Glen Fisher

Corrugated stainless steel gas tubing (CSST) has been commonly used in residential, commercial and industrial construction for over the last 20 years. CSST is a continuous flexible stainless steel tube covered with a PVC coating. It has advantages over steel piping as no or few fittings are necessary and it can be routed directly to the appliance from the gas manifold or main gas pipe. I have it in my home and I am not alone.

Unfortunately, the walls of this tubing are very thin and have been reported to be vulnerable to perforation by lightning strikes. Accordingly if struck by lighting and perforated, ignited gas can blow from the tubing and quickly create a fire.

As a result, the CSST gas tubing has now been associated with product defect allegations and litigation. At present, hundreds of claims are pending against the manufacturers of CSST with countless more likely to follow.

Please note that the manufacturers of CSST state that if the tubing is properly bonded and/or grounded that it is a safe product. However, the National Fire Protection Association is currently evaluation the effectiveness of bonding CSST and limited testing data has been supplied from the manufacturers.

In the interim, real estate professionals, homeowners and building owners should be aware of the issues regarding this gas tubing. Locally, I have been informed that very few South Jersey home inspectors are reporting on the potential concerns with CSST gas tubing.

For me, I currently routinely note the presence and the concerns of CSST when observed in the course of a home inspection or commercial building inspection in South Jersey. In regard to real estate listings, I would recommend disclosure of any CSST gas tubing by the sales agent and/or owner.

As far as my home, I will add replacement of the CSST gas tubing to my long and ever growing list of home improvement projects.

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

This four year old South Jersey home was advertised as having a cozy family room with a natural gas fireplace. After completing my home inspection, I believe this fireplace was a little too cozy. No evidence of problems was observed in the family room. However, the exterior of the fireplace showed melted vinyl siding.

As the fireplace was positioned at the rear of the house which faced north, I ruled out any sun reflection and concluded that an installation defect was likely. As similar to other fuel burning equipment, the manufacturer provides detailed instructions regarding safe clearances to combustible materials and proper vent installation which can include insulating the vent.

The next step would be to open the exterior wall or fireplace for evaluation and to determine the repair remedy. In the interim, I strongly advised the buyer not to use the fireplace.

With cool weather making a return, maybe the seller will provide credit for a Snuggie to simulate that cozy feeling in the family room.

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

Finally got one! After all these years of observing evidence of mice living inside electrical panels In South Jersey I have caught one in the act performing a home inspection. This time he did not hear me approaching. This time I was too quick for him. Off came the electrical panel cover and there he was frozen in fear while I snapped these pictures!

Mice in electrical panels can cause considerable damage and create a fire risk. From the homeowner's perspective this is a safety concern. From the perspective of a mouse the electrical panel is likely to be a warm dry home, safe from cats and other enemies. The mice will furnish the electrical panel with cozy bedding such as insulation and also stock pile groceries, often pet food or nuts. For entertainment the mice will chew on the electrical wiring.

How do the mice gain entry to the panel? The mice only need a very small opening about the size of a dime to squeeze inside the panel. The National Electrical Code requires that all opening in electrical panels be sealed. Unfortunately, electricians, homeowners and even inspectors often overlook this issue despite this requirement. As a result, I have found hundreds of electrical panels with unsealed openings, sometimes even in new construction that has passed its final electrical inspection.

What to do? Pass this information along to all of your family and friends. Most electrical panels can be examined for openings without touching the panel. If an opening is discovered, a qualified electrician should be engaged for repair.

We cannot allow these mice to squat in our electrical panels. Homeowners unite and view your panels for openings today!

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

I hope most Americans are aware of the financial troubles of Fannie Mae and the questionable practice of the Federal Government backing Fannie Mae losses with taxpayer dollars. And I am sure that many Americans are aware that Fannie Mae owns thousands of recently foreclosed homes that have and are being placed on the real estate market for resale.

Having performed home inspections in southern New Jersey on countless foreclosed homes, I am well educated in the typical condition of these properties. In short, most foreclosures have serious defects.

It is not unusual for a foreclosed property to have been vacant for a year or more with no heat or air conditioning, allowing moisture to accumulate in the home in addition to permitting water pipes to freeze and burst. Due to the above, substantial mold growth is very common in these troubled properties.

The situation that has created the foreclosure is almost always lack of funds. The lack of funds conduce a state of little or no maintenance for a long period prior to the abandonment or eviction from the home. In addition, occasionally the prior homeowner is frustrated by the inevitable loss of the home and will sabotage it prior to leaving. Sabotage often includes disconnecting a drain pipe under a sink and leaving the faucet operating. I have witnessed other types of sabotage more extreme than water, but I will leave that to the reader's imagination.

The above circumstances result in Fannie Mae acquiring foreclosed homes in a distressed condition. That is not Fannie Mae's fault. What happens next is. Fannie Mae performs no credible home inspection to determine the condition of the home. Fannie Mae will provide winterization in the colder parts of the country and will review the home for improvements to enhance marketability. But most often these improvements are only cosmetic and nothing more than a calculated deception by Fannie Mae to masquerade the home's true condition.

For example, a Fannie Mae foreclosed home that I recently inspected showed new carpet, fresh paint and replacement toilet tank covers (that did not properly fit any of the toilets). Further, new kitchen appliances were on-site waiting to be installed. To an inexperienced homebuyer the house appeared to be move-in ready.

Not so fast. My inspection revealed a major mold problem, a suspected illegal addition, dangerous electrical wiring, a faulty furnace, plumbing problems and a severely rotted deck in addition to numerous other issues. While this home inspection proved to be very valuable to the purchasers, they were taken by surprise by the number and severity of the issues.

Unfortunately, not all buyers will insist on a home inspection and a small percentage of ethically-challenged real estate agents will discourage professional home inspections of Fannie Mae properties and similar homes. They do so by making statements such as "the property is being sold as is" and "an inspection can be used for information purposes only". While these statements can be accurate, the result often intended is to create an illusion to a homebuyer that paying for a home inspection is a waste of money.

Aside from performing essential repairs to a home's roof, structure or systems, I strongly recommend that Fannie Mae sell the foreclosed property "as acquired" with no cosmetic work performed. In my opinion, this will help to curtail the dubious practices of Fannie Mae, the mistress of deception.

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

That's me. The South Jersey Home Inspector. This is my profession and I have been doing it full time in New Jersey since 1989. I also perform commercial building inspections, draw inspections for banks and some expert witness work.

But let us get back to the home inspections. Most professionals who have been employed in the same field for a long time get very good at their job. I believe I have. I have viewed thousands of homes and am nearing ten-thousand inspections. Similar homes, similar neighborhoods and similar components often exhibit similar problems.

Frequently when I reach a property, I visualize the defects I will find such as a faulty foundation due to poor soil or aluminum electrical wiring due to the year of construction. And more often than not my suspicions are correct. This is because I have "been there before" and have seen it all. That is no substitute for experience. When you combine that with my work ethic and the pride I put into each and every inspection, the total equals a top-notch home inspection.

With the unfortunate downturn of the economy and the dilution of the New Jersey home inspector licensing requirements, many people who do not have adequate training or experience to conduct a professional home inspection have entered this field. As a result, significant home defects are often overlooked.

When selecting a home inspector, question the number of years the individual has been performing home inspections. If you are accepting referrals from a real estate agent, look the agent in the eye and demand that he or she provide you with the names of only the most experienced and thorough home inspectors. Inform the agent that the "non-alarmist" inspectors and the inspectors who pay a fee to the broker should not be included.

In addition, interview several individuals and compare apples to apples to determine that person's true experience as a home inspector. Look for a professional membership in a respected home inspector organization such as the American Society of Home Inspectors (ASHI). And lastly, don't forget to contact the South Jersey Home Inspector. That's me!

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"