Hank Spinnler Metro Atlanta GA Inspector

Yesterday's inspection began on the roof. Actually, it began by chatting with the seller. I should have gone straight to the roof. Peering down a plumbing vent pipe, I witnessed a quickly retreating tree frog. (Pic 1) It must have seen my hawk-like eyes peering over the pipe. I continued with inspecting the roof, chimney, and penetrations including one last vent pipe. Observed that this vent pipe had a column of water inside it. (Pic 2) Hmmm, what could that mean?

Trap weirs contain water to prevent sewer gases from escaping, however, plumbing vent stacks should remain free of obstructions and you should not see any water. The reason is so that they can allow water to drain and provide ventilation. I was not surprised to hear the drain in kitchen sink make a gurgle gurgle glug glug sound after operating the faucet for a few minutes. Same thing in the bathrooms. Final stop was to locate the root of the problem.

The attic is where I noticed that the horizontal section of piping had a downward slope before the vertical transition that heads towards and then through the roof. There's the problem, the piping did not have sufficient pitch or upward slope to allow rain water to drain down to the main drain. (Pic 3) Easy fix for a nuisance problem.

As for the frog, it knew it all along.

We finally felt the cold pinch here in GA this week with temps in the teens. Attic insulation is just one component of the inspection process. Loose fill cellulose insulation is basically chemically treated newsprint material. I refer to it as yesterday's "AJC".

If the insulation certificate that is typically stapled to a brace or truss says it's R-30 or R-38, it's basically my job is to verify whether or not the insulation meets the stated value.

In this less than 1 year old home, the insulation has settled to a level that is below the minimum stated level of 10.27" after settling. So... if you've paid for R-38, you should get it!

...about the risks of radon prior to a home or property inspection. I have received comments from the real estate community about radon being last years' buzz and that other issues such as mold are currently more relevant. Of course, there is some chatter about radon and granite counter tops. Sigh!

Some inspectors will offer a radon test if asked, however, choose not to proactively inform the client. At one time, I would take into consideration, the distance of the inspection and decide if I wanted to travel twice to that location to both set and then retrieve my continuous radon monitor. I had one client that was upset that I did not offer radon testing to them although my inspection contract specifically addresses radon. It also includes a line item for radon testing. My report also mentioned that I did not perform a test and that they should visit the following site for more information: www.epa.gov/radon Nonetheless, the client was a bit miffed, as one or more neighbors already had radon and subsequent radon mitigation systems installed.

People move to my state from all over the place. Many already know about radon and have dealt with radon at the time of purchase or sale of their homes. Many do not. Case in point. Yesterday, I tested a home for a client purchasing a new home. I offered her a radon test prior to the inspection and explained the dangers. She had recently suffered the loss of her mother due to lung cancer although her mother did not smoke. She had never heard of radon! Fortunately, the results were low. Lately, I've received similar feedback from clients that have had to deal with one or more family members with lung cancer.

Regarding certification, a key certification agency is the National Environmental Health Association, www.radongas.org They have a list of Certified Radon Measurement Providers and Certified Mitigation Professionals.

Choosing a certified radon measurement provider is critical depending on your states' certification requirements or if your client is involved in a corporate relocation situation. The relocation company may stipulate that they will cover the cost of a mitigation system if elevated levels of radon are found. However, the radon test must be performed by a Certified Radon Measurement Provider who is in good standing.

The EPA recommends every home be tested for radon since radon has been found in high concentrations in every state. I suggest re-reading these links: http://www.epa.gov/radon/pubs/hmbyguid.html

http://www.neha-nrpp.org/checklistforconsumers.shtml

Check out the zone map for your state here: http://www.epa.gov/radon/zonemap.html

Inspectors, let your clients know about the dangers of radon! Realtors, don't look the other way about radon. Suggest testing to them. Send people to the internet if they need to find someone to test.

As a home inspector, I'm in and out of healthy number of nice and not so nice homes. I attended a Realtor luncheon yesterday where the agent worked hard to bring in traffic on the regular caravan day. The open homes were wonderfully appointed, decorated and (or) staged. They were also attractively priced.

Afterwards, I went to inspect a home in a new home community that was sort of a ghost town with the exception of a handful of residents. Many 1 to 2 year old, never lived in homes in inventory sit there waiting for buyers. I sometimes pause to imagine moving my family into one of these reduced price homes where upgrades abound.

I'm quite familiar with the majority of larger regional and national builders throughout the metro Atlanta. I cross paths with many small local builders as well. If anyone has a question about communities and builders' product, contact me.

I repeatedly witness the remaining legacies of the casualties of the construction market - the vacant homes! Fall is here in metro Atlanta and north GA. We have four seasons and get the benefit of rain from the coastal hurricanes if not from our own rain clouds. If you are considering from elsewhere, locate a good Realtor and check out the good buys!

Well.. maybe this is not a frequently asked question, but it does come up. I'm talking about rain. Yeah, you could refer to it as "ActiveRain." I'll sometimes have a client ask me if we should reschedule an inspection because the forecast calls for rain or it's raining already.

I tell them that there's no better time to inspect a property than when it's raining or when it is going to rain. Just consider all the outside variables including but not limited to roof, flashing, grading, gutters and drainage. Inspecting the attic for roof leaks when it's raining. Does that make sense to you? You bet!

Areas that can make people nervous include the roof and the roof penetrations of piping and vents. Moisture can seep into basements and crawlspaces are notorious areas where water intrusion and moisture are problems. Ponding water in yards, driveways, walkways and patios can be easily located when it's wet outside!

So, although I am not always thrilled about inspecting and stomping around in very soggy conditions, it really is the absolute best condition for an inspection. So, check out the forecast and schedule that inspection on a rainy day.