James Quarello - ASHI Certified CT Home Inspector

Flashing on a home is an important component in water proofing the structure. The most common and visible flashings are usually found on the roof. Chimney flashings are frequently the most problematic since the chimney surface is difficult to adhere the flashing to in a weather tight fashion. Add in the angle of the roof and it's a formula for water infiltration.

Because this area is challenging to flash it obviously takes a certain amount of skill to accomplish the job correctly. Unfortunately skill and know how seemed to be in very short supply on this particular project.

The first photo shows a close up of a very badly flashed chimney I found on a recent inspection. You can see this job was not even remotely well done. This would be a great example of how not to flash a chimney.

You may notice first that the front of the chimney has no flashing at all. They must have thought the old patching material would deflect the water away from the hole. Next you see there is step flashing up the side, but it is not covered by a second counter flashing. Water will just run right under and by the step flashing into the attic. You may also notice how someone had tried to fasten the flashing to the brick with nails or screws, a sure sign of a skilled craftsman.

The second photo shows the chimney from the attic. Water stains are evident on and all around the chimney which is no surprise from what was seen outside on the roof.

The last photo is a fairly good example of a well flashed chimney. However someone decided to put fasteners through the flashing and it looks as though the holes weren't sealed.

This home actually had two more chimneys with similarly done flashings. The chimneys themselves were in extremely poor condition as well, but that's another blog.

So remember if your flashing, it better be on your roof with some metal around your chimney, not with a trench coat. Better yet hire a professional, roofs are treacherous.

James Quarello
JRV Home Inspection Services, LLC

As we all know there are words that are spelled differently, but are pronounced the same. Or a word can be accented differently, but retains the same meaning. Then there are terms or phrases that can be inter-changed, but actually do not carrying the same meaning. One of these terms I am familiar with is "Energy Audit".

The term energy audit refers to an assessment by an independent qualified professional of a home or building with a focus on the energy components and systems in that structure. The problem as I have found is what defines an energy audit. Is an energy audit an infrared scan or a blower door test? Is it informing a homeowner their furnace is old and inefficient?

Yes it is those things, but it should also be a great deal broader in scope.

An energy audit should not be about repairs initially, all though some audits I have found are mostly focused on repairs. It should be about finding opportunities for energy efficient improvements through out the entire home. Then formulating that information into a comprehensive and sensible plan for the homeowner to follow. The plan should include potential energy savings, cost estimates and pay back times for each improvement identified.

This should be the heart of the energy audit.

Another part of an energy audit is the use of specialized tools by the auditor. Most notably the infrared camera and the blower door fan. These tools can bring another layer of information to the auditor and ultimately the customer, but are not the center of the information presented to a client.

Infrared cameras are cool tools with a high wow factor, but the information derived from them provides clues to the operator-auditor to aid in writing the energy audit report. This information can not stand alone and be essentially useful to the homeowner with regard to a total energy improvement plan. The infrared images are an enhancement to the information presented in a comprehensive report and should not be confused as an energy audit.

The blower door fans value during an energy audit is at best marginal. With a documented accuracy of +/- 50% the leakiness of the home is better determined through infrared scanning under actual conditions. This tool, I believe, is best suited for when the home is air sealed. It can help quantify the jobs effectiveness and help the air sealing technicians' locate and close off leaks.

So the term "energy audit" can refer to many different types of assessments. But for an assessment to be truly a comprehensive energy audit it should provide;

1. An improvement plan based on energy saving cost estimates
2. Expected pay off times for each improvement based on energy savings realized
3. Detailed information with regard to deficient areas or components

It can also include infrared images and blower door readings.

This is the type of information that can give a homeowner specific direction on where to start improving their home to begin saving money. Cool tools and amazing pictures are mesmerizing, but do not in reality provide ample information. Be certain that if you are seeking an energy efficiency professional, they are providing hard information, not pretty pictures.

James Quarello
JRV Home Inspection Services, LLC

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Joe the Plumber made famous during the recent Presidential election was as near as we can tell was a real honest goodness licensed plumber. But what happens when Joes wanna be plumber cousin, Rufus, decides to get into business for himself. After all he's helped Joe on a few jobs and he knows the ropes or should I say pipes.

I believe Rufus was the plumber who worked on this two family home I inspected the other day.

The first photo is of a vent pipe rusted off the main vent stack. The pipe was made of black iron which is usually used for gas. This piping was laid through out the attic to vent the two kitchen sink drains. Just below this main vertical pipe Rufus had replaced the old cast iron with plastic PVC pipe. Why not finish the job with plastic, it's better, easier and cheaper. This pipe wouldn't be broken if he had thus creating a health hazard.

The second photo is below the first. You can see the plastic vent pipe on the left. By the way this is the attic. As a rule there is no heat in an attic. So why would you run water supply pipes through the attic? Don't know, but I bet someone is going to have a shower in their kitchen below soon.

The third photo is of the water meter and main water supply pipe for this home. It's the small white plastic pipe running up the center of the picture. Problem is it's too small. Looks like half inch pipe where there should be at least three quarter inch. Must've been all that was on the truck that day.

As you can see some things are better done by a licensed professional instead of some Rufus off the street.

James Quarello
JRV Home Inspection Services, LLC

Home inspection requires certain skills and knowledge exclusive to the profession. Yet a large amount of this background crosses over with other home and building related occupations. Because of this cross over it is often assumed that an engineer for example will be an exemplary home inspector. The operative word here is assumed.

No one former occupation can qualify any individual as a walk on home inspector. The profession brings together knowledge from the many specialized areas of home construction. So the engineer, who could be a chemical engineer, will not have much cross over skills relative to home inspection. However a structural engineer would have more in common with home inspection so it depends on the engineering discipline.

But what about a home builder, home improvement contractor or electrician for instance? Would any one of these individuals be a shoe in because of their past experience? Or what about an accountant or a manufacturing manager? Would they, should they be disqualified because of their backgrounds?

No one individual is infinitely qualified or unqualified to be a home inspector. Relative background will almost certainly make the learning curve less steep, but training is needed by anyone who desires to ply the profession.

But is the home inspector who has 25 years as a builder better qualified than the inspector who was an accountant? I say it depends completely on the individual, not so much the background.

In fact builders or contractors can make some of worst home inspectors. These guys are what give home inspectors job security. But before I stir up an angry mob, let me say there are also many who excel at their trade. The point being a bad contractor will almost assuredly be a poor home inspector.

The dichotomy of backgrounds I find in this profession is remarkable. And just as fascinating is the high level of home inspection expertise that individuals of diverse and unrelated backgrounds embody.

Great examples of diverse experiences are two Active Rain members who are coincidently from the same area, Washington State, Charles Buell and Steven Smith. Charles has been building homes since college. Steven has a journalism and broadcast background. Both of these gentlemen are exceptionally knowledgeable home inspectors.

What this all boils down to is do not discount the accountant turned home inspector. He may be far superior to the guy with 25 years home building experience. The key is, as always, research before you hire.

James Quarello
JRV Home Inspection Services, LLC

I have recently been discussing the use of facts while interpreting and writing inspection information. One of the non desirable actions in composing reports is using blanket recommendations. But sometimes it works for a particular house.

I inspected a small bungalow style home a few days ago where the electrical deficiencies were found quite literally through out the entire house.

As soon as I walked in the front enclosed porch this wiring gem greeted me. Lamp cord used to hard wire a light fixture. I turn around to follow this fine wiring job and bang, I find this beautiful splicing.

I haven't even started the inspection yet! Now I'm getting that feeling this could be a long morning.

I start with the outside and find this next fine piece of work. Also there was a problem with the main electric service entry cables and a few more of these smaller problems.

Get inside and the attics clean for electrical issues. The rooms are anther story. Many loose receptacles, three prong ungrounded outlets and incorrectly installed plugs.

The basement is mostly finished with more of the same with the plugs. Getting to the main electric panel, I think the picture tells the story. This is an old 60 amp fuse panel which can be opened by simply pulling the cover open. None too safe, especially when children are in the house.

So what was my recommendation? To have a licensed electrician evaluate the entire homes electrical system and repair or upgrade as needed.

Sometimes a blanket is what you need.

James Quarello
JRV Home Inspection Services, LLC