Curtis Petty

www.findmeaninspector.com Accurate Home Inspection Of Atlanta _____________________________

First time home buyers beware, short sales, Get a Inspection , Atlanta homes, Atlanta Inspection

I'm a Board Certified Master Building Inspector with 14 yrs municipality experience .I started perform independent inspection since 1998. I have an Associate Degree in Building Applied Sciences. I recently perform a inspection for a client who located my services on Google search "Atlanta Inspection" Keyword.

I will not mention any names to protect those preditors. The economy seems like housing purchase are on the rise in certain areas of the country. I conducted a residential inspection a few weeks back that I think all you know about. As a Licensed inspector and member of ICC and the Council of American Building Offical,Housing Quality Standard State Certified for FHA,Section 8, and Hud homes. We are sworn to up hold a standard of excellance and abide by a code of ethics. Inspectors are called the BAD GUY! Why there are those inspectors like myself who are always in continued education classes to further our knowledge with new material being approved, code changed amendments, and proper manufacture installation. We pay for these classes, so it is up to us to assure we learn,understand that proper manufacture products are installed, and meets ICC codes as well.

While perform an inspection for a first time home buyer who hired a agent to submit an offer.Then I was contacted to perform the inspection. During my examination of the electrical main panel the were several double taps on deadicated circuits......30 amp breakers with 14awg double taps that have over heated and melted the conductor insulation.This was just the tip of the ice berg. The panel was rusted on the dead front and inside the enclosure. After further inquiring information about the homes disclosure statement from the buyers agent, who should be looking out for her client interest. I had discovered that the home had a sever water leak at siding exterior walls at lower roof. This was a weight bearing load wall. Water had damage the structure integrity wall stud were blacken with mold. All contacts in the electrical panel were rusted with evidence of arching and over heating. The seller was also a agent who bought the home to flip that home.

The thing that really bother me was he knew of the damage and tried to correct with make shift repairs himself and told the buyers he live there for 3 rs. None of this was true.He did not disclose the roof damage as well as wall excessive moisture in load bearing wall at 59%. I went a step further for my clients and put him on the spot. I contacted him and discussed that his actions were not legal and to hide information from disclosure laws could land in in serious trouble as well legal actions . What is so amazing the agent working with him was the sister-in-law. I have met a lot of honest, very professional agents in my tender as a building inspector.........but with that being said, they are still sharks in the water trying anything not to loose a sale. They will go far past the clients interest and think of the bills they have to pay and need this sale. LET ME BE CLEAR! They are great agents that want to stand above the rest of the compitions but with their client interest clearing on protecting them to build a referral base of return customer.

I've added to this blog the response after we discovered the scam.

"Mr. Petty,

As it turned out the owner/agent has not owned the property or lived in them property at all as he stated in the contract. He is not eligible for FHA financing. The seller was/is attempting to flip the property.You were the protection in the weak link in the flip. No one expected you on the scene. Our own real estate agent seemed not to be working on our behalf.

We are so pleased to have contacted you from the beginning. Finding information for the chief inspecto. It was worth every dollar.!!!!!!!!!!!!

The contract is void. We took the out!!! We will be calling you when we find another home.

Thank you.

J.Rodman

Now that energy bills are skyrocketing and it has become downright fashionable to reduce your carbon foot print, the idea of adding solar electricity to your home.Green technology has also become more cost effective, thanks to the enconomic stimulus package,which offers a 30% tax credit for extreme green projects completed before 2017. There are only 20 states and a few cities offering additional tax incentives.You can check to see if where you live is apart of additional incentives.

Solor Electricity problem with solar panels has always been what happens if the sun isn't shinning. With todays systems your home stays on the electrical grid,which supplies what ever power you need at night and cloudy days.When it is sunny, the solar cells produce more electricity than you can use, and the excess goes out to the grid through a two-way meter.The electricity you supply is usually credited against what you used on cloudy days,and a night use electric. This will result in a 70% savings on your electric bill.Not to mention less carbon foot print.

Accurate Home Inspection of Atlanta

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Construction good practices for the design and installations of energy efficient basements,crawl spaces,and slab on grade foundations.Since October 1988, the Council of American Building Officials natonal codes have adopted foundation insulation levels of model codes from the Council of American Building Officals Model energy Code to place into code more energy effcient Foundations.Several states have adopted the Model Energy Codes into the building inspection program.The Department of Housing and Urban Development (HUD) Minimum Property Standards is looking at adopting these codes.

Foundation insulation is gaining acceptance in the U.S residential building industry. Moisture and indoor air quality problems caused by faulty foundationdesign and constrcuction continue to grow.The foundation of a home is a ignored componect of the building.Good foundation designs and construction practice means not only insulationg to save energy,but also provide effective structural design as well as moisture, termite,and radon control where appropriate.Insulating any type of foundation will result in warmer floors in crawl and basement type foundation Insulating below grade spaces helps raising basemnent tempertures, reduces condensation which will minimizing problems with mode and mildew.

The topograpy, water table location,presense of radon,soil type,and depth of bedrock can all affect the choice of a foundation type.Any foundation cab be used on a flat site:however,a sloping site often necessitates the use of a walkout basement or crawl space.
1) A water table within 8ft of the surface will make a basement foundation undesirable.
2) A water table near the surface restricts the design to a slab-on-grade or crawl space foundation.

Drainage
Soil is an important factor in drainage evaluation. Soil functions as a storage medium for water. Water moves through soil in the following ways: infiltration, the downward movement of water into soil;

Percolation, the soil's ability to absorb water; and drainage, the proper removal of excess water from root systems and foundations. Water flow has a direct effect on the structural integrity of systems, durability of materials, schedule and construction cost and maintenance cost. Residential inspectors should be aware of the principles and consequences of poor drainage and the influence of drainage systems on the function of property inspected.

Drainage systems remove subsurface and surface water from property. Subsurface drainage systems are
used when slopes and soils of natural landscapes interfere with site structures and uses. Positive results of subsurface drainage include reduction in a high water table, reduction of construction cost and elimination of structural/construction problems. The drainage systems used to remove water are drain inlets, catch basins, and perforated pipes and French drains.

Severe surface drainage problems cause water penetration into a structure. Correcting drainage problems
is critical in areas of expansive clay. Because approximately 80 percent of foundation problems are caused by poor drainage, the excavator should slope the lot and cut in swales so water drains away from a structure with a slab-on-grade foundation. A swale is a small valley that channels surface water off the property.

The outside perimeter of the foundation must be kept at a uniform moisture level. The ground should be graded to a gentle slope away from the foundation. Ideally, the slope should be 1 percent to 5 percent, which equals 1" to 5" in 8 1/2' .In cases where the slope is steep, soil tends to wash away from the foundation.The steeper the degree of slope, the greater the run-off and possibility for erosion. The lesser the degree of slope, the greater the structure stability, which is directly related to soil type.

Regardless of the type of foundation, drainage is one of the most important concerns next to proper footings and foundation. Without proper drainage, subsurface water can build up tremendous pressure underground. No waterproofing system is designed to work without proper drainage. A waterproofing manufacturer will not warrant its product if drainage is missing or inadequate or if the structure is built on a site where proper drainage is impossible.Gutters and downspouts divert water from the foundation. Gutter extensions should direct the water away from the structure and property. Plugged gutters will cause an overflow. Water overflows at the gutter will create wet spots next to the foundation. Down- spouts must be spaced equally to handle water.Unequal moisture caused by poor drainage results in foundation movements. Poor drainage also causes water to flow into a crawlspace, piers to move and wood to rot. Water under a structure causes serious problems.

Plumbing Leaks
A plumbing leak under a slab-on-grade foundation can cause moisture retention and swell clay, causing uplift. Plumbing leaks can occur in either sewer lines or water supply lines. A leak in the water supply reduces water pressure and washes the ground from under the slab, causing settlement.A plumbing leak under a crawlspace causes piers to rise or settle. Air-conditioning condensate flowing from the evaporator causes pier movement

The minimum drainage for any structure is a perimeter footing drain. Depending on soil conditions, some buildings will require an underground drain system and/or a sump pit with an ejector pump.

Retainer walls often are used to maintain the correct slope in lots with a steep grade. Correct slope should be maintained around the residential structure. Curbs for flower beds around a foundation usually trap water. Curbs should be sunk a minimum depth below the surface and should have drainage outlets to prevent pooling.

Out of the thousand of home foundation defects, mold problems,wet basement and crawls I've inspected over years and years........are always seemed to link back to poor storm water control,excessive plants,to close to the homes structure. The repair cost due to poor water management is over the top. In the southeast region we have had long periods of drought.Then in the fall the hurricane season brings excessive rain with tremendous water runoff. Monitor your home during those heavy excessive rain periods. It may just show you signs of problems that you never knew where there.

Almost every part of a home reveals what is going on with its structure.

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Bearing Wall

A bearing wall, or load bearing wall, is designed to carry the weight of structural components above through to the supporting components below. Removal of or modification to bearing walls without serious design considerations can lead to the demise of the structural integrity of the dwelling. Sometimes, the structural weakness is seen almost immediately, while in other cases the weakness is only discovered over time.

Beam

This is a horizontally placed wooden, steel, or engineered member which supports floor framing members. It is a primary support member, and is often supported by wooden or steel columns (or posts), exterior walls, or foundational elements.

Corner Post

This describes an assembly of perhaps three or even four vertical studs nailed together tightly to make up a corner framing element in a dwelling.

Footing

Typically seen at the bottom of the foundation or stem walls, the footing is generally made of poured, reinforced concrete. Often wider than the foundation wall, the footing bears the full weight of the dwelling. In some instances, when the soil is not completely compacted or is wet, a spread footing is designed and installed. This is a footing which is wider than normal. Footings can be affected by soil conditions, water intrusion, and soil erosion. Improperly supported footings can crack and cause a host of structural problems, starting at the foundation wall and extending throughout the dwelling. Remember that in some newer foundation configurations, footings are not required. Only time will tell how well these homes will fair. A no-footing installation is most typically seen with pre-cast concrete foundation assemblies, where tamped gravel supports the load transferred through the foundation walls.

Header

Typically a horizontally placed wooden framing member that is made to support the load when an opening is made in a load bearing wall. Headers are typically installed above windows and exterior doors, or wherever an opening is made in an interior load bearing partition.

Jack Stud

Typically a wooden member or stud placed at the sides of an opening in a load bearing partition, and designed to support a header assembly above.

Joist

These members are typically made of dimensional lumber, though some products (sometimes called TJIs) are also used. The purpose of the joist is to provide a nailing and support system for the floor sheathing, and for the floor itself. The joist supports the live and dead loads placed on the floor assembly. TJIs (or equivalent), are like mini wooden I-beams, with 2"x2" square stock on the top and bottom (chords), and plywood or oriented strand board between the two. Attic or ceiling joists are used to provide floor support in attic spaces, and also help to prevent the roof rafters from collapsing downward and pushing outward.

Rafter

Typically, this is a wooden framing member, extending from the ridge to beyond the top plate of an exterior wall, or serving as a connecting point between two sloping sections of roof structure. Though this is the most common description, there are other named rafters which are installed in a slightly different manner. For instance, a jack rafter (short), may not extend to the top plate but may connect a variety of structural roofing components.

The 2006 IRC states the following about water pipe electrodes:

A metal underground water pipe that is in direct contact with the earth for 10 feet (3048 mm) or more, including any well casing effectively bonded to the pipe and that is electrically continuous by bonding around insulating joints or insulating pipe to the points of connection of the grounding electrode conductor and the bonding conductors, shall be considered as a grounding electrode. Interior metal water piping located more than 5 feet (1524 mm) from the entrance to the building shall not be used as part of the grounding electrode system or as a conductor to interconnect electrodes that are part of the grounding electrode system.

Places where firestops are required:

Firestops must seal all unprotected openings in firewalls. In homes, firewalls are found in the following locations:between the garage and the living space, including the overhead ceiling;between the attic and the living space. Inspectors should be on the lookout for fireplace and wood stove flues that lack adequate fire-rated sheetrock or metal flashing firestopping, as in the photograph at right; firewalls that separate condominium units are often penetrated by utilities that serve multiple units. These utilities are sometimes contained inside chases that should be sealed where they pass through the firewall between units. Firewalls between units must be continuous, all the way to the roof. Inspectors should check in attics of multi-family dwellings to make sure that the firewall has not been violated in the attic space.

Common Problems With Firestops

Inspectors should call out any instances where firestops are missing, damaged, or otherwise inadequate. Brief explanations of firestop deficiencies commonly encountered by inspectors are listed below:

· missing firestop: Unsealed pipe penetrations will greatly reduce the ability for a firewall to contain a fire. This situation is more common in old buildings than in new buildings, due to changes in building code

Types of fuel-fired water heaters:

· Atmospheric Draft
Most backdrafting is the result of the characteristics of this type of water heater. Combustion gases rise through the ventilation duct solely by the force of convection, which might not be strong enough to counter the pull from dips in indoor air pressure.

· Induced Draft
This system incorporates a fan that creates a controlled draft. The potential for backdrafting is reduced because the induced draft is usually strong enough to overcome any competing pull from an indoor air-pressure drop.

· Sealed Combustion
The combustion and venting systems are completely sealed off from household air. Combustion air is drawn in from the outdoors through a pipe that is designed for that purpose. The potential

for backdrafting is nearly eliminated because the rate of ventilation is not influenced by indoor air pressure, and the vented gas has no pathway into the home.

· Water Heater Location
The installation of fuel-fired water heaters in particular household locations can increase the chances of personal harm caused by backdrafting. The 2006 edition of the International Residential Code (IRC) states the following concerning improper location:

Fuel-fired water heaters shall not be installed in a room used as a storage closet. Water heaters located in a bedroom or bathroom shall be installed in a sealed enclosure so that combustion air will not be taken from the living space. H-clips, also called panel-edge clips, are small steel devices that fit snugly between wood panels in order to provide them with edge support. They are often used with roof sheathing to keep it from feeling spongy or soft at its edges. Their size should match the thickness of the panels to which they are attached. Determination as to whether they are required in construction varies by jurisdiction, but they are often helpful in situations where they are not required

What are the benefits of using H-clips?H-clips increase panel stiffness by allowing distribution of weight between adjacent panels. A panel is less likely to deflect when subjected to a heavy load near its edges if it is made stiffer. This stiffening is particularly helpful for very thin panels (such as 3/8" inch) that are especially prone to bowing under heavy weight near their edges.

The use of H-clips reduces the amount of required materials and lowers the cost of construction. A builder who uses H-clips may need fewer rafters to complete a project because the distance between them can be increased. H-clips may also allow builders to use thinner sheathing than they otherwise would be permitted to use. In either case, the cost of the job is reduced.

H-clips do not prevent wooden panels from buckling or warping. To the contrary, panels are more likely to buckle or warp when their room for expansion is limited, as is the case where H-clips are installed and panels are effectively connected to each other.

Where are H-clips required?

The 2006 edition of the International Residential Code (IRC) requires the use of H-clips in construction, but not all jurisdictions comply with IRC regulations. For instance, Jackson, Miss., complies with the IRC while Harrison, Miss., does not. Some homes in jurisdictions that currently require H-clips were built before the IRC required them and are not in violation of code. Other homes were built before their jurisdictions adhered to IRC requirements. However, since InterNACHI standards of practice are limited to safety and system defects, it is not necessary for inspectors to determine whether a lack of H-clips constitutes a code violation.

A lack of H-clips should not be noted as a defect unless:

construction plans reveal that their use is required. Keep in mind that inspectors will probably never see these plans.the inspector knows for a fact that they were required in a building's jurisdiction at the time of construction.

The 2006 International Residential Code (IRC) requires that AFCIs be installed within bedrooms in the following manner: 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.

The National Electrical Code (NEC) offers the following guidelines concerning AFCI placement within bedrooms: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.

Exiting Structures IRC {Ref.R102.7}

What kind of inspector do I need. One with experinece,education,certified master inspector.

Accurate Home Inspection of Atlanta

As a building inspector I have heard some pretty ugly stories from agents that had people so in love with a home until a in experienced inspector arrives on the scene.Writing up as many small items to justify the knowledge.If your a agent reading this story you know excattly what I'm talking about.Every little thing an inspector writes up is not required to meet certain standards that many inspector seem to write in their report. Education of housing codes,and experience is something that is not givin to any building inspector. Certain materials could have been aproved at administarion levels.

There are a number of features common to all of the International Codes. Each code begins by stating its scope of application. The scope establishes the range of buildings, uses,construction,equipment, and systems to which the particular code applies. A purpose statement follows the scope and includes the intent of the code to provide standards to protect the health,safety, and welfare of the public.

The bottom line,is this: All new and resale homes have defects, regardless of the competence and integrity of the builder or the construction supervisor or repair contractors through the years that may have performed repairs. If this were not the case, the essential imperfection of humanity would be disproved.

Provisions allowing the legal occupancy of Home or building to continue without fully complying with current codes are often referred to as grandfathering or Grandfather clause. The IRC provides such relief for exiting structures.To impose regulations to bring exiting homes into current compliance would be impracticle and unreasonable and would penalize home owners that complied with appilicable laws at the time of their construction.Of course,if, due to the lack of maintance or repairs fall below the general acceptable threshold for sanitation,health,safety, and welfare of the occupants, the IRC requires corrections in accordance with specfic code provisions referenced of the IPMC or the IFC.
Only modification or addition need to comply with current code. These things are such as having water
heater replaced,or heating systems,New electrical Panel up grades, room additions that may alter exting
structure load transfers.

As a inspector performing a inspection on a older home as long as the foundation,electrical,plumbing,roof framing,application of material are in good order,and have no water infiltration hidden in wall cavitys that house drain and supply plumbing lines,No electrical safety concerns,No differential settlement or soil eroision,then I let the buyer know what is going on behind the scenes through years of experience
and education and field experience.

Additons, alterations, or repairs cannot cause any portion of the structure to become unsafe or adversely
affect the buildings performance. If an addition framing improperly impeded the means of egress to the out doors, added excessiveloading to existing structure members,overloaded the electrical system, or exceeded the capacity of the plumbing DMV system, then these areas would have to comply with code standards.

Permissive code for older structure such as GFCI,AFCI circuits could be ask to be added for safety only
on exiting homes.

The Uniform Codes Act is codified at chapter 2 of title 8 of The Official Code of Georgia Annotated. O.C.G.A. Section 8-2-20(9)(B) identifies the ten "state minimum standard codes". Each of these separate codes typically consist of a base code (e.g. The International Building Code as published by the International Code Council) and a set of Georgia amendments to the base code. Georgia law further dictates that eight of these codes are "mandatory" are applicable to all construction whether or not they are locally enforced.

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