by Kenton Shepard Left: garage exterior This is the exterior of a townhome I was asked to inspect. During the inspection, I ran into a neighbor who told me that the roof of another garage, identical to the one pictured above two buildings down, had collapsed the previous winter under a snow load. So, I decided to keep my eyes wide open as I went through the garage. Above: trusses and truss connections Some defects you have to search for, and some are pretty obvious. These first two defects were obvious from the doorway:
Trusses are designed to bear loads at very specific points. Typical roof trusses should not touch any interior walls and should bear only on the exterior walls. The two trusses at the left of the above photo are bearing on an offset portion of the garage wall. A portion of the structural roof load was being transferred to the bottom chords of the trusses at a point at which they were not designed to support a load. Above: the connection Then I walked over and looked more closely at the connections where the trusses attached to the wall and found these problems:
Gold deck screws are designed to resist withdrawal. Fasteners for metal connecters such as joist hangers are designed to resist shear. Withdrawal force is like the force which would be generated if you grabbed the head of a fastener with pliers and tried to pull it straight out. Shear force is what’s used if you take a pair of heavy-duty wire cutters and cut the fastener. Fasteners designed to resist withdrawal, such as deck screws, are weak in shear resistance. So, there were drastically undersized metal connectors fastened by badly under-strength fasteners. To make matters worse, the screws were fastened through drywall, which doesn’t support the shaft of the screw and degrades the connection even further. Above: gangnail integrity destroyed And, once I looked really closely, I found more truss alterations. The gangnail had been pried loose and the spikes which form the actual mechanical connection were destroyed. In their place were a couple of bent-over nails. This condition represented a terrific loss of strength and this roof, too, was a candidate for catastrophic structural failure. In summary, look carefully at connections for problems which may lead to structural issues, as some are more urgent than others. Be sure to call these out in your report. Also, all electrical receptacles in garages must be GFCI-protected, without exception. Craftsman Home Inspections llc is a home inspection company proudly serving the Aurora CO and Denver CO Metro Areas. If you are looking for a Home Inspector in Auroraor Denver, please give us a call at 720-593-0383 or check us out online at CraftsmanColorado.com or simply schedule your home inspection below.
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by Nick Gromicko and Dennis Rose X-ray fluorescence (XRF) is an analytical method using emission spectroscopy to identify the presence of specific elements in most materials. Every element has a unique emission signature, making it possible to quantify the presence of an element by the relative strength of the emission. Instrumentation has evolved to the point where hand-held XRF can be used in the field for on-site testing purposes. While X-ray fluorescence is a very accurate and reliable instrumentation-based method for quantitative analysis of chemical elements, it should not be used as the sole identifier of toxic or Chinese drywall. To identify problem drywall, XRF is used to target the alkali earth element, strontium, as the primary identifier of problem drywall. There is no doubt the XRF will determine the accurate level of strontium in the wall section being scanned. However, there are several chemistry-related considerations that should force us to take a closer look at using only strontium content as the flag for identification of problem drywall. What is Strontium? Strontium is a relatively plentiful element on Earth. Strontium-containing minerals, such as strontianite (strontium carbonate) and celestite (strontium sulfate), may be found in various concentrations in natural gypsum deposits. Natural gypsum is used in the production of drywall. Therefore, drywall will often have some strontium present at varying levels. Strontium is commonly used in paints and coatings for a variety of purposes. Here are a few examples:
Is Strontium to Blame? The EPA, the University of Florida, and other entities have published reports suggesting that strontium sulfide is a possible source of the corrosive sulfur gasses emanating from problem drywall. The difficulty with this scenario is that the chemical reactions do not work neatly using strontium sulfide as the source of corrosive and toxic gasses. Strontium sulfide is a stable compound that is insoluble in water. The generation of hydrogen sulfide gas from strontium sulfide requires reaction with an acid. Since drywall maintains a neutral-to-alkaline pH, it is difficult to calculate how the acid reaction will occur with the mere presence of humidity in the air. Additionally, testing results from hundreds of known problem drywall specimens accumulated by the Exterior Design Institute report that problem drywall is typically ten times more alkaline than non-problem drywall. The alkaline pH makes the generation of hydrogen sulfide gas from strontium sulfide even less likely. There is more empirical data that indicates that strontium sulfide is not the source of the corrosive gasses. The additional data lies in the fact that a known percentage of drywall specimens with high levels of strontium do not produce corrosive gasses. Further proof lies in the number of drywall specimens with low strontium levels, which do produce corrosive gasses, according to the Building Envelope Science Institute (BESI). What this means is that strontium is probably not present in the chemical that is producing the corrosive gasses. Although high strontium levels have been found in a majority of problem drywall, by itself, strontium cannot be a 100%-conclusive indicator of problem drywall. The strontium is more likely a marker or "ride-along" component in most problem drywall. In the earlier days of identifying problem drywall, there was a test for elemental sulfur because it was believed to be the cause of the corrosive gasses. We have since discovered that, although elemental sulfur is present in many problem drywall samples, it is not the cause of the gasses. As a result, the presence of elemental sulfur was determined not to be a 100%-reliable indicator of problem drywall. The same appears to be true of strontium. Summary The XRF method tests for strontium, which:
To use the XRF method as a stand-alone tool to positively identify problem drywall makes no more sense than to use an X-ray machine as a stand-alone instrument to diagnose cancer. There is no basis in science or experience to support its use as a stand-alone method. There is a basis in science and experience to support the use of XRF as a highly reliable screening method for identifying suspect or problem drywall. Conclusion While the XRF method is both fast and non-destructive, it should only be used in concert with complementary problem drywall-testing protocols and trained visual inspection. It is clear that the real benefit of the XRF method is as a very efficient and highly reliable, non-destructive screening tool. Craftsman Home Inspections llc is a home inspection company proudly serving the Aurora CO and Denver CO Metro Areas. If you are looking for a Home Inspector in Aurora or Denver, please give us a call at 720-593-0383 or check us out online at CraftsmanColorado.com or simply schedule your home inspection below.
SCHEDULE INSPECTION by Nick Gromicko and Ben Gromicko The following items are essential tools, but this list is by no means exhaustive. Feel free to ask an InterNACHI inspector during your next inspection about other tools that you might find useful. 1. Plunger A clogged sink or toilet is one of the most inconvenient household problems that you will face. With a plunger on hand, however, you can usually remedy these plumbing issues relatively quickly. It is best to have two plungers -- one for the sink and one for the toilet. 2. Combination Wrench Set One end of a combination wrench set is open and the other end is a closed loop. Nuts and bolts are manufactured in standard and metric sizes, and because both varieties are widely used, you’ll need both sets of wrenches. For the most control and leverage, always pull the wrench toward you, instead of pushing on it. Also, avoid over-tightening. 3. Slip-Joint Pliers Use slip-joint pliers to grab hold of a nail, a nut, a bolt, and much more. These types of pliers are versatile because of the jaws, which feature both flat and curved areas for gripping many types of objects. There is also a built-in slip-joint, which allows the user to quickly adjust the jaw size to suit most tasks. 4. Adjustable Wrench Adjustable wrenches are somewhat awkward to use and can damage a bolt or nut if they are not handled properly. However, adjustable wrenches are ideal for situations where you need two wrenches of the same size. Screw the jaws all the way closed to avoid damaging the bolt or nut. 5. Caulking Gun Caulking is the process of sealing up cracks and gaps in various structures and certain types of piping. Caulking can provide noise mitigation and thermal insulation, and control water penetration. Caulk should be applied only to areas that are clean and dry. 6. Flashlight None of the tools in this list is of any use if you cannot visually inspect the situation. The problem, and solution, are apparent only with a good flashlight. A traditional two-battery flashlight is usually sufficient, as larger flashlights may be too unwieldy. 7. Tape Measure Measuring house projects requires a tape measure -- not a ruler or a yardstick. Tape measures come in many lengths, although 25 feet is best. Measure everything at least twice to ensure accuracy. 8. Hacksaw A hacksaw is useful for cutting metal objects, such as pipes, bolts and brackets. Hacksaws look thin and flimsy, but they’ll easily cut through even the hardest of metals. Blades are replaceable, so focus your purchase on a quality hacksaw frame. 9. Torpedo Level Only a level can be used to determine if something, such as a shelf, appliance or picture, is correctly oriented. The torpedo-style level is unique because it not only shows when an object is perfectly horizontal or vertical, but it also has a gauge that shows when an object is at a 45-degree angle. The bubble in the viewfinder must be exactly in the middle -- not merely close. 10. Safety Glasses / Goggles For all tasks involving a hammer or a power tool, you should always wear safety glasses or goggles. They should also be worn while you mix chemicals. 11. Claw Hammer A good hammer is one of the most important tools you can own. Use it to drive and remove nails, to pry wood loose from the house, and in combination with other tools. They come in a variety of sizes, although a 16-ounce hammer is the best all-purpose choice. 12. Screwdriver Set It is best to have four screwdrivers: a small and large version of both a flathead and a Phillips-head screwdriver. Electrical screwdrivers are sometimes convenient, but they're no substitute. Manual screwdrivers can reach into more places and they are less likely to damage the screw. 13. Wire Cutters Wire cutters are pliers designed to cut wires and small nails. The side-cutting style (unlike the stronger end-cutting style) is handy, but not strong enough to cut small nails. 14. Respirator / Safety Mask While paints and other coatings are now manufactured to be less toxic (and lead-free) than in previous decades, most still contain dangerous chemicals, which is why you should wear a mask to avoid accidentally inhaling. A mask should also be worn when working in dusty and dirty environments. Disposable masks usually come in packs of 10 and should be thrown away after use. Full and half-face respirators can be used to prevent the inhalation of very fine particles that ordinary facemasks will not stop. 15. Duct Tape This tape is extremely strong and adaptable. Originally, it was widely used to make temporary repairs to many types of military equipment. Today, it’s one of the key items specified for home emergency kits because it is water-resistant and extremely sticky. Craftsman Home Inspections llc is a home inspection company proudly serving the Aurora CO and Denver CO Metro Areas. If you are looking for a Home Inspector in Aurora or Denver, please give us a call at 720-593-0383 or check us out online at CraftsmanColorado.com or simply schedule your home inspection below.
SCHEDULE INSPECTION by Nick Gromicko, Ben Gromicko, and Kenton Shepard Most people don’t know how easy it is to make their homes run on less energy, and here at InterNACHI, we want to change that. Drastic reductions in heating, cooling and electricity costs can be accomplished through very simple changes, most of which homeowners can do themselves. Of course, for homeowners who want to take advantage of the most up-to-date knowledge and systems in home energy efficiency, InterNACHI energy auditors can perform in-depth testing to find the best energy solutions for your particular home. Why make your home more energy efficient? Here are a few good reasons:
As much as half of the energy used in homes goes toward heating and cooling. The following are a few ways that energy bills can be reduced through adjustments to the heating and cooling systems:
Demand-type water heaters (tankless or instantaneous) provide hot water only as it is needed. They don't produce the standby energy losses associated with traditional storage water heaters, which will save on energy costs. Tankless water heaters heat water directly without the use of a storage tank. When a hot water tap is turned on, cold water travels through a pipe into the unit. A gas burner or an electric element heats the water. As a result, demand water heaters deliver a constant supply of hot water. You don't need to wait for a storage tank to fill up with enough hot water. 3. Replace incandescent lights. The average household dedicates 11% of its energy budget to lighting. Traditional incandescent lights convert approximately only 10% of the energy they consume into light, while the rest becomes heat. The use of new lighting technologies, such as light-emitting diodes (LEDs) and compact fluorescent lamps (CFLs), can reduce the energy use required by lighting by 50% to 75%. Advances in lighting controls offer further energy savings by reducing the amount of time that lights are on but not being used. Here are some facts about CFLs and LEDs:
Sealing and insulating your home is one of the most cost-effective ways to make a home more comfortable and energy-efficient, and you can do it yourself. A tightly sealed home can improve comfort and indoor air quality while reducing utility bills. An InterNACHI energy auditor can assess leakage in the building envelope and recommend fixes that will dramatically increase comfort and energy savings. The following are some common places where leakage may occur:
The following systems can be installed to conserve water usage in homes:
Appliances and electronics account for about 20% of household energy bills in a typical U.S. home. The following are tips that will reduce the required energy of electronics and appliances:
Daylighting is the practice of using natural light to illuminate the home's interior. It can be achieved using the following approaches:
About one-third of the home's total heat loss usually occurs through windows and doors. The following are ways to reduce energy lost through windows and doors:
An enormous amount of energy is wasted while cooking. The following recommendations and statistics illustrate less wasteful ways of cooking:
Craftsman Home Inspections llc is a home inspection company proudly serving the Aurora CO and Denver CO Metro Areas. If you are looking for a Home Inspector in Aurora or Denver, please give us a call at 720-593-0383 or check us out online at CraftsmanColorado.com or simply schedule your home inspection below.
SCHEDULE INSPECTION Protect your dream home with an 11th Month Warranty Inspection Most builders offer a one-year warranty on a new home. We’ll come out during the 11th month and perform a full home inspection before the builder’s warranty expires. Our non-invasive inspection is based on observations of the visible and apparent condition of the interior and exterior of the structure, including its major systems and components. Following your inspection, you will receive a comprehensive report, complete with photos, that includes information on any material defects observed on the date of the inspection. Armed with this information, you can take any necessary steps to hold your builder and his subcontractors to their warranties while they’re still in force. What We Check: Included in your 11th Month Warranty Inspection A Warranty Inspection is a comprehensive evaluation of the interior and exterior of your new home and its major systems and components. It’s conducted during the 11th month of your occupancy – before your builder’s warranty expires. We follow InterNACHI’s comprehensive Standards of Practice. This means that we’ll inspect all of the following (if accessible): Craftsman Home Inspections llc is a home inspection company proudly serving the Aurora CO and Denver CO Metro Areas. If you are looking for a Home Inspector in Aurora or Denver, please give us a call at 720-593-0383 or check us out online at CraftsmanColorado.com or simply schedule your home inspection below.
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