Recently, as the weather has gotten colder, I did an inspection on a cold day -- at least it was cold based on our wimpy Pacific Northwest standards. It was 28 degrees F.
At first, I thought that someone had left the garage door to the outside ajar or open. On closer examination, the fit of the door was something less than ideal.
Since it was cold outside, and my little knees were knocking together, it made me think of an appropriate song for the season and the weather.
Since David Lanz , a musician of international acclaim, moved to Bellingham about six years ago, he has been performing wonderful, and intimate, small Christmas or solstice concerts here in his new hometown.
David Lanz was one of the innovators of "new-age" music more than 20 years ago and he has had several best selling albums and numerous Grammy nominations. David had a #1 Billboard Hit, on the new age charts, with the instrumental Cristofori's Dream. This year's show will be Saturday, December 17, at the Amadeus Music Project on Cornwall Avenue. The concert is now sold out but it will be a treat for those of us who have tickets. Last year, by getting a question right, David interacts with the audience from the small stage, I won a copy of David's Christmas CD.
David tours extensively, but around this time of year, he does performances in this area. The week after, David will be performing his annual Winter Solstice Concert in Seattle at Jazz Alley, one of my favorite Seattle music hide-a-ways. The venue attracts top performers of various music styles, mainly jazz and blues.
The Winter Solstice Concert at Jazz Alley will be on stage nightly from December 21 and 22. In the past few years, David has been working on reinterpreting the music of the Beatles. Here is a video he has posted on youtube. This is his pilgrimage to Liverpool, to see the haunts of the Beatles, prior to interpreting their music. The soundtrack is the unmistakable sound of Lanz at the piano.
Check out "This Day In History" -- music and vintage television from the 1950's through the 1980's. I enjoy writing these articles because they take me back to my days in radio broadcasting. Click on Elvis' gold record, below, to revisit those golden hits of yesteryear.
Often, when people are purchasing manufactured homes, they are under the impression that the cost of the home inspection should be cheap. After all, the home is usually selling for less than 1/3 of the cost of a stick-built home. However, if you look at it from the inspector's standpoint, even though these units usually do not have an attic, there is still a lot to look at. And, honestly, often the quality of manufacturing is not up to par and the condition of the crawl space is such that it more than makes up for, in work required, lack of an attic.
At a manufactured home there are many specifics the inspector has to look for. Is there Polybutylene water supply tubing (problematic to say the least); is the electric panel properly wired (often they are not); are there roof or window leaks or problems with siding? Are heavy outside structures, decks and awnings, really free-standing, as they should be. Rodents are a common pest at manufactured homes, at least here in Bellingham and Whatcom County.
The older the manufactured home, the number of problems multiply significantly. Here is a photo of a rusted-out galvanized supply pipe at an old manufactured home.
The bottom line is that, even though a manufactured home costs less, it is impractical for a home inspector to offer a substantial discount. I can tell you, having done many such inspections, that inspecting an 800 sq ft manufactured home may be a bigger hassle, and take longer to write-up, than inspecting a 2500 sq ft stick-built house.
People buying these homes need to realize that they are saving money on the purchase price, not on the cost of obtaining a professional home inspection. Especially so with a manufactured structure, the job requires hard work and knowledge of specialized information, so the inspector needs to be properly compensated for his or her expertise and time. Manufactured homes might be cheap, but the cost of inspecting them probably will not be commensurate with the low price of the home. And do not assume, for one moment, that "quality control" at the factory assures you of much of anything. I have seen some newer manufactured homes with major factory blunders, such as holes in the roof that allow water to run down into the walls.
I hear the remark, even from home inspectors, that this part of a garage, or that part, is not fire-rated or 20 minute fire-rated. Home inspectors are not code inspectors, but this talk is based on code and a misunderstanding of residential code requirements. Let's look at garage/house separation requirements from a book called: Building Code Basics: Residential. It is produced, in part, by the IRC (International Residential Code) which dictates most of the codes that are used in building today, although codes may vary some from one jurisdiction to another. Below (bold) are explanations, from the IRC, that apply to garages. Below that are my comments.
"Dwelling separation from garage -- Unlike separations between dwelling units, the separation between a residence and the garage, attached or detached, is not a fire-resistance rated assembly. Likewise, penetrations through the separation are not required to meet the rated penetration requirements for fire-resistant assemblies. "
Interpreted: Dwellings that are connected to one another, such as condos or zero lot line structures or townhouses, require a fire-resistance rated assembly between the various units. However, the garage at a residence does not have the same requirements.
"Attached and detached garages, within 3 ft of the dwelling, require installation of 1/2" gypsum board on the garage side to provide "limited resistance" to the spread of a fire. When there are habitable rooms above the garage, the code requires the installation of 5/8” type X gypsum board on the garage ceiling. The bearing wall supporting the ceiling framing, in this instance, also requires the application of 1/2" gypsum board on the interior surface." Garage floors must be noncombustible.
Interpreted: The proper terminology, in the case of garages, is "limited resistance to fire" which is way short of being a fire-rated assembly. Simply putting up suitable sheetrock, in appropriate locations, will go a long way toward meeting those "limited resistance to fire" requirements. However, in the photo above, the flammable plywood that is being used as the attic access hatch cover is not acceptable and does not offer even limited resistance to fire. The garage floor, most of the time, consists of a concrete slab. If that is not the case, at any given home, then the floor must be noncombustible.
"Doors between the dwelling and the garage also provide some resistance to fire but they do not require a fire-resistance rating. Any one of the following types of doors satisfies the separation requirements: 1 3/8" thick solid-core wood door; 1 3/8" thick solid-core steel door; 1 3/8” thick honeycomb-core steel door; listed door with a 20 minute fire-resistance rating."
Interpreted: The door must be suitable, but it need not be fire-rated -- note that even a wood door is acceptable if it is thick enough. I think that last option, a door with a 20 minute fire-resistance rating, is where the confusion on this topic comes from. It gives people the idea that the whole garage has to have 20 minute fire-resistance or a fire-rating, which is not the case. The garage/house door, in the photo, is standing wide open. The long established requirement for a self-closing device on the door has not been enforced, or in effect, the last few years -- at least here in Bellingham -- although many door manufacturer's specify that a self-closer is mandatory. It is my understanding that the new code cycle will put a self-closer back on all house/garage doors.
"Openings from the garage into a sleeping room are prohibited."
Interpreted: That one is self-explanatory -- doors or windows from the garage, any openings, cannot lead into bedrooms.
"The IRC requires, minimum, # 26 gauge sheet steel for ducts in the garage as well as ducts penetrating the walls or ceilings that separate the dwelling. Ducts are not permitted to open into the garage. Other penetrations, such as steel or plastic pipe, require only that the space around the penetration be filled with approved materials. such as fire-resistant caulking."
Interpreted: Ducts that pass through the garage must be steel. And ducts cannot open into the garage. You want to keep garage air, and a potential fire, from getting into the ducts. B-vents and pipes and conduit should have fire-resistant caulking applied around any gaps. The garage duct shown above is not an acceptable installation, nor is it okay to have that gap or hole in the sheetrock at the wall that adjoins the dwelling.
This matter of garage/house separation is such a misunderstood topic that I am working on a narrated slide-show, with an assortment of photos, to better explain the limited fire-resistance requirements at garages. I am not downplaying the need to design a garage that it is safe, but the proper terminology, to be accurate, is not "fire-rating" or "fire-rated" -- that is a different beast altogether than what is mandated by building codes.
They follow me everywhere, I cannot get away from them. This last week I had to work with, and around, five house destroying organisms at various residences in Bellingham and Whatcom County. Their stalking me might have been revenge for the widely circulated expose piece that I wrote about the species.
At one home, they followed me into all the bedrooms and hid under the beds. They tried to follow me out onto decks where they were not supposed to be. There is no question about it, house destroying organisms love to hang out with the home inspector. The home inspector has interesting and, sometimes, shiny gadgets.
All was well until I turned on the ceiling fan which panicked one creature. But, once the group got the hang of it, and decided that they liked the home inspector, they were very helpful. Or, should I say, they were trying to be helpful and participatory.
I guess there is something to be said for enthusiasm. But the fact is, it is not all that helpful to sit on the john (even when there are friends in the room), enthusiastic or not, when the inspector really wants to inspect it.
Get off the John you cool cat, this is one inspector who has really got to go (home that is)!
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Steven L. Smith, an experienced Bellingham home inspector -- Washington State Licensed Home Inspector #207. Licensed structural pest inspector. Member Home Inspector Licensing Board.
New: Preview the King of the House Home Inspection Video -- click here.
Experience, attention to detail, knowledge and ethics. Those are the attributes people are looking for in a home inspector. Steven L. Smith, of King of the House Inc, meets those requirements. Steve has worked in the fields of inspection, building, remodeling and real estate investment. Steve is Washington state licensed home inspector #207, HUD/FHA registered inspector #D733, and a state licensed structural pest inspector. He is the lead instructor of home inspection at Bellingham Technical College, a state approved college level fundamentals of home inspection training course. In 2008, Steve was appointed by the Governor to serve on the Washington state home inspector licensing board.
Choosing the right home inspector is an important decision. Steven L. Smith is uniquely qualified to help you. Steve performs a complete inspection of the home, adhering to the Washington state standards of practice. Steve has acquired many years of experience in purchasing, renovating, building and repairing residential and investment properties. When buying investment properties, or advising others in that regard, a home inspector must have a critical eye and be able to identify those properties that are suitable investments while eliminating those that are not. Let Steve, a leading home inspector, put his experience and knowledge to work for you!
If you compare our detailed inspection reports to those provided by our competition, we are confident that you will hire King of the House Home Inspection, Inc.
View a typical King of the House home inspection report:
Steven L. Smith has lived in Whatcom County all of his life and, as a home inspector, he is familiar with the problems and issues that afflict homes in our damp climate. If you hire King of the House to inspect your investment, you will receive the benefit of an honest report based on Steve's professional experience. King of the House provides you with a thorough inspection of the various systems and components that are in-service at the home you are purchasing. And, as always, you will receive a great written report. That is Steve's commitment to you.
Facts about Steven L. Smith:
As a Bellingham home inspector, I do full inspections of homes in Whatcom, Skagit and Island Counties. It is important in our damp environment to hire a home inspector who can legally identify damage from wood destroying organisms including insect pests. Only a home inspector who is also a licensed structural pest inspector may do so. I hold structural pest inspector license #69078. For a number of years, I have taught college level courses on identifying and inspecting for wood destroying organisms.
I am HUD/FHA registered inspector #D733 and I am a member of the International Association of Certified Home Inspectors. I serve as the training coordinator and lead instructor for home inspectors at Bellingham Technical College. If you ask a local home inspector, it is likely that he or she graduated from the training program at BTC. In fact, many inspectors, in both eastern and western Washington, were trained by BTC. Click on the logo below to learn more about the state approved fundamentals of home inspection training course that is offered at Bellingham Technical College.
Professional Certifications and Associations
Letters to King of the House Home Inspection, Inc
We have used many home inspectors since 1968. Without a doubt, Steven Smith, is the most thorough, knowledgeable and experienced of any we have encountered. He took the time to discuss each aspect of the Bellingham home and promptly sent us his extensive report. We highly recommend this company for all of your home inspection needs. Davis and Nona Martin, home buyers, Shoreline, WA
Steven, I do inspections for a living in refineries so when I tell you that I am very impressed with your inspection report, you should know that it means something. Mike, home buyer, Bellingham, WA
Steve, we appreciate the great job you did as a home inspector with our home inspection at Sudden Valley. We were able to rely on your report as a "to do list" as we made improvements to our new home. Clif Brown, home buyer, Sudden Valley, Bellingham, WA
Your home inspection on the Point Roberts home was detailed to the point of being exhaustive. Thank you very much! Your efforts are appreciated as we work to make an informed decision. John, home buyer, Point Roberts, WA
Steve, Thank you so much for your continued support of Kulshan Community Land Trust and our homebuyer education program. Your expertise is an asset and many homebuyers benefit from your generosity. Wood-boring beetles, watch out! Christina Olson, HomeOwnership Coordinator, Kulshan Community Land Trust, Whatcom county and Bellingham, WA
We first found King of the House Online. We appreciated your website and your attitude as a home inspector. Now we have your great inspection report to work from, as we get ready to put our Whatcom County house, in Everson, on the market. We will contact you when we are ready to buy another house. Thanks. Amy, home seller, Everson, WA
Having been taught by "one of the best", Steve, I can hardly miss. My own inspection business is doing well and much of that is directly due to Steve's knowledge of home inspection and his abilities to share that knowledge....both with his students and, most importantly, with his own clients. I cannot give a higher recommendation to anyone, as a home inspector and as a person. Randie Carlie, owner, Simcoe Inspection Services, Goldendale, WA
We love the new house at Glenhaven and really appreciate the quality of your inspection. As a home inspector, you helped us determine what needed to be done so there were no surprises. Mike, home buyer, Sedro Woolley, WA
I have referred Steven Smith to several clients and colleagues over the past years. His inspections are thorough and the written reports are concise and professional. Because of the positive feedback I have received, I highly recommend the services of King of the House, Inc from Bellingham WA. Curt Cummings, State Licensed Appraiser, Camano Island, WA
We purchased a home in Bellingham and you did an inspection for us on the property. My husband and I were very impressed with your professionalism and thoroughness. When I contacted you with questions you explained them to me so I could understand the situation completely. We were so pleased with the job you did. If the opportunity arises we will use your service again as you have given us every reason to trust that you will do a great job. Thank you again! Roberta & Bruce Hoffman, home buyers, Bellingham, WA
Steve, Thank you so much for this exhaustive report. It confirmed some suspicions and pointed out some unknown issues. Are you able to provide us with the names of some qualified contractors? Nick, home seller, Bellingham, WA
I recommend King of the House because I value Mr. Smith's honesty, professionalism and commitment. When necessary, as a home inspector, he goes beyond the call and researches issues that might require further clarification or investigation. His detailed reports and advice enable my clients in Whatcom county and Skagit county to make informed decisions and that reduces the anxiety that goes with purchasing a home. Lynda Spaulding, Realtor, Keller Williams, Bellingham, WA
Your report on the Whatcom county home, in Bellingham Washington, is very detailed and easy to understand. I may call you with some more questions about improvements we can make. You have really gone out of your way to help us. Thank you again for being so detailed, prompt, professional and knowledgeable as a home inspector. K and Laura, home buyers, Bellingham, WA
The thorough home inspection and excellent written report you did for me, when I bought the Skagit county home, was very helpful. I like the house very much and it is conveniently located being near both Mount Vernon and Burlington. Mike C, home buyer, Mount Vernon, Burlington, WA
Thank you for providing such a complete and detailed home inspection report on the investment property we were looking at in Island county, Anacortes. Your comments and recommendations, as a professional home inspector, were valuable to us as we considered the pros and cons of buying this home in Anacortes. Barb and Brad Clure, home buyers, Anacortes, WA
Thank you for the very thorough inspection at Point Roberts in Whatcom county. We appreciate receiving such a complete report. My wife sold real estate for several years and she said this was the BEST home inspection and the best report from a home inspector that she has ever seen. Ron, home buyer, Point Roberts, WA
Boy, what a detailed inspection and inspection report you did on the home I was buying in Skagit county, in Mount Vernon WA. We ended up buying the home but the things you pointed out really helped us in the final negotiations. Thanks again. Robert P, home buyer, Mount Vernon, WA
I, Eric Badgley from Seattle Real Estate, have been referring clients to Steven Smith of King of The House Inc. for more than three years. Steven provides speedy, friendly and professional service. His inspections are detailed and provide my clients with piece of mind that the home they are purchasing is the right fit for them. I highly recommend Steven Smith for anyone in need of a home inspector; he will take care of all your inspection needs. Eric Badgley of RE/MAX Whatcom County Inc, Bellingham Real Estate
Hi Steve. What a great report you did for me at the house in Blaine! This is the most comprehensive report I've ever seen for a home sale - excellent service & I really appreciate the recommendations for repair people. Thanks again. Elizabeth S, home buyer, Blaine, WA
Greetings Steven. Thank you for agreeing to do our home inspection at the home in Anacortes, WA. We were really pleased to have such a qualified home inspector recommended to us by our realtor. We had a lot of apprehension purchasing a home all the way across the country and you made the prospect not so scary. Rae G, home buyer, Anacortes, WA
Brandi and I, the principals at Property Watch in Blaine WA, appreciate your professionalism. That was brought home to us when we worked with another home inspector who was hired by one of Brandi's clients. It was a nightmare! Brandi knew more about the inspection process, and what to look for at the house, than the "inspector" did! Thanks again Steve. We will keep sending you the referrals. Rose Abbaspour, CFO, Property Watch, Inc., Real Estate Management Solutions, Blaine, WA
Steve, I was sooooo impressed with your report. You did a great job. I also sent my realtor friend, at Century 21 Bay Properties, a copy of your report. I was praising you as the best home inspector in the business. So, my friend, thank you once again for the excellent inspection report. I will sing your praises for the rest of my life and I hope I will have a long ways to go. Peter, owner of multiple condos, Lynden, WA
Steve, What a fabulously written, easy to comprehend report. Not only do I feel as though I'm purchasing this Sudden Valley house with knowledge but I also am thrilled to have a to do list mapped out. There were also some maintenance issues I had neglected on my old house that I didn't even know I was supposed to do. The house tips you passed along will be very helpful. Nicol, home buyer, Sudden Valley, WA
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Steven L. Smith
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