Bristow, VA

That's what the voice in the phone call said. It was an elderly lady who has puddles show up on the floor in her breakfast room after rains.

Four years ago she had a bay window put in. Beautiful job. It overlooks the golf course and was a very nice addition. But it began leaking recently. She knew she had a problem, but didn't know what it was.

She called many contractors. She paid them to come out. Nobody could find the problem, or the source of the leak. The leaking is too new to manifest staining, surprisingly. There is no damage anywhere. They told her that it must be coming from when she waters the plants, or from an open window, or leaving the door open, etc. They were not too helpful!

She knew she had not done those things - after all, we all open windows and doors during rain storms, right? What to do?

A friend suggested that she Google thermal imaging inspectors in the area. She found me. She called me. Good for her! I asked her if the other contractors had used thermal cameras. "No, they never mentioned one."

I asked, "If they are roof, siding and leak contractors, why wouldn't they have one?" "That's why I called you!"

I was her lucky day.

It took me about 1 minute to discover where the water was getting in. Literally.

Thermal imaging cameras measure temperature differences. They do not see "inside" walls. They do not "see" leaks. They do not "see" anything. Well, except hot flashes.

But with one you can "see" a lot! It is a bit of an art, and a bit of a science. But I could "see" right where water was getting in. I bet you can too.

The purple indicates cooler spots. The darker the spot, the cooler the area. You might be able to see the darker spots. Moisture!

From there it was easy to see how the gutter and flashing installation outside created these problems.

I also could tell that there was very poor insulation around the two sky lights and in the ceiling generally. "So, that's why this room is cold?!"

Yepper!

I charged her one half my normal fee, emailed her the report and referred her to a good roofing guy I know.

And I rode off into the sunset...

My recommendation: When you call contractors to determine where a leak might be occurring, get ahold of your favorite, certified (NOT certifried) thermal image inspector. That will save you time and money. And that would be a big help. It might be your lucky day too!

When I say improve curb appeal I do not mean

• Altering featutres of the home or
• Adding and deleting plants, trees, high tension lines or anything else that would be deceptive.

However, I take photos on cloudy or rainy days - my schedule does not give me the luxury to only take photos of homes on sunny days with a beautiful blue sky filled with clouds. The photo below is a prime example - the row of town homes appears as bleak as the day the photo was taken. They certainly will not enhance the appearance of an MLS entry or a blog about the subdivision

Take a look at the photo below. I did not make any enhancements to the photo above except to add blue sky and clouds that we have on file Everything other than the sky is exactly the same as it was in the photo above. I didn't even edit out the newspaper on the right hand side of the photo

Is it unethical? Absolutely not

• Mother Nature would have come by in a day or two to add the blue sky and clouds.
  
• I just made it look as though she had already been there before I took the photo.
• There is no place in the US that only has gray skies

I believe more people would be attracted to the lower photo as opposed to the original photo above. The simple addition of blue sky even had a positive effect on the other colors in the photo.

We have the option to submit our own photos to our MLS. Some of them look like the one above. I prefer to take my own photos and have "blue skies smiling at me".

The good news is that it took less than 10 minutes with four simple steps to make the change.

Although there any number of photo editing software programs available we find Adobe Photoshop Ekemernts 7 the most user friendly for us. The four steps we use can be found in "The Photoshop Elements 7 Book" by Scott Kelby and Matt Kloskowski. All of the photo editing ideas in the book are far simpler than the instructions that accompany the sotware.

Step One:

Open a photo that needs the addition of a blue sky.

Step Two:

Type W to

• select the Magic Wand Tool
• Click in the area that needs blue sky and release - the tool will do the rest selecting the entire gray area.
• Do nothing further with the photo

Step Three:

• Open a stored blue sky photo
• Under Select choose All
• Under Edit choose Copy
• Close out of the blue sky photo

Step4:

• Since you closed out the blue sky photo the original photo will reappear
• On the Layer palette choose New
• Go to Edit and choose Paste into Selection
• Press Ctrl-D to Deselect

Voila!!!! Just go to File and Save As

I am not a termite inspector. There may be some, but personally I don't know any home inspectors in Virginia who are. The home inspection and termite inspections are usually done at different times in Virginia, by two different companies.

If I see evidence of termites I mention it in the report. But if I was to see a 300 pound termite, and said so, it would be poo-pooed as "well, he is just the home inspector."

Outside a house recently I noticed this on the front porch, directly under a window. It is rotting wood siding and sawdust coming from under and through that siding. This can be a termite indicator.

We had not been indoors yet. I said we would check the floor of the room just inside this photo.

There were other things outdoors that would encourage termites to this house - gutters that didn't discharge properly, improper flashing admitting water down walls, rotting this and that.

This house was a termite invitation card.

When we got inside we were surprised to see this in the living room:

That is the window under which we saw the above sawdust.

That is too cute for words.

You should know, when home inspectors see furniture in spots it is not typically found, they wonder.

I wondered about this one.

I said, "Uh, oh, are we trying to hide something?"

The Realtor giggled.

I asked, "What's so funny?"

"Well, the seller has put into the contract that they will only be responsible for $200 of any termite damage found."

Well, that's interesting...

So I moved the mattress. And heah 'tis:

This was hidden under the mattress.

And it's not money.

In front of the client and Realtor, I very gingerly stepped on the flooring. I could have gone through to the cellar! All along that wall!

You can even see a previous repair to the left. This is both a previous and ongoing problem!

And it was "hidden" under a mattress.

Going into the cellar we saw the what was below, with substantial damage to floor joists, the sill plate over the foundation wall, and the underside of the flooring in general.

This is quite a problem!

Looking further, into the dining room to the right of these photos, there were extensive repairs to the flooring, under pinning, support joists and sill plate, and extra columns. Extensive repairs! And years ago.

THAT is why they would only take responsibility for $200 of any termite issue found. That would not even pay for an engineer to come by and smell the house from the outside!

My recommendation: when you see furniture out of place, or things where they usually are not, send your antenna up and question it! And don't think people won't try to hide things! I see that all the time...

If you ever go into the attic space of an old farm house,

get to the top of the creaky stair case,

and look around to decide where to go,

but see a spot in front of you,

between the floor joists,

that appears to have been stepped into before,

and you feel glad that it wasn't you,

but wonder what that dimple,

with the light coming through,

might look like from the other side,

well,

this is what it might look like!

My recommendation: when you go into the attic space and need to walk around, walk only on the rafter joists!

There are ways to do things that are less noticeable.

For example, Monticello has air conditioning. It was not put in by Mr. Jefferson, obviously, but some time later. It is composed of very small duct work, and small holes, about 3" in diameter, in the corners of ceilings which are hardly there. It is a very good job!

Then, there are the other kinds of installations which leave much to be desired.

The other day I did an inspection on a 100 year old farmhouse. In its day, it was a lovely place. Years of deferred maintenance have created many problems.

Over the years they have made improvements.

One such improvement was air conditioning. A good idea and a necessary one. With a metal roof, and poor attic insulation, it gets real hot in there!

To the right is the corner of the master bedroom.

A new AC unit was put in the attic and duct work run throughout the house.

It is not exactly invisible.

Nor is this one. This is in the corner of the closet in that same bedroom. Not the prettiest installation. The other problem is that it takes up about 1/3 of the closet.

Closets in 100 year old houses are not that large to begin with!

Taking up a third of it with invisible duct work might not be the best way to handle the improvement.

The second bedroom has just as fun, and aesthetically pleasing, an installation. Hidden unobtrusively, you can hardly tell it is there!

The floor was attractively cut out, as well as the ceiling, and it is deftly held in place by well-placed braces.

OK, this has all been tongue in cheek, but it might be part of the reason that this house has been on the market for over a year.

When improvements are made, they really should not be slip shod, spur of the moment or done unprofessionally. Everything that goes into a house makes up its appeal when it goes on the market one day.

My recommendation: think things through before improvements are made to your house. And be sure your improvement is done in such a way that another would want to buy it!