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CREIA Announces a Membership Drive Contest The CREIA Membership Drive has begun. With a start date of Sept 1st, we are aiming to have 100 additional members by June 1, 2010. Tthere are plenty of prizes for the chapter (and members) that show the largest percentage increase by June 1, 2010. Since membership can fluctuate, it is important that the chapter maintain its current members while increasing efforts to reach out to non-member inspectors. Every chapter has the possibility to win. On Sept 1st, CREIA welcomed two new members – one to the San Diego chapter and one to the Palm Springs chapter – so the game is on and (on a percentage increase basis) that puts Palm Springs Chapter in the early lead. Click here (sorry members only) to see the current chapter by chapter standing as of the Sept 1st launch date, the contest rules and most importantly, the prizes. Help us meet our goal of 100 new members in the coming year! Al Virtue, CREIA Membership Chair
A Special Inspector Classified Ad Hello, my name is Amy Norris. My husband, Rich Norris, was an inspector in San Diego for 16 years. He passed away in April 2003. I have a lot of books that he enjoyed collecting and I would like to sell them. Do you know anyone who might be interested in purchasing them. I have attached a list of books. I am moving and need to get rid of them very quickly. I appreciate any help that you might give me. Click here to see the extensive list of books and how to contact Amy Norris.
This Issue ... Technical Article - Inspecting Existing Dwelling Electrical Systems Using NFPA 73 Off the Net - Water Heaters and the Controversy They Create...
SMOKE ALARM RECALL WASHINGTON, D.C. - The U.S. Consumer Product Safety Commission, in cooperation with the firm named below, today announced a voluntary recall of the following consumer product. Consumers should stop using recalled products immediately unless otherwise instructed. Name of Product: Kidde Model PI2000 Dual Sensor Smoke Alarms Remedy: Consumers should contact Kidde immediately to receive a free replacement smoke alarm. Consumer Contact: For additional information, contact Kidde toll-free at (877) 524-2086 between 8 a.m. and 5 p.m. ET Monday through Friday, or visit the firm’s Web site at www.kidde.com. Page 1 |
Congratulations! New Candidates James Murphy New CCIs Denis Hobson New MCI Colleen Brand
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September 2009 | Archives
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CREIA Announces a Membership Drive Contest The CREIA Membership Drive has begun. With a start date of Sept 1st, we are aiming to have 100 additional members by June 1, 2010. Tthere are plenty of prizes for the chapter (and members) that show the largest percentage increase by June 1, 2010. Since membership can fluctuate, it is important that the chapter maintain its current members while increasing efforts to reach out to non-member inspectors. Every chapter has the possibility to win. On Sept 1st, CREIA welcomed two new members – one to the San Diego chapter and one to the Palm Springs chapter – so the game is on and (on a percentage increase basis) that puts Palm Springs Chapter in the early lead. Click here (sorry members only) to see the current chapter by chapter standing as of the Sept 1st launch date, the contest rules and most importantly, the prizes. Help us meet our goal of 100 new members in the coming year! Al Virtue, CREIA Membership Chair
A Special Inspector Classified Ad Hello, my name is Amy Norris. My husband, Rich Norris, was an inspector in San Diego for 16 years. He passed away in April 2003. I have a lot of books that he enjoyed collecting and I would like to sell them. Do you know anyone who might be interested in purchasing them. I have attached a list of books. I am moving and need to get rid of them very quickly. I appreciate any help that you might give me. Click here to see the extensive list of books and how to contact Amy Norris.
This Issue ... Technical Article - Inspecting Existing Dwelling Electrical Systems Using NFPA 73 Off the Net - Water Heaters and the Controversy They Create...
SMOKE ALARM RECALL WASHINGTON, D.C. - The U.S. Consumer Product Safety Commission, in cooperation with the firm named below, today announced a voluntary recall of the following consumer product. Consumers should stop using recalled products immediately unless otherwise instructed. Name of Product: Kidde Model PI2000 Dual Sensor Smoke Alarms Remedy: Consumers should contact Kidde immediately to receive a free replacement smoke alarm. Consumer Contact: For additional information, contact Kidde toll-free at (877) 524-2086 between 8 a.m. and 5 p.m. ET Monday through Friday, or visit the firm’s Web site at www.kidde.com. Page 1 |
Congratulations! New Candidates James Murphy New CCIs Denis Hobson New MCI Colleen Brand
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September 2009 | Archives
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Periodically I receive phone calls from members who want inquire about the “ethics” of a situation or are planning to expand or make changes to their business. They want to make sure they are operating within the ethical standards set by CREIA. I have respect for those who which to maintain a high ethical standard and want to make sure they are in full compliance with the CREIA Code of Ethics. Most everyone, at some time needs some clarification or advice before they “tweak” their business plan. I recall calling Neal Muckler a time or two when he was at the ethics helm. I just wanted to make sure I was on the right track and wanted his input. One question has come up a few times in the last month or so. It relates to the section in the Code of Ethics which states that inspectors shall not, “Inspect for a fee any property in which the inspector, or the inspector’s company, has any financial interest or any interest in the transfer of the property.” Let me construct a typical situation. The inspection business has been tight for the last few years and there is need for additional income. The inspectors spouse obtains or reactivates their Realtor® license. Is it ethical to inspect a property for the client of my spouse? Let me ask a key question, “Do you have any financial interest or any interest in the transfer of the property?” If the sale of the house is completed your spouse would receive a commission. You then would have a financial interest in the transfer of the property. It therefore would be improper and a violation of the Code of Ethics to inspect the property for the client of your spouse. You may be totally objective in your inspection, but the question of financial interest remains. Let’s change the scenario slightly. Let’s say your spouse is the broker in a real estate office. Is it ethical for you to inspect a property for the buyer or seller of an agent in the office? The same question applies, “Do you have any financial interest or any interest in the transfer of the property?” If the sale is completed, the agent receives a commission. However, as the broker of the office, your spouse also receives income in the form of a “commission split” from the sale of the property. You now have a financial interest in the close of the property. It too would be improper and a violation of the Code of Ethics for you to inspect any property for which your spouse receives income. I am reminded of a phrase in a speech made by President Kennedy when speaking of the space program and the goal of landing on the moon. He said, “We choose to go to the moon. We choose to go to the moon in this decade and do the other things, not because they are easy, but because they are hard, because that goal will service to organize and measure the best of our energies and skills, because that challenge is one that we are willing to accept, one we are unwilling to postpone, and one which we intend to win….” We abide by a Code of Ethics not because it is easy, because that is what is required to maintain the highest ethical standard. We are often frustrated by inspectors and inspector associations which are not willing to take the high road, and who are willing to take “ethical shortcuts”. Adhering to our high ethical standards measures our level of integrity. I trust for us it is a challenge we are “willing to accept”. Submitted byDavid Pace, CREIA MCI, Ethics Chair
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Congratulations! New Candidates James Murphy New CCIs Denis Hobson New MCI Colleen Brand
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September 2009 | Archives
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Periodically I receive phone calls from members who want inquire about the “ethics” of a situation or are planning to expand or make changes to their business. They want to make sure they are operating within the ethical standards set by CREIA. I have respect for those who which to maintain a high ethical standard and want to make sure they are in full compliance with the CREIA Code of Ethics. Most everyone, at some time needs some clarification or advice before they “tweak” their business plan. I recall calling Neal Muckler a time or two when he was at the ethics helm. I just wanted to make sure I was on the right track and wanted his input. One question has come up a few times in the last month or so. It relates to the section in the Code of Ethics which states that inspectors shall not, “Inspect for a fee any property in which the inspector, or the inspector’s company, has any financial interest or any interest in the transfer of the property.” Let me construct a typical situation. The inspection business has been tight for the last few years and there is need for additional income. The inspectors spouse obtains or reactivates their Realtor® license. Is it ethical to inspect a property for the client of my spouse? Let me ask a key question, “Do you have any financial interest or any interest in the transfer of the property?” If the sale of the house is completed your spouse would receive a commission. You then would have a financial interest in the transfer of the property. It therefore would be improper and a violation of the Code of Ethics to inspect the property for the client of your spouse. You may be totally objective in your inspection, but the question of financial interest remains. Let’s change the scenario slightly. Let’s say your spouse is the broker in a real estate office. Is it ethical for you to inspect a property for the buyer or seller of an agent in the office? The same question applies, “Do you have any financial interest or any interest in the transfer of the property?” If the sale is completed, the agent receives a commission. However, as the broker of the office, your spouse also receives income in the form of a “commission split” from the sale of the property. You now have a financial interest in the close of the property. It too would be improper and a violation of the Code of Ethics for you to inspect any property for which your spouse receives income. I am reminded of a phrase in a speech made by President Kennedy when speaking of the space program and the goal of landing on the moon. He said, “We choose to go to the moon. We choose to go to the moon in this decade and do the other things, not because they are easy, but because they are hard, because that goal will service to organize and measure the best of our energies and skills, because that challenge is one that we are willing to accept, one we are unwilling to postpone, and one which we intend to win….” We abide by a Code of Ethics not because it is easy, because that is what is required to maintain the highest ethical standard. We are often frustrated by inspectors and inspector associations which are not willing to take the high road, and who are willing to take “ethical shortcuts”. Adhering to our high ethical standards measures our level of integrity. I trust for us it is a challenge we are “willing to accept”. Submitted byDavid Pace, CREIA MCI, Ethics Chair
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Congratulations! New Candidates James Murphy New CCIs Denis Hobson New MCI Colleen Brand
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September 2009 | Archives
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Technical Article Many inspectors were contractors in some prior life. The progression from contractor to inspecting is fairly common. However, most of us with contracting backgrounds seem to have come from the “nail-pounding” side of the business. Because of this, it takes a while for many of us to become comfortable inspecting the electrical system in a dwelling. Luckily, there are some great books on this topic. My favorite is “Electrical Inspection of Existing Dwellings” by Douglas Hansen, Redwood Kardon and Michael Casey. CREIA is fortunate to have these gentlemen live in California and participate in our CREIA educational events. Personally, I try to never miss the opportunity to hear Douglas speak – no matter the topic. I seem to pick up some new tidbit every time. The CREIA Standards of Practice give us the scope of work when we inspect electrical systems. The SOP’s say the inspector shall:
At first glance, this may seem very basic. However, to properly evaluate the items listed is far from simple. CREIA Standards and California Business and Professions Code §7195-7199 require the inspector to identify “Material Defects.” A "Material Defect" is a condition that significantly affects the Value, Desirability, Habitability, or Safety of the dwelling. We are not required to do anything that is unsafe; with electrical this is important because some of installations we see can have some very significant safety hazards lurking under those panel covers, in the crawlspaces, etc. When inspecting electrical systems, another document that you may wish to review is NFPA 73 - Electrical Inspection Code for Existing Dwellings. The intent here is not to expand the scope of work as defined in the CREIA Standards of Practice. Rather, it is to look at the areas we already cover in more detail. NFPA 73 is an optional electrical code. That means that unless it is specifically adopted by the local jurisdiction, it is not enforced. This is similar to the NFPA 211 document governing fireplaces. In my area, the San Francisco Bay Area, I am not aware of any jurisdictions that have adopted this document. Development of NFPA 73 began in 1990. In deciding whether to develop the NFPA 73 code, the committee looked at statistical data from a number of sources. The original development drew on studies from NFPA, the insurance industry, Consumer Product Safety Commission (CPSC), National Institute of Standards and Technology (NIST). The data clearly shows that the risk of electrical fires is significantly lowered when the systems are installed and maintained in accordance with the electrical codes. One statistic that jumped out is that only 5% of all residential electrical fires occurred in homes less than 10 years old. Unlike wine, electrical systems do not improve with age. The original version of NFPA 73 was adopted in 1993 as the “Residential Electrical Maintenance Code for One- and Two-Family Dwellings.” The current version of the code is NFPA 73 - Electrical Inspection Code for Existing Dwellings 2006. This is available from NFPA. The cost is around $31.00 for non-members. The NFPA document is around 18 pages long. The scope of the inspection is outlined Chapters 4 & 5. The areas to be inspected are broken down into several major categories. Each of these were identified as areas where improper installation/and or maintenance posed a significant safety issues, or could result in property loss or loss of life. I suggest that we look at NFPA 73 as a sort of “Best Practices” guide for electrical inspections. The general electrical problem areas identified in NFPA 73 are:
Let’s take a quick look at each of these areas in more detail. Services, Outside Feeders, and Outside Branch Circuits Service-entrance raceways and cables should be terminated with fittings or connectors that are approved for the type of raceways, cables, and environmental conditions. The service-entrance equipment should be readily accessible and have the required access and working area. The working area should be maintained to allow ready and safe operation and service. The service-entrance equipment, cables, raceways, or conductors should be inspected for evidence of physical damage, overheating, corrosion, or other deterioration.
The service equipment must be effectively grounded. The grounding electrode conductor needs to be properly sized and terminated. The grounding electrode conductor should be connected to one or more grounding electrode(s) in order to provide a low impedance path to the earth. The system must have the current carrying capacity to prevent the buildup of voltages that would result in undue hazard to any connected equipment or to persons. All interior metal systems; i.e. as water piping, gas piping, etc. must be bonded to the electrical service grounding system. Grounding Electrode Conductors Panelboards and Distribution Equipment
Overcurrent Protective Devices Cables, Cable Assemblies, and Conductors Flexible Cords and Cables
Flexible cords or cables are never a substitute for permanent/fixed wiring to supply outlets in rooms. The inspector should report any improperly installed flexible cords or cables and recommend removal. Where permanently installed receptacles, luminaires, etc. are required, the installation of approved wiring methods should be recommended. Raceways Permanently Connected Luminaires (Lighting Fixtures) Polarization of Luminaires (Fixtures) Boxes and Enclosures General-Use Switches and Receptacles Receptacle wiring should comply with the following:
Miscellaneous Appliances and Special Equipment; Includes Ground-Fault Circuit Interrupters, Smoke Alarms, Appliances and Utilization Equipment, Arc-Fault Circuit Interrupters, Ceiling-Suspended (Paddle) Fans
While some of the requirements in NFPA 73 are well beyond the scope of a general property inspection, much falls within the scope of the CREIA. No doubt, many of us already do much of this without even realizing it. NFPA developed this inspection protocol by analyzing issues that are known to cause electrical safety problems or fires. By careful integration of this documents recommendations into our own inspection protocol, we stand to significantly increase the effectiveness of our electrical system evaluations and increase the overall safety of the properties we inspect. Submitted by: Skip Walker
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Congratulations! New Candidates James Murphy New CCIs Denis Hobson New MCI Colleen Brand
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September 2009 | Archives
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Technical Article Many inspectors were contractors in some prior life. The progression from contractor to inspecting is fairly common. However, most of us with contracting backgrounds seem to have come from the “nail-pounding” side of the business. Because of this, it takes a while for many of us to become comfortable inspecting the electrical system in a dwelling. Luckily, there are some great books on this topic. My favorite is “Electrical Inspection of Existing Dwellings” by Douglas Hansen, Redwood Kardon and Michael Casey. CREIA is fortunate to have these gentlemen live in California and participate in our CREIA educational events. Personally, I try to never miss the opportunity to hear Douglas speak – no matter the topic. I seem to pick up some new tidbit every time. The CREIA Standards of Practice give us the scope of work when we inspect electrical systems. The SOP’s say the inspector shall:
At first glance, this may seem very basic. However, to properly evaluate the items listed is far from simple. CREIA Standards and California Business and Professions Code §7195-7199 require the inspector to identify “Material Defects.” A "Material Defect" is a condition that significantly affects the Value, Desirability, Habitability, or Safety of the dwelling. We are not required to do anything that is unsafe; with electrical this is important because some of installations we see can have some very significant safety hazards lurking under those panel covers, in the crawlspaces, etc. When inspecting electrical systems, another document that you may wish to review is NFPA 73 - Electrical Inspection Code for Existing Dwellings. The intent here is not to expand the scope of work as defined in the CREIA Standards of Practice. Rather, it is to look at the areas we already cover in more detail. NFPA 73 is an optional electrical code. That means that unless it is specifically adopted by the local jurisdiction, it is not enforced. This is similar to the NFPA 211 document governing fireplaces. In my area, the San Francisco Bay Area, I am not aware of any jurisdictions that have adopted this document. Development of NFPA 73 began in 1990. In deciding whether to develop the NFPA 73 code, the committee looked at statistical data from a number of sources. The original development drew on studies from NFPA, the insurance industry, Consumer Product Safety Commission (CPSC), National Institute of Standards and Technology (NIST). The data clearly shows that the risk of electrical fires is significantly lowered when the systems are installed and maintained in accordance with the electrical codes. One statistic that jumped out is that only 5% of all residential electrical fires occurred in homes less than 10 years old. Unlike wine, electrical systems do not improve with age. The original version of NFPA 73 was adopted in 1993 as the “Residential Electrical Maintenance Code for One- and Two-Family Dwellings.” The current version of the code is NFPA 73 - Electrical Inspection Code for Existing Dwellings 2006. This is available from NFPA. The cost is around $31.00 for non-members. The NFPA document is around 18 pages long. The scope of the inspection is outlined Chapters 4 & 5. The areas to be inspected are broken down into several major categories. Each of these were identified as areas where improper installation/and or maintenance posed a significant safety issues, or could result in property loss or loss of life. I suggest that we look at NFPA 73 as a sort of “Best Practices” guide for electrical inspections. The general electrical problem areas identified in NFPA 73 are:
Let’s take a quick look at each of these areas in more detail. Services, Outside Feeders, and Outside Branch Circuits Service-entrance raceways and cables should be terminated with fittings or connectors that are approved for the type of raceways, cables, and environmental conditions. The service-entrance equipment should be readily accessible and have the required access and working area. The working area should be maintained to allow ready and safe operation and service. The service-entrance equipment, cables, raceways, or conductors should be inspected for evidence of physical damage, overheating, corrosion, or other deterioration.
The service equipment must be effectively grounded. The grounding electrode conductor needs to be properly sized and terminated. The grounding electrode conductor should be connected to one or more grounding electrode(s) in order to provide a low impedance path to the earth. The system must have the current carrying capacity to prevent the buildup of voltages that would result in undue hazard to any connected equipment or to persons. All interior metal systems; i.e. as water piping, gas piping, etc. must be bonded to the electrical service grounding system. Grounding Electrode Conductors Panelboards and Distribution Equipment
Overcurrent Protective Devices Cables, Cable Assemblies, and Conductors Flexible Cords and Cables
Flexible cords or cables are never a substitute for permanent/fixed wiring to supply outlets in rooms. The inspector should report any improperly installed flexible cords or cables and recommend removal. Where permanently installed receptacles, luminaires, etc. are required, the installation of approved wiring methods should be recommended. Raceways Permanently Connected Luminaires (Lighting Fixtures) Polarization of Luminaires (Fixtures) Boxes and Enclosures General-Use Switches and Receptacles Receptacle wiring should comply with the following:
Miscellaneous Appliances and Special Equipment; Includes Ground-Fault Circuit Interrupters, Smoke Alarms, Appliances and Utilization Equipment, Arc-Fault Circuit Interrupters, Ceiling-Suspended (Paddle) Fans
While some of the requirements in NFPA 73 are well beyond the scope of a general property inspection, much falls within the scope of the CREIA. No doubt, many of us already do much of this without even realizing it. NFPA developed this inspection protocol by analyzing issues that are known to cause electrical safety problems or fires. By careful integration of this documents recommendations into our own inspection protocol, we stand to significantly increase the effectiveness of our electrical system evaluations and increase the overall safety of the properties we inspect. Submitted by: Skip Walker
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Congratulations! New Candidates James Murphy New CCIs Denis Hobson New MCI Colleen Brand
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September 2009 | Archives
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This series of columns is designed to familiarize CREIA members with “The Glossary Project” which is “Standardized Terminology for the Professional Real Estate Inspector”. This is a must have for all inspectors and is especially helpful in preparing the candidate for the CREIA CCI test as most of the terms in the test are defined in The Glossary Project. It is available from shop.CREIA.org.
Click here for the answers (Sorry members only)
Off the Net Q: Recently we bought our second house and had it inspected by a fellow highly recommended by a friend from work who took over 3 hours. The home is approximately 2,500 square feet according to our real estate agent who became impatient with the amount of time she spent following the inspector around. My wife soon lost interest and spent the time measuring rooms for our furniture, but I stuck with both the agent and inspector. While in the garage he made the statement that water heaters are usually a target rich environment. When I questioned him about that he claimed that there are over 50 items to check when inspecting a gas fired water heater. Our agent told me when we were alone that she thought he was just trying to justify what she claimed was an outrageous fee, which was over 500 dollars. When he finished he gave us a verbal summary of his findings and when we got his report it was all there in black and white. Basically I thought he did a great job, but my wife is easily influenced by our agent and now thinks we got taken. I’d be most interest in your opinion and also what do you think of his statement that there are more than 50 things to check when inspecting a water heater? A: Three hours to inspect a 2,500 sq. foot house sounds about right, but you didn’t say whether the house was occupied or vacant? A vacant home can take anywhere from 5 to 10 percent longer to inspect than an occupied home basically because there’s more to see and check. Perhaps your agent was annoyed at the time it took for the inspector to complete his inspection because she is used to shall we say less qualified inspectors? Regardless, you’re happy with the end result and it looks as though your friend did you a big favor in recommending a well qualified home inspector. Of course this is conjecture on my part because neither I nor any of our other ASK.CREIA.org moderators were there. I have no idea what part of the country your new home is located in, but in most of California the fee amount seems fair and in northern California’s San Francisco bay area it sounds quite reasonable. At last count there is actually more than 50 related components to a water heater requiring evaluation so it appears your inspector has both the knowledge and experience required to perform a professionally conducted home inspection. Q: I’ve been doing home inspections in Chicago for almost 10 years and this business about 50 plus parts of a water heater to inspect sounds like pure baloney. I sure hope you guys at Ask.CREIA.org can back that statement up with a list of at least fifty components? A: Here's your list of 50 + water heater checks you asked for: Approved location, Approved support, Approved clearances, Approved seismic strapping, Evidence of seepage/corrosion, Burner compartment conditions, Burner flame distortion, Energy sticker, Age of water heater, Water heater capacity (gallons), Water heater BTU rating, Energy blanket installation, Manufacturer’s Instructions for pilot lighting & gas shut-off, Proper location for PTRV installation, Approved PTRV piping and its termination point, Approved fuel connector, Approved gas shut-off valve, Approved gas piping drip-leg, Approved water supply shut-off valve, Approved electrical bonding jumpers, Approved dielectric insulation fittings at supply piping nipples, Condition of exposed piping, Condition and location of approved draft hood, Proper clearance of flue piping connectors from combustibles, Proper clearance for chimney flues, Condition of approved flue connector materials, Condition of approved flue chimney materials, Proper upward slope of flue connectors, Proper pitch and off-sets of flue chimneys, Approved clearances of flue chimneys, Approved termination point of flue chimneys, Approved flue connector length, Approved sizing of connectors, Approved vent connector connections, Approved support of vent connectors, Approved support of flue chimneys, Approved combination vent connectors, Adequate combustion air sources, Adequate venting of water heater compartments, Approved elevation of water heaters located within garages, Approved water heater drain-pan protection, Secure attachment for water heater support stands, Approved drain lines and termination points for water heater drain-pans, Drain-pan installations for furnace cold-air-return ducts, Approved termination point for water heater drain pans, Protection of water heater located in garage from vehicle damage (bollards), Drain-pan for water heaters located within attic spaces or on any wood framed platform, Confirmation that water heater is providing adequate hot water to plumbing fixture not exceeding 120-d F, Approved access for water heaters located in crawl spaces, Adequate access for water heaters located in attic spaces, Switched lighting fixture for water heater in crawl or attic spaces, Approved clearances and cat-walk for water heaters located in attic spaces, Electrical water heaters require elevation with garage spaces, Confirmation of proper electrical connections for electric water heaters, Confirmation of proper disconnects for electrical water heaters, Approved Direct venting.
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Congratulations! New Candidates James Murphy New CCIs Denis Hobson New MCI Colleen Brand
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September 2009 | Archives
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This series of columns is designed to familiarize CREIA members with “The Glossary Project” which is “Standardized Terminology for the Professional Real Estate Inspector”. This is a must have for all inspectors and is especially helpful in preparing the candidate for the CREIA CCI test as most of the terms in the test are defined in The Glossary Project. It is available from shop.CREIA.org.
Click here for the answers (Sorry members only)
Off the Net Q: Recently we bought our second house and had it inspected by a fellow highly recommended by a friend from work who took over 3 hours. The home is approximately 2,500 square feet according to our real estate agent who became impatient with the amount of time she spent following the inspector around. My wife soon lost interest and spent the time measuring rooms for our furniture, but I stuck with both the agent and inspector. While in the garage he made the statement that water heaters are usually a target rich environment. When I questioned him about that he claimed that there are over 50 items to check when inspecting a gas fired water heater. Our agent told me when we were alone that she thought he was just trying to justify what she claimed was an outrageous fee, which was over 500 dollars. When he finished he gave us a verbal summary of his findings and when we got his report it was all there in black and white. Basically I thought he did a great job, but my wife is easily influenced by our agent and now thinks we got taken. I’d be most interest in your opinion and also what do you think of his statement that there are more than 50 things to check when inspecting a water heater? A: Three hours to inspect a 2,500 sq. foot house sounds about right, but you didn’t say whether the house was occupied or vacant? A vacant home can take anywhere from 5 to 10 percent longer to inspect than an occupied home basically because there’s more to see and check. Perhaps your agent was annoyed at the time it took for the inspector to complete his inspection because she is used to shall we say less qualified inspectors? Regardless, you’re happy with the end result and it looks as though your friend did you a big favor in recommending a well qualified home inspector. Of course this is conjecture on my part because neither I nor any of our other ASK.CREIA.org moderators were there. I have no idea what part of the country your new home is located in, but in most of California the fee amount seems fair and in northern California’s San Francisco bay area it sounds quite reasonable. At last count there is actually more than 50 related components to a water heater requiring evaluation so it appears your inspector has both the knowledge and experience required to perform a professionally conducted home inspection. Q: I’ve been doing home inspections in Chicago for almost 10 years and this business about 50 plus parts of a water heater to inspect sounds like pure baloney. I sure hope you guys at Ask.CREIA.org can back that statement up with a list of at least fifty components? A: Here's your list of 50 + water heater checks you asked for: Approved location, Approved support, Approved clearances, Approved seismic strapping, Evidence of seepage/corrosion, Burner compartment conditions, Burner flame distortion, Energy sticker, Age of water heater, Water heater capacity (gallons), Water heater BTU rating, Energy blanket installation, Manufacturer’s Instructions for pilot lighting & gas shut-off, Proper location for PTRV installation, Approved PTRV piping and its termination point, Approved fuel connector, Approved gas shut-off valve, Approved gas piping drip-leg, Approved water supply shut-off valve, Approved electrical bonding jumpers, Approved dielectric insulation fittings at supply piping nipples, Condition of exposed piping, Condition and location of approved draft hood, Proper clearance of flue piping connectors from combustibles, Proper clearance for chimney flues, Condition of approved flue connector materials, Condition of approved flue chimney materials, Proper upward slope of flue connectors, Proper pitch and off-sets of flue chimneys, Approved clearances of flue chimneys, Approved termination point of flue chimneys, Approved flue connector length, Approved sizing of connectors, Approved vent connector connections, Approved support of vent connectors, Approved support of flue chimneys, Approved combination vent connectors, Adequate combustion air sources, Adequate venting of water heater compartments, Approved elevation of water heaters located within garages, Approved water heater drain-pan protection, Secure attachment for water heater support stands, Approved drain lines and termination points for water heater drain-pans, Drain-pan installations for furnace cold-air-return ducts, Approved termination point for water heater drain pans, Protection of water heater located in garage from vehicle damage (bollards), Drain-pan for water heaters located within attic spaces or on any wood framed platform, Confirmation that water heater is providing adequate hot water to plumbing fixture not exceeding 120-d F, Approved access for water heaters located in crawl spaces, Adequate access for water heaters located in attic spaces, Switched lighting fixture for water heater in crawl or attic spaces, Approved clearances and cat-walk for water heaters located in attic spaces, Electrical water heaters require elevation with garage spaces, Confirmation of proper electrical connections for electric water heaters, Confirmation of proper disconnects for electrical water heaters, Approved Direct venting.
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Congratulations! New Candidates James Murphy New CCIs Denis Hobson New MCI Colleen Brand
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