you buy. In your Kansas City home inspection, we can't see through walls. If someone has tried to hide a defect or problem, I can't start breaking through the drywall to see what's behind it. But, I can look for other signs that there might be a problem - things I've found in inspections include evidence of a previous fire in a house, evidence of termite damage, and signs of water entry into a house. Those are all things you're not looking for, and can't be expected to look for, when you're shopping for a house. That's why you hire me.

Whole house inspections, condo inspections, radon testing, mold testing, and more, we do it all for you. Call or E-mail today to schedule your Complete Home Inspection, 913-268-0222, www.completehomeinspectionkc.com.

"Remodeled" doesn't mean "fixed" - once again

This is so commonplace that blog posts from 9/14/13 and 3/29/14 addressed it, too - the words, "remodeled" and "rehabbed" don't necessarily mean that things were done correctly. Last week, a house featured a "newly remodeled and updated kitchen". Sounds great, right?

While you're looking at the kitchen, you're picturing the workspace, the traffic flow in the room, and whether it's big enough for your needs. You might notice that the remodeling included beautiful new wooden cabinets throughout the kitchen. But what you might not notice is what jumped out at me during my inspection.

A wooden shelf spanned the area over the sink, connecting the cabinets on either side of the sink. Sadly, the lighting fixture over the sink was now above this solid shelf. Turn the light on and it shines down on top of the shelf. It no longer illuminates the sink area. In order to be able to see at the sink, someone would need to cut a hole in the new shelf. That's not the kind of detail you're looking to find when you're looking to buy a house. And that's why it's so important for you to get a Complete Home Inspection before you buy - even if the house is "new", "remodeled", or "rehabbed". Know the condition of the property before you buy. Don't take someone else's word for it.

Whole house inspections, condo inspections, radon testing, mold testing, and more, we do it all for you. Call or E-mail today to schedule your Complete Home Inspection, 913-268-0222, www.completehomeinspectionkc.com.

Defect of the Week

Three different houses in the past week had a very dangerous problem in the garage, a problem that the owners of the houses had caused. The sensors for the garage door opener had been defeated, taped or tied together, and hung out the way near the garage ceiling. That’s akin to fastening your seat belt behind you in the car. It defeats the warning system, but it no longer protects you. Having this done to the garage door in your new house is a good way to accidentally injure or kill your family pet, or Grandma, for that matter.

Garage door openers have safety sensors that are designed to detect anything in the path of a closing garage door. They are to be mounted 2-8 inches off the garage floor and they shoot a beam of light to each other. When that beam of light is interrupted, the sensors are tripped and the garage door automatically stops closing and goes back up. If something or someone is beneath a closing garage door, he, she, or it will not be crushed by the door. This also protects the garage door and opener from being damaged when trying to close onto an object under the door.

This is another reason to have me inspect the house you’re looking to buy. When you’re considering buying a house, the last thing you’re going to do is to check the sensors on the garage door. You have enough other things on your mind and plenty of other things to look at. Let me play with the garage doors for you while you just enjoy the peace of mind you get from knowing that your dream home is being thoroughly inspected by a trained professional.

Whole house inspections, condo inspections, radon testing, mold testing, and more, we do it all for you. Call or E-mail today to schedule your Complete Home Inspection, 913-268-0222, www.completehomeinspectionkc.com.

Defect of the Week

Twice in the past week, furnace flue pipes were found to be venting into the attics. This is a very serious problem as it can lead to structural problems for the house and can be deadly for the occupants. And what's more, it's a problem you would be unaware of when you buy your new house because you're not going to stick your head into the attic and check the flue pipe. That's why you hire me.

Whether the furnace flue pipe is installed improperly or has simply become disconnected for some reason, furnace exhaust gases that collect in an attic can cause mold problems, lead to wood rot, and can cause carbon monoxide poisoning if they backdraft into the living areas of the house. The furnace should be vented to the outside where the gases and the moisture dissipate harmlessly. Frequently, when a roof is being replaced, the flue pipe is lifted up by the roofers. This can cause the vent pipe sections to disconnect if they weren't properly screwed together and that creates a leak for the gases to escape into the attic. Other times, as in the past week, improper remodeling work might vent the gases just into the attic in order to save time, money and effort. Regardless, it's a fatal flaw that I always check for during an inspection. And, since it's the Defect of the Week, you see that it is a fairly common occurrence.

Whole house inspections, condo inspections, radon testing, mold testing, and more, we do it all for you. Call or E-mail today to schedule your Complete Home Inspection, 913-268-0222, www.completehomeinspectionkc.com.

Reason #5,804 to have your house inspected

A brand new house, costing $300,000, was in beautiful condition. Until I poked my head into the attic during my recent inspection and saw that there was no insulation whatsoever.

So many misconceptions exposed in just one inspection:

1. A new home doesn't need to be inspected
2. An expensive home doesn't need to be inspected
3. The builder is offering a one-year warranty, so I don't need an inspection
4. No one has ever lived in this house, so there can't be anything wrong with it
5. Newly constructed houses don't need to be tested for radon - this house was tested and has a radon gas problem

Imagine your reaction when your heating and cooling bills were, literally and figuratively, through the roof in your brand-new, expensive home. And, the builder's warranty might eventually get you some insulation but it won't reimburse you for your gas and electric bills.

New houses can have as many defects as older houses. Sales price doesn't indicate quality. Warranties simply mean that you will live with problems before they are discovered and corrected. And all houses, new or existing, should be inspected before you buy so that you know the condition of the property at the time of the inspection and can negotiate to get necessary repairs done before you move in.

You're focused on floor plans, aesthetics, neighborhoods, and other factors when looking to buy a house. Let me look at the other aspects of the property for you and then give you a complete, written report (including photos) detailing my findings. Unless you want to climb a ladder, squeeze through an attic access, and see for yourself if there's adequate insulation in the house.

Whole house inspections, condo inspections, radon testing, mold testing, and more, we do it all for you. Call or E-mail today to schedule your Complete Home Inspection, 913-268-0222, www.completehomeinspectionkc.com.