Useful Tip - Insulation

"The weather outside is frightful, But the fire is so delightful" – Well, delightful until you realize the warmth is being lost due to inadequate insulation on the home. One of the most common problems Peace of Mind Home Inspection’s certified inspectors encounter during a majority of their home inspections is the lack of insulation. Today, nearly 60% of existing homes in the US are not insulated properly. A well insulated home has many benefits to the homeowner. Besides reducing energy costs, it also allows for even temperature distribution within the home, it provides better moisture control, has potential for increased resale value, and contributes to a quieter more environmentally friendly living area.

As the industry leader in professional home inspections, our certified inspectors know what is required for a home to function efficiently and properly according to local building standards. This month's questions and answers are regarding the insulation of a home.

Do I need to inspect the attic insulation of this home? Although inspecting attics is rarely foremost on a buyer's mind, there are a lot of good reasons why buyers need to get into an attic or send their home inspector into the attic before completing a home inspection. Attics should not be overlooked. An attic reflects the history of a home. It can provide clues to serious problems that might not be disclosed or even known by the current occupant of the home.

How can you tell there is enough insulation in the home? No matter what kind of insulation is currently in the attic, one quick way to determine if you will need more is to look across the span of the attic. If the insulation is just level with or below the home’s floor joists (i.e., you can easily see the joists), it is recommended to add more. If you cannot see any of the floor joists because the insulation is well above them, the home probably has enough and adding more may not be cost-effective.

Should certain areas of the attic be more insulated than others? Should there be high or low areas? It is important that the insulation be evenly distributed with no low spots; sometimes there is enough insulation in the middle of the attic and very little along the eaves. If the attic insulation covers the joists and is distributed evenly, the home probably has enough.

What are the signs I should look for during my walk through to know that this home needs more insulation? How do I know if my home needs insulation? You can benefit from re-insulating the home if you notice any of the following: ice dams, drafty walls, high heating/cooling bills, moisture in the attic, or if the furnace or A/C unit runs constantly.

How much insulation should there be? If more is needed, how do we know how much to add? Insulation levels are specified by R-Value. R-Value is a measure of insulation's ability to resist heat flow. The higher the R-Value, the better the thermal performance of the insulation. The recommended level for most attics is to insulate to R-38 or about 10 to 14 inches, depending on insulation type.

 Insulation for the home is like a hat. You wear a hat to keep warm in winter and keep the heat out in summer.

Did you know that attic insulation does for your house what a hat does for you? You wear a hat to keep warm in winter and keep the heat out in summer. Essentially, insulating your attic is one of the most energy conscious, cost-effective improvements you can make to your home. Shockingly, around half of your home's heat can escape if your home isn't insulated. Instead of turning up the thermostat, get insulating! Insulating your home will help you save hundreds on your energy bills, as well as making a massive reduction to your carbon foot print – everyone's a winner. For valuable tips and step-by-step information on how you can insulate your home’s attic/lofts, doorways, windows, floors, pipes and hot water please visit Home Serve.

Components to a Home Inspection: Insulation/Ventilation

What is the insulation/ ventilation component of a home inspection?

During the home inspection, a peace of mind certified inspector will identify major deficiencies in the condition of the insulation and ventilation systems. This entails entering the crawl space and attic spaces whenever possible, as well as to report the insulation and vapor retarders in unfinished spaces, absence of same in unfinished space at conditioned surfaces, ventilation of attics and foundation areas, kitchen, bathroom, and laundry venting systems.

The certified inspector shall inspect:

A. Insulation and vapor retarders in unfinished spaces.
B. Ventilation of attics and foundation areas.
C. Mechanical ventilation systems.

The certified inspector shall describe:

A. Insulation and vapor retarders in unfinished spaces.

B. Absence of insulation in unfinished spaces at conditioned surfaces.

The certified inspector is NOT required to:

A. Enter the attic or unfinished spaces that are not readily accessible or where entry could cause damage or pose a safety hazard to the inspector in his or her opinion.

B. To move, touch, or disturb insulation.

C. To move, touch or disturb vapor retarders.
D. Break or otherwise damage the surface finish or weather seal on or around access panels and covers.

E. Identify the composition of or the exact R-value of insulation material.

F. Activate thermostatically operated fans.

G. Determine the types of materials used in insulation/wrapping of pipes, ducts, jackets, boilers, and wiring.

H. Determine adequacy of ventilation.

Insulation/Ventilation - Home Inspection

For more information on peace of mind services and to view a sample home inspection report book please visit our website at www.peaceofmindhi.net.

Useful Tip -- Roofing

There is a long list of items on the home that are usually referred as deal killers by realtors, and the one item closest to the top is the roofing and the condition of the roof. Missing shingles and hanging gutters broadcast a loud, scary signal to potential buyers. You want the house to look as presentable and non-problematic as possible. There's a great deal of fear when people go out to look at property. You want them to be able to focus on 'Where does my bed go?' and 'Can we live here?' rather than, 'Oh my God, there's a problem with the roof.'"

As the industry leader in professional home inspections, our certified inspectors know what is required for a home to function efficiently and properly according to local building standards. This month's tip is regarding the roofing of a home and what areas you should inspect when showing a home to buyer or have repaired when listing a home for a seller.

Make a Few Repairs:

As a listing agent, if possible request the sellers to make a few repairs to spiff up the appearance of the roof.

Find a certified, licensed, and bonded roofing company to replace any missing or broken shingles or roofing tiles. 

• Request the roofer to remove any moss or recommend someone that can. 
• Moss growing on the roof signals neglect, so it's important to get it cleaned off. 
• Remember when hiring someone to work on your roof, it's crucial to check their recommendations. Amateurs can damage your roof with the careless use of a high-pressure power washer.

How to Inspect the Roof:

As a buying agent, it is important to learn how to spot common roof problems while walking through the home with your clients. You may inspect the roof by using the following steps:  

• Walk the exterior of the house, looking for signs of damage, sagging, and aging. 
• Look for signs of prior repairs made on the roof. 
• Look for areas on the roof with moss and/or leaves, paying close attention to areas that are hidden by vegetation. 
• Look for missing, damaged, and aging shingles. 
• Get some history! Here and there we are still finding homes that are occupied. The homeowner or tenant themselves would know more about the roof than anyone else. If this is the case, then why not ask about the age of the roof and the repair history. 
• Do not climb onto the roof. The risk is too high and that is why there are certified inspectors who will do this for you, often times free as well. Roof inspectors will complete a thorough inspection, stating the condition of the roof, providing repair estimates, and if the roof is certifiable, roofing companies will often offer certifications guaranteeing the roof for a certain number of years.

Maintaining Your Roof

Replacing a roof can be the single biggest maintenance expense a homeowner will ever encounter. It’s for that reason that I strongly recommend you inspect and properly maintain your roof to get the most out of it. Because the roof on any house is exposed to heavy rains, blazing sun, high winds, and sometimes even hail, regular inspection and maintenance is essential for a long-lasting roof.

• Be alert to early signs of a roof leak. Check the condition of your roof at least once a year, and plan in advance for necessary repairs. Early signs of trouble include dark areas on ceilings, peeling paint on the underside of roof overhangs, damp spots alongside fireplaces, and water stains on pipes venting the water heater or furnace. 
• Remove leaves from the roof. If you don’t remove them, they’ll trap moisture and gradually decompose, allowing wind-blown seeds to take root. 
• Trim overhanging branches. A little prevention in the form of tree-trimming goes a long way toward keeping leaves and moss off your roof, and it can also keep squirrels and other rodents from gnawing into your roof or siding. To keep critters away, remove branches within 10 feet of the roof.
• Clean the gutters. When leaves collect in the gutters, the rainwater-collection system becomes clogged and roof runoff spills over the side. That can damage your siding and cause basement flooding. Worse, the water can back up into the structure of your home, where it leads to rot, infestations of wood-destroying insects, and interior paint damage. 
• Clear the roof of moss. Moss holds moisture against the wood, speeding rot. Moss can even crack cement or ceramic tiles.

To learn more about inspecting and maintaining your roof visit HouseLogic.

Video: Lowe's Solution Center

Copyright © 2011 Peace of Mind

Components to a Home Inspection: Roofing

What is the roofing component of a home inspection?

During the home inspection, a peace of mind certified inspector will identify major deficiencies in the condition of the roofing system. The certified inspector will inspect the roof coverings, roof drainage systems, the flashings, the chimneys, roof penetrations, water penetration and condensation. The roof inspection will determine the integrity of the roof, how long it may last, and when it will need to be replaced.

The certified inspector shall inspect from ground level or eaves:

A. The roof covering.

B. The gutters.

C. The downspouts.

D. The vents, flashings, skylights, chimney and other roof penetrations.

E. The general structure of the roof from the readily accessible panels, doors or stairs.

The certified inspector is not required to:

A. Walk on any roof surface.

B. Predict the service life expectancy.

C. Inspect underground downspout diverter drainage pipes.

D. Remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.

E. Inspect antennae, lightning arresters, or similar attachments.

For more information on peace of mind services and to view a sample home inspection report book please visit our website at www.peaceofmindhi.net.

A Roof Doctors certified, licensed, and bonded roof inspector
inspecting a composition roof.

Copyright © 2011 Peace of Mind

Useful Tip -- Heating

As the industry leader in professional home inspections, our certified inspectors know what is required for a home to function efficiently and properly according to local building standards. This month learn about furnaces!

How to Inspect the Furnace:

• Locate the furnace. Is the furnace even there? Don't laugh; theft for scrap metal is pretty big these days!

• If possible, identify the manufacturer along with the make and model of the furnace. You then want to determine, based on the manufacturer's sticker and the age of the house, how old the furnace might be. All peace of mind certified inspectors will recommend that with any unit fifteen years or older should have the heat exchange checked for any cracks or leaks of carbon monoxide, this service is typically offered for free buy your local utility company.

• Check around the furnace's location for noticeable water stains, this could potentially mean the furnace condenser is leaking.

• Check the thermostat. The thermostat should be located out of direct sunlight (i.e. hallways). The thermostat should be level and attached properly to the wall to work properly.

• Test the thermostat by turning on the furnace. Upon turning the system and listen for unusual sounds while feeling how warm the air is and how strong the air flow is from the vents. Move around the house, verifying the vents are pushing adequate air throughout the home.

• Look at the air intake located indoors to verify the filter is properly installed and the cleanliness of the filer itself. If the filter looks unclean, the filter most likely needs to be cleaned or replaced. Make note of the filter type, there are many types of filters to choose from.

How to Perform Regular Maintenance on Your Furnace:

Seasonal furnace maintenance is essential to make sure your furnace is running efficiently and safely. We'll walk through some of the steps in maintaining your furnace. It is also a good idea to locate a Carbon Monoxide detector badge at the furnace to monitor its safety.

• Turn Off Gas and Electricity to Furnace -- As with all home repairs, the first step is to turn off the power and in this case, the fuel. There should be a switch near the furnace, if not, check the electrical service panel and shut off the appropriate breaker. The gas line will be connected to the furnace in a black pipe and will have a shut off valve nearby. Turn the valve so it is perpendicular to the gas line to shut it off.

• Vacuum the Furnace Interior -- Open the furnace door. With a vacuum cleaner having a long snorkel attachment, vacuum out the base of the furnace and the gas burners. Get all the crevices cleaned of any loose dust or debris.

• Change the Air Filter -- The furnace filter is the one component that needs to be checked and possibly changed monthly during the heating season. Replace it as part of this seasonal maintenance.Watch the step by step video below by Liberty Home Builders!

• Check the Fanbelt -- Just as on your car, fanbelts wear and get loose. Check the fanbelt on your furnace that drives the blower. Inspect the belt for glazing, cracking or fraying. If any of those signs are evident, replace the belt. Also check the belt tension. By pushing down in the center of the belt, it should feel taut and only deflect about 1/2" - 3/4". If it deflects more than that, tighten the belt by loosening the attachment bracket. Then, move the motor assembly so the belt tightens and hold the motor assembly in place while maintaining tension on the belt. Tighten the attachment bracket.

• Lubricate Oil Bearings -- If your furnace is older or if it has a motor without permanently sealed bearings, the bearings will need to be oiled. Find the oiling caps. They may also be on the bearing shaft. Drop a few drops of lightweight household oil in the oil spout below the caps. Don't over oil.

• Replace Furnace Cover and Reconnect -- Once completed, replace the furnace cover and turn the electrical power back on along with the gas. Relight the pilot if necessary.

Source: About.com Guide

How to Change Your Furnace Filter:

To learn more about Peace of Mind Home Inspections, please visit http://www.peaceofmindhi.net.

Copyright © 2011 Peace of Mind 

Components to a Home Inspection: Heating

What is the heating component of a home inspection?

The heating component purpose is to identify major deficiencies in the central heating system which does not require detailed heat- loss analyses. The certified inspector inspects and reports information about the heating equipment, operating and safety controls, combustion product disposal system, distribution system, heat source per room. 

The certified inspector shall:

1. Open readily openable access panels.
2. Inspect:
1. Installed heating equipment.
2. Vent systems, flues, and chimneys.
3. Describe:
1. Energy source(s).
2. Heating systems.

The certified inspector is NOT required to:

1. Inspect:
1. Interiors of flues or chimneys that is not readily accessible.
2. Heat exchangers.
3. Humidifiers or dehumidifiers.
4. Electronic air filters.
5. Solar space heating systems.
2. Determine heat supply adequacy or distribution balance.

To learn more about Peace of Mind Home Inspections and to view a sample home inspection report, please visit http://www.peaceofmindhi.net.

Peace of Mind certified inspector inspecting one of the twelve components of a home inspection, the furnace.

Copyright © 2011 Peace of Mind

Components to a Home Inspection: Structure

What is a structural inspection?

A structural inspection is a detailed report of all the aspects of the structure's integrity. A Peace of Mind certified inspector will inspect the slab or pier and beam foundation, inspect the interior walls, exterior veneer, and roof system.

The key components that a Peace of Mind certified inspector will inspect during the structural portion of each home inspection are the foundation, floors, walls, columns, piers, ceilings, roof structure and attic. We also check for signs of abnormal or harmful water penetration into the building as well as signs of abnormal or harmful condensation on building components.



The inspector shall inspect:

• the structural components including the foundation and framing.
• by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is NOT required when probing would damage any finished surface or where no deterioration is visible or presumed to exist.

The inspector shall describe:

• the methods used to inspect under-floor crawl space and attics.
• the foundation.
• the floor structure.
• the wall structure.
• the ceiling structure.
• the roof structure.
  

The inspector is NOT required to provide any engineering or architectural service or analysis or offer an opinion as to the adequacy of any structural system or component.

Copyright © 2011 Peace of Mind

Key Questions to ask when choosing a Home Inspection Co

When you are choosing a home inspection company for your next property, be sure you get a home inspector who is not only professional, but has experience. We have developed a few questions to consider when you are shopping around for your future home inspector.

• How long have they been doing home inspections full time?
• What is their experience? How many home inspections have they completed?
• Where did they receive their training from?
• Are the inspectors certified and how long have the inspectors been certified for?
• Do they carry E & O insurance or general liability to protect themselves?
• If you needed referrals, can they provide you with a variety of referrals from the past few years?

Feel free to visit our website at http://www.homeinspectornow.com/ to learn more about our business and to schedule your next home inspection online!