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Why you should not skip a Home Inspection!
Your home will be one of the most expensive financial decisions you make in your lifetime. You worked hard, saved, and did without to buy your new home. But you skipped your home inspection thinking it would get your offer ahead of the line or to save a few dollars.
You feel good and proudly moved in, but only to find a major defect exists that cost hundreds, if not thousands of dollars to repair. This story is too familiar and regrettable.
This photo is an example of just that situation, where the new homeowner had skipped the home inspection. They contacted me shortly after they moved in because they noticed a foul odor in the home.
Upon inspection, it was discovered there was a prolonged water leak in the crawlspace that caused major structural damage and mold growth. This is just one example that could have been avoided.
Contact Innovative Home Inspection for complementary phone consultation or to schedule your home inspection (Home Inspection, Mold and Asbestos Testing, VA Pest Inspections).
Reduced discharge tube - home owners fix gone wrong!
During my home inspection, I observed water flowing from the sump pump exterior discharge pipe freeze relief elbow. This is not normal and an indication there is an obstruction in the drainpipe.
In this case, the homeowner had good intention to repair the discharge pipe with a flexible tube. Problem is the tube diameter was smaller than the original pipe resulting in an increased in line pressure causing the water to backflow and drain through the freeze relief elbow when the sump pump turns. The overflow spilled against the foundation and overtime can seep into the basement.
As part of your yearly home's preventive maintenance checks, it is recommended to include checking the exterior sump pump discharge tube for indication of water overflowing, leaks, damaged discharge pipe, or ice buildup during the winter months. If damage is detected, prompt repairs should be done to prevent damage to the sump pump and/or water overflow against the foundation or seeping into the basement.
Call Innovative Home Inspection for a no cost consultation (Home Inspection, Mold and Asbestos Testing, VA Pest Inspections).
Most overlooked location during a Home Inspection
These photos show a damaged door wall sill which allowed prolonged water entry into the home causing significant structural water damage to the sub-floor and rim joist directly below (viewed from basement). The cause of the water damage in this photo is obvious but can exist below any exterior entry door with no noticeable visual clues.
Water damage like this often goes unnoticed during a home inspection because the sub-floor and rim joist areas below the exterior doorways are concealed by insulation that is rarely pulled back and not inspected for water damage.
Even though these areas are commonly covered by insulation and a limitation to the inspection, it’s prudent the insulation below the entry doors are pulled back and the structures probed for moisture and checked for damage.
As part of your yearly home's preventive maintenance checks, it is recommended to include checking these areas for elevated moisture or water leaks. If moisture is detected, prompt repairs should be done to prevent costly repairs.
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Call Innovative Home Inspection for a no cost consultation (Home Inspection, Mold and Asbestos Testing, VA Pest Inspections).
Risk of Carbon Monoxide (CO) poisoning
Is your family at risk of Carbon Monoxide (CO) poisoning - unsafe open-air return vent location?
Homes built pre-1990 were not required to have a max clearance of 10 feet between the furnace cabinet and any open-air vents within the air return ducts. In the photo, the open-air return vent was within 10 feet of the furnace cabinet which is not uncommon in older homes.
The return air vent location is a safety hazard, Carbon Monoxide (CO) can be pulled through the air return vent and distributed throughout the living space if the furnace heat exchanger should fail during the heating mode.
If this is your situation, to prevent risk of CO poisoning as mentioned, the open-air return vent louvers need to be sealed/taped off until the vent is removed and opening in the return air duct is permanently sealed.
Call 734-664-5853 for no cost consultation.
Toilet Tank Leak: Costly Repair
The photo taken during my recent inspection shows a leaky toilet tank caused by deteriorated bolt rubber washers. Replacing deteriorated tank washer is a commonly overlooked maintenance item that cost me thousands of dollars in repair.
In my case, the toilet tank leaked in my upstairs common bathroom. Since I don’t have any kids in the home anymore, the upstairs common bathroom is rarely used and I was unaware of the leak. When I discovered the leak, it was too late. My Kitchen drywall ceiling was damaged and need to be replaced. The repairs were messy, took several days, and cost a couple thousand dollars.
Deteriorated tank washers are not a major defect unless water damage has occurred, but it’s a maintenance item that I check during the home inspection and highlight the importance to my clients through my story to replace them if deteriorated.
I recommend checking the tank bolt washers at least once a year as part of your home maintenance and replace them if they are deteriorated to avoid the head aches and hassle of costly repairs that I experienced.
Call 734-664-5853 for no cost consultation.
Renters Mold Dispute
Are you a tenant of an apartment or rental home and suspect indoor mold growth. Does your landlord ignore your concerns?
Contact Innovative Home Inspection for a no cost phone mold consultation.
If you need help, for a fee, I can provide a comprehensive mold inspection and written report with photos. Mold testing services are also available.
In almost all cases, the landlord will understand your concerns, investigate and work to repair the cause of the mold issues. But sometimes it’s your word against theirs and your concerns go unresolved. In Michigan, there are no laws for mold, so it is crucial you identify and document in writing (take lots of photos) the cause of the mold as the first step, such as a roof, foundation, plumbing or window leaks. Remember mold cannot exist without elevated moisture, such as water leaks.
You will be more successful in resolving your complaints and getting the repairs with written documentation focusing on the cause of the mold. Include date you first identified the cause of the mold and a description of the damage. Provide your landlord with the written documentation and request repairs.
If your landlord still is not helping, I recommend downloading Michigan Mold and Dispute guide for steps to help resolve your dispute, visit https://innovativehomeinspection.com/michigan-mold-guides for steps to help resolve your dispute.
Linoleum Flooring Asbestos
Are you planning to buy, rent, or renovate a home built prior to the 1980’s? Asbestos fibers can be found in many of the homes building materials such as with the Linoleum flooring as shown in the photo. In this case Chrysotile (white asbestos) was detected in the linoleum backing material and is the most common form of asbestos found in roofs, insulation, ceilings, walls and floors and more in older homes. A major concern of asbestos-containing building material is when its damaged can release asbestos fibers into the air and cause mesothelioma (cancer of the lung or abdominal cavity linings) or other health concerns. If you suspect asbestos in your home contact Innovative Home Inspection for an asbestos inspection and testing prior to remodeling or renovations. Innovative Home Inspection is Michigan Accredited for Asbestos Inspection and Testing (#A59084). For more information visit Asbestos Testing - Innovative Home Inspection, LLC
Asbestos flooring
The photo is showing multi-layer flooring that is not uncommon in homes built before 1990. Q: Can you tell which layer contains Asbestos? A: all layers. Asbestos is a mineral fiber that was added to a variety of home products like insulation, floor tiles, acoustic ceiling tiles, and more to strengthen them and to provide heat insulation and fire resistance. You can only identify the fibers by asbestos testing with a special type of microscope. The asbestos fibers are so small you can't see them, but the danger is they can easily be inhaled and embed into our lungs without knowing.
Cracked Shingles and Granules Loss
Cracked shingles and sever gradual loss is an indication the roof covering is near end of life and typical of long-term weathering. Lifespan is dependent on several factors such as workmanship and weather conditions. Typical life for a 3-tab asphalt shingle is between 15-18 years and for architectural 20-25 years. But when there is early wear out, such as sever cracking, granules loss, curling, or blistering, it’s an indication of a more serious issue with the roof system that impact more than just the lifespan or the shingle. In many cases, lack of attic ventilation can heat to build-up in the attic that essentially bakes the shingles causing premature aging/deterioration. Poor ventilation can also cause excess moisture leading to mold growth and eventually causing moisture damage and rot to the roof decking and structures.
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Exterior Wall Moisture Cause & Effect
The wall discoloration is not a just a simple stain, it’s a concern that needs to be corrected. The CAUSE of elevated moisture was due to improperly installed siding bottom hold J-Channel from above. The siding installer left a gap between the J-Channel runs which created a localized drain point that saturated the bricks wall area below. The home owner tried to fix the issue by caulking the gap. The EFFECT over time, the caulk failed and prolong drainage from the gap between the J-Channel caused repeated elevated moisture in this area which led to damage of the brick veneer. Failure to correct the issue resulted in several cracked bricks and deteriorated mortar joints. Further delays in repairs will be costly and may lead to a more serious issues such as underlining moistures damage to the structure. If you see discoloration like this on your brick veneer siding its time for service.
Call 734-664-5853 for no cost consultation.
Appliance Inspection
Can you find what's wrong? ANSWER Its not a major defect or safety issue but many times it’s the small things that are discovered and add up during a Home Inspection such as the waste disposer missing its appliance power cord. Contact me to learn more about the benefits of a Certified Home Inspection.
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Chimney Inspection
Exterior inspection includes evaluating the exterior chimney and its components. In this photo the exposed portion of the clay chimney flue liner and masonry crown was deteriorated and needs to be replace to maintain a weather tight chimney. Cracks in the flue liner and open gaps in the deteriorated crown allows water seepage into the interior chimney and flue liner which will cause further damage from freeze thaw cycle if not repaired.
Call 734-664-5853 for no cost consultation.
Do you trust this Deck?
Orange flames, time to call service!
Hi neighbors, with the heating season upon us. If you haven't had a maintenance service to clean and tune up your furnace in a couple years, now is the time to take advantage of the seasonal specials being offered by many of our community Heating and Cooling companies. Service will ensure your furnace is operating safely and efficiently. It's also a good time to test your smoke and CO detectors and replace those batteries before you get too busy with the Holiday season. Contact Innovative Home Inspection for a no cost consultation or to learn more about Inspection Services we provide.
Call 734-664-5853 for no cost consultation.
Surprise flooded basement!
Home owner was surprise at yesterdays 11 Month New Home Warranty Inspection in Cherry Hill Village. They were shocked to find out their basement was flooded since they were in the basement a few days ago and it was dry. The cause was a faulty sump pump but the real discovery was there was no floor drain installed in the flooded section and the drain in another section of the basement was capped. Capped or missing floor drains are a major defect. Contact me to find out more about the benefits of a new home warranty inspection.
Call 734-664-5853 for no cost consultation.
Asbestos Vermiculite Insulation
Vermiculite was used as loose fill attic insulation until the mid-80’s. It can be as small as rice like grains and large as inch long particles that are often shiny gray-brown to silver-gold color. The danger of vermiculite is it can be contaminated with asbestos mineral fibers that can become friable (airborne) and easily inhaled if disturbed. Not all vermiculite contains asbestos fibers, it can only be positively identified for asbestos with a special type of microscope. For your safety EPA advises testing all vermiculite insulation. Contact me for testing if you suspect vermiculite insulation. Lean more to download a free copy of EPA's Asbestos Guide.
Call 734-664-5853 for no cost consultation.
Obstructed Gas Shut-off valve a safety defect
I recently inspected a home with new flooring installed that obstructs the shut-off valve handle from freely rotating to shut off the gas supply. There needs to be adequate clearance between the valve handle and flooring to enable unobstructed rotation of the handle to turn the gas off. This is a safety hazard in the event the gas needs to be shut off due to a gas leak or when servicing the gas appliance.