Rob Ernst- Reno, NV 775-342-4767 Home Inspector & Energy Auditor

In my previous post http://actvra.in/wQk I wrote about the International Women's Day celebrationevent that is being sponsored by the Zonta Club of Greater Reno and is being held March 8th from 6-10 pm at the National Automobile Museum in Reno. The time is near I will be in attendance at a booth to talk to people about Energy Efficiency and Home Maintenance. If your there please stop by and say hello.If not make sure you celebrate Women's Day in another way. I’m happy to be a part of this event.

It’s Official, after several months the call came in today from the Nevada Real Estate Division that my Energy Auditors License was being put in the mail. Up until now I was able to perform audits since my license application was submitted. Last year when the Nevada Legislator passed AB423 it required Energy Auditors to be Licensed by the Nevada Real Estate Division. The Energy Auditor will fall under NRS 645D just like the Inspector of Structures (Home Inspector). There is quite a bit of training that is required and several difficult tests that have to be passed. Currently there are just a handful of people that are Nevada Licensed Energy Auditors.

There are a couple things that make me unique. First off I’m not an Energy Retrofit Contractor. I don’t sell any retrofit products or services. This allows me to truly provide an unbiased opinion. The other thing would be that I also hold the Inspector of Structures Certification (Home Inspector) which allows me to perform both the Home Inspection and Energy Audit. With the rise in Energy Efficient Mortgages (EEM) the buyer and agent can save time and some money by hiring me to do both at the same time.

A great addition to the other services I offer and I’m not going to stop here. Now you will be able to know the properties condition and its energy deficiencies all with one call and one visit!

In a recent tragedy two teenagers died in an apartment fire in Reno. The Fire Department stated that the smoke detector didn’t contain a working battery. Death from fire can be prevented and a working smoke detector is essential to the safety of the people inside. Fire spreads fast and the smoke detector can provide notice before it’s too late. Almost two-thirds of home fire deaths in 2005-2009 were in homes with no smoke detectors or no working smoke detectors. About 25% of the smoke detectors that fail to work have dead batteries.

http://www.rgj.com/article/20120305/NEWS/120305014/Officials-Two-children-last-week-s-Reno-apartment-fire-died

During a Home Inspection I always check the accessible smoke detectors. I also comment in my report that the buyers should change the batteries and test them again when they move in. I also suggest smoke detectors be replaced if they are more than 10 years old. They do have a life span and you don’t want to find out its bad when you need it.

In the past one smoke detector was required usually at the hall to the bedrooms. Something is better than nothing but the more the merrier.

Where to put a smoke detector

• on the ceiling or wall outside of each separate sleeping area in the vicinity of bedrooms;
• in each bedroom, as most fires occur during sleeping hours;
• in the basement, preferably on the ceiling near the basement stairs;
• in the garage, due to all the combustible materials commonly stored there;
• on the ceiling or on the wall with the top of the detector between 6 to 12 inches from the ceiling; and/or
• in each story within a building, including basements and cellars, but not crawlspaces or uninhabited attics.

From Smoke Alarm Inspection - InterNACHI http://www.nachi.org/smoke-alarm-inspection.htm#ixzz1oNsB6VX9

Where not to place a smoke detector

• near heating or air-conditioning supply and return vents;
• near a kitchen appliance;
• near windows, ceiling fans or bathrooms equipped with a shower or tub;
• where ambient conditions, including humidity and temperature, are outside the limits specified by the manufacturer's instructions;
• within unfinished attics or garages, or in other spaces where temperatures can rise or fall beyond the limits set by the manufacturer;
• where the mounting surface could become considerably warmer or cooler than the rest of the room, such as an inadequately insulated ceiling below an unfinished attic; or
• in dead-air spots, such as the top of a peaked roof or a ceiling-to-wall corner.

From Smoke Alarm Inspection - InterNACHI http://www.nachi.org/smoke-alarm-inspection.htm#ixzz1oNsvgMcE

If you live in the City of Sparks a new program offers you a free Smoke Detector from the Sparks Fire Department and they will even install it. For information on this program and more fire safety information ilook at the Sparks Fire Department Project Safe page below.

http://www.cityofsparks.us/departments/fire-department/fire-prevention/project-safe-installation-program

The DocuSign contest called Eliminating Inefficiencies In Real Estate - A Contest got me thinking about how I have dealt with some inefficiencies. I’ve never heard of DocuSign but it does seem like a useful service.

How I have cut out some inefficiencies out of my business As a Home Inspector and Energy Auditor I prefer to have contracts signed before the inspection. Printing them out and bringing them with me proved to be a bad idea. Often buyers are late or don’t show. You then have to spend time tracking them down and holding the report till it’s signed. With the age of the internet I primarily e-mail the PDF and have contract in hand prior to the inspection.

When I’m booked I do a little research on the house. I look at the Assessor’s page, the listing, and some other sites to see if there are any red flags. If the listing states there is more square footage than the assessors it could be an unpermitted addition. I can also see if it states there is a well, septic or oil. Sometimes these can still be on a property that was hooked up to city utilities. Having a little more info before I show up can help me speed up my job and make sure the information about the inspection is correct before I arrive.

Another issue is payment. Most people are willing to write a check but there are times where the buyer is out of town or the person forgets the checkbook because they are like me an never write checks. Then the paying out of escrow starts being discusses or the agent agrees the write the check. While we all stand around and discuss it I could have been working. So now I offer online payment and on site credit card payment. It takes less time and puts the money in the bank faster.

One other thing I do is usually on sellers inspections people are going to want to see the report. A printed copy on site is a good idea but maybe the people want to see it prior to ever going to view the property. I started offering to upload the inspection report using an online service that allows the listing agent to send people to a website and download the report. They don’t have to go back to their computer to mail it out.

These few things not only allow me to cut inefficiencies it allows me to provide a better service to the agents and customers.

Water heaters are one of those things that no one ever thinks about until it’s broken. They are tucked away in a closet or covered by junk in the garage. Water heaters need regular maintenance just like anything else. These are large tanks of pressurized hot water, connected to a flammable fuel (or high voltage electricity), and heated up by fire that produces carbon monoxide. Ensuring they are operating correctly and preventing problems is extremely important.

Draining a gallon of water out of it every month is a good idea but at least do it once a year. If you don’t want to do it when you call someone out for a checkup they can do it. Looking at the top of it for debris, corrosion, loose connections, or leaks just takes a second and can reveal several problems that can cause damage or unsafe conditions. Making sure they are on a stable base and secured with proper straps may not be required but is always a smart idea. Depending on the location a pan might be needed under the water heater to divert leaks to an area that won’t cause damage to the home. Because the pan collects it you might not see a leak. Look into the pan regularly for water. Not all leaks mean a replacement is needed. Also check the TPR pipe that comes from the funny looking valve with the little lever on it for water leaking out. Any water coming out of that is an immediate call to a plumber. It should be tested every month so check for the water prior to testing it. Pest and rodents like to hide out around water heaters so make sure to look under and behind them for unwanted visitors. Water heaters are usually silent so noises like creaking, popping or rattling can be a sign that some repairs or replacement is needed. Use your nose. If you smell any strange odors it could be a fuel leak, back draft or a water leak.

If you suspect a problem make sure you call a qualified professional. The
picture on the right shows a homeowners attempt to divert the leak to a bucket on the floor with an elaborate dam made of silicone and duct tape.

A water heater inspection is a regular part of a Home Inspection and also an Energy Audit, which I do both, but if you suspect an issue a call to the plumber may be needed but these things can be dangerous so if it’s an emergency a call to the Fire Department or NV Energy is not out of the question.