Crawl Spaces – Buyer Beware | Home Inspector Monmouth County NJ

Posted by Frank J Delle Donne on January 26, 2021

Many homes in NJ have crawl spaces as part of the foundation. Foundations typically are either concrete slab on grade, basements or crawl spaces. Over the years we’ve inspected many crawl spaces and it’s been some-good, some-bad. The bad ones have been very bad. A few photos are below.

One that comes to mind was a flip-house. The interior of this approximately 100 year old house in northern Monmouth County was nicely done; New floors, kitchen, bath and a fresh coat of paint. However the crawl space was an entirely different story.

Moral of the story, make sure you hire an inspector that will go into the crawl space. Don’t be mesmerized by the nice paint to forget about the bones or foundation. The house is only as good as the foundation it’s built upon.

certified home inspector monmouth county nj — Poor structural support.

home inspector monmouth county nj — Again, poor structural support.

home inspection pricing monmouth county nj — Wet wood due to lack of a vapor barrier. Measured with a moisture meter.

Monmouth County NJ Certified Home Inspections

Regal Home Inspections, LLC offers Monmouth County NJ certified home inspections, condo inspections, estate inspections, and townhouse inspections.

It’s likely your mortgage company will require a wood-destroying insect inspection. Regal Home Inspections has the NJ DEP Core & 7B Pesticide Applicator license, so we can offer professional termite and wood-destroying insect inspections as well!

Both of our inspectors are also licensed to perform radon inspections. We have NJ DEP issued Radon Measurement Technician licenses and are affiliated with the best radon lab in the state.

Call 908-902-2590 for your free quote or if you have any questions!

Good Bye 2020 and Hello 2021

Posted by Frank J Delle Donne on January 26, 2021

While 2020 was a challenging year 2021 is off to a good start. It seems that the exodus from New York State is continuing and home sales are supported by historically low mortgage interest rates. The first mortgage that my wife and I had in the early 1980’s was 13%! I remember asking my father what his mortgage interest was when he and my mother bought their first house circa 1958 and he said that it was, “6%”.

So for those buying a home these days, a mortgage interest rate of 2.5% is truly historic. Here is a comparison.

For a $200,000 mortgage, 30 year term at 6% results in monthly principal and interest payments of $1199/month. Over 30 years, to borrow $200,000 you’ll pay a total of $431,676. You’ll pay more in interest than the original loan amount!
For the same $200,000 mortgage. 30 year term at 2.5% results in monthly principal and interest payments of $790/month. Over 30 years, to borrow $200,000 you’ll pay a total of $284,487.
6% vs. 2.5% saves the borrower, over 30 years, $147,189!!!

I believe a combination of the flight from the big apple and low rates will support a good real estate market in 2021…let’s hope.

Here are a few homes we’ve inspected at Regal Home Inspections so far this, new year.

Monmouth County NJ Certified Home Inspections

Regal Home Inspections, LLC offers Monmouth County NJ certified home inspections, condo inspections, estate inspections, and townhouse inspections.

Both of our inspectors are also licensed to perform radon inspections. We have NJ DEP issued Radon Measurement Technician licenses and are affiliated with the best radon lab in the state.

Call 908-902-2590 for your free quote or if you have any questions!

Waste Pipe Video Inspection

Posted by Frank J Delle Donne on June 5, 2019

Regal Home Inspections, LLC has for a few years recommended that the buyer of a home have the sewer pipe inspected using a video camera inserted into the waste pipe from the house to the street. Repairs or replacement of the waste pipe can be very expensive when you consider the cost of excavation, dirt, sidewalks, driveways, etc. all the way into the street. Please read the attached.

Sewer Pipe Inspection

Rain Water Management | Part 3

Posted by Frank J Delle Donne on May 29, 2018

Minimizing and Managing Potential Basement Water Problems | Home Inspections Monmouth County NJ

In September, 2014 I was inspired to write Part 1 because of what I had observed in my inspections and a call that I received from a client. In December, 2014 I wrote Part 2 because on October 18^,2014 and November 8, 2014 I performed two inspections that I was reminded of prior to writing Part 2.

This past, Memorial Day weekend, if you were in central New Jersey you know how hard it rained on Sunday, May 27. The link below confirms that in the town where I live, over 4 inches of rain fell.

https://forecast.weather.gov/product.php?site=NWS&issuedby=PHI&product=PNS&format=ci&version=1&glossary=1

Based on the amount of water in a couple of buckets I had in my yard, I think the 4+ official inches in this link is low. Regardless, let’s use the official number and do the math. Why am I now writing this? Because over the past couple of days I received a text and a call from home inspection clients saying that they had water in the basement after this weekend’s rains. The lessons and recommendations in the previous parts of this series of articles remains the same. Keep rain water away from your house; Maintain your gutters and downspouts. Have downspout extensions as far from the house as possible. Make sure the soil and pavements slope away from the house. I also recommend maintaining any sump pumps and have battery back up for the sump pumps too.

How much water is in 4.72 inches of rain? For this example we’ll assume a 40 foot by 60 foot house. That’s 2400 square feet of surface area. After the math is done, just coming off the roof is over 7000 gallons of water! If we add in a five foot apron around the house, that’s another 2943 gallons making the total amount of water from this one day’s rain was over 10,000 gallons deposited close to the house.

The consequences of epic rainfalls like this can’t be determined during the course of a 2 – 3 hour home inspection.

Keep your gutters clean and maintain your gutters and downspouts.

Make sure the soil and pavement are sloped away from the house.

Maintain your sump pump systems.

Other Services | Certified Home Inspector Monmouth County NJ

Regal Home Inspections, LLC is thermal imaging certified and offers Monmouth County NJ certified home inspections, condo inspections, estate inspections, and townhouse inspections.

Call 908-902-2590 for your free quote or if you have any questions!

Inspected Single Family Home Monmouth County NJ

Is Your New Home Going Solar?

Posted by Frank J Delle Donne on January 1, 2016

Solar Panels and the Home Inspection

By Frank J. Delle Donne, Licensed Home Inspector

January 1, 2016

For most people, purchasing a house is the largest purchase they have thus far made. Help ensure that you, “Buy with confidence. Sell with pride” ® by using Regal Home Inspections, LLC.

Introduction

Solar panels have been on houses for 20+ years and are becoming more and more common today due to technology. They may be an important element of the home to an owner as they relate to energy conservation, renewable energy, a person’s desire to live a, “Green” lifestyle, etc. However, the functional value of different types of solar panels can be subjective just like the value of a swimming pool. Some people prefer a home with a pool and some people will not consider purchasing a home with a pool. To each his own as the saying goes. This article will discuss solar panels. I will attempt to identify a couple of different types of solar panel systems that I have seen. I will share the wording of the New Jersey Administrative Code, Chapter 40, Subchapter 15 Rules of the Home Inspector Licensing Act to the degree that it mentions solar equipment. I will also share my opinion on how the rules for home inspections applies (or doesn’t) with regard to solar panels and solar systems.

Like other aspects of the home inspection, the inspector may recommend that you have a system or component evaluated by a qualified professional. For example, a licensed plumber should address plumbing problems or concerns. If the electrical panel (circuit breaker panel) seems too small for your plans for the new house, the inspector may suggest having a licensed electrician evaluate your electrical needs and the capacity of the existing system and make recommendations as that electrical professional deems necessary. If there’s an issue with a deck’s structure the inspector may recommend evaluation by an architect or structural engineer. If you are considering purchasing a home with solar panels and you have concerns, it is appropriate to have the solar system inspected by a solar panel expert. Home inspectors are residential house generalists. We may appear to be expert and some inspectors may come from a background of plumbing or general construction but very few are experts in any one field and hardly anyone is even generally knowledgeable when it comes to solar panels. On a side note, I built my first (and only) solar panel back in the late 1970s when I was a teenager. The family pool water was too cold. The solar panel was a wood box that was built to fit a piece of glass that I had. I put a piece of tin, painted black on the bottom. It had a series of plastic pipes (first mistake as the heat wasn’t conducted well in plastic piping) that was coiled inside the box under the glass on top of the tin. I also lacked a pump so I connected a garden hose to one end. The water warmed but didn’t get hot. Oh well.

The New Jersey Administrative Code that governs the home inspector is very specific with regard to what is required. As defined by the NJAC, a, “ ‘Home inspection’ means a visual, functional, non-invasive inspection conducted without moving personal property, furniture, equipment, plants, soil, snow, ice or debris, using the mandatory equipment and including the preparation of a home inspection report of the readily-accessible elements of the following components of a residential building; structural components, exterior components, insulation components and ventilation system, fireplaces and solid fuel burning appliances, or any other related residential housing component as determined by the Board, in consultation with the Committee, by rule, but excluding recreational facilities and outbuildings other than garages or carports.”

Solar panels are mentioned a couple of times but relating to heating systems and the roof. The photovoltaic solar panels of today weren’t common when the NJAC was written and I am not aware of any updates to the solar technology.

So there isn’t any confusion, I have emphasized (all CAPS, underline and bold) important words in the following passages.

The NJAC as it relates to roofs – The inspector shall inspect, “i. Roofing surface, EXCLUDING antennae and other installed accessories such as solar heating systems, lightning arresters, and satellite dishes;”

The NJAC as it relates to heating systems – The inspector shall inspect, “i. Installed heating equipment and energy sources, ….. and EXCLUDING humidifiers, electronic air cleaners and solar heating systems.”

Unless the inspector has specific, specialized training in the area of solar panels, they should not present themselves as an expert in that field. However, the home buyer may appreciate a general overview or explanation of the solar system’s various elements.

Types of Solar Panels

I am aware, and have inspected houses with two different types of solar panels. While there are some differences, there are also common elements that the home inspector should be looking for. The general types are solar panels that help heat water and solar panels that generate electricity. Solar thermal panels that help heat water are the original solar panel system. There are panels on the roof that have a set of pipes. A liquid like anti-freeze (not water) flows through the pipes that are inside the panel and exposed to the sun’s rays and heat. There is a small circulating pump that circulates the anti-freeze liquid. Inside the house there is a heat exchanger. A heat exchanger is a device that allows the heat from the sun-warmed anti-freeze liquid to transfer to water either in a water heater or perhaps a radiant floor heating system. In this fashion, heat from the sun can be captured and used to heat the home’s drinking water or to heat the house itself. I would estimate that this type of solar system was used from the late 1970s until the early 2000s.

More recently, as the technology evolved, more efficient and less expensive, photovoltaic solar systems have become more popular. These systems use the sun’s rays to generate small amounts of electricity. String enough small photovoltaic cells together and you start to generate some useful amounts of electricity. According to Wikipedia, “A photovoltaic system, also solar PV power system, or PV system, is a power system designed to supply usable solar power by means of photovoltaics.” https://en.wikipedia.org/wiki/Photovoltaic_system

What SHOULD the Inspector Look for?

Let’s not forget that the purpose of the inspection is to inspect the house. To prepare a report that describes various systems and components and identifies Material Defects in accordance with the NJAC. The systems and components that might be directly impacted by a solar system include 1) The roof surface material (shingles). 2) The roof structure. 3) The plumbing system and 4) The electrical system.

When inspecting the roof the inspector should visually inspect the connection points between the solar panel posts and the roof. Do the connection points appear to compromise the water repellent nature of the roof? Are shingles missing or damaged? Are there screw/bolt holes that will allow water to penetrate inside? The inspector is not inspecting the panels per-se but noting and documenting how the panels impact the roof which is definitely part of the inspection. These photos are from a house in Barnegat, NJ.

Another area that the inspector may want to look is inside the attic. Most roofs in this area are designed for a snow load. Different areas of the country have different requirements based upon the potential snow fall. Most roofs are not designed to carry a static or dynamic load other than snow. Roofs aren’t designed to hold heavy, static load so often the roof rafters will be bolstered to handle the additional weight of the solar panels. In the photos below one can see that every original (darker colored) roof rafter has been, “Sistered” with a new piece of lumber. The additional roof rafter lumber is specifically installed to help carry the additional weight of the solar panels (plus any snow). According to http://www.civicsolar.com/resource/roof-load-considerations-pv-arrays PV panels can weigh up to 50 pounds each and there are numerous panels on a roof. The photos below are from the attic in a house in Eatontown, NJ that had PV panels outside.

In neither of these houses were the operation or efficiency of the solar panel systems inspected. I explained the components of the thermal system; Circulating pump, heat exchanger, etc. and pointed out that a replacement water heater that has the heat exchanger coil built in may be considerably more expensive than a common water heater. For the photovoltaic system, the seller had the paperwork from the installer along with the nature of the business deal with the electric company or solar provider.

Some PV systems are leased by the homeowner and some are owned. I highly recommend that you understand, 100% the nature of the business arrangement that you are buying into when you purchase a home with a PV system. You should ask the seller for any and all paperwork you have from the PV solar provider. This is something that you may want to have your attorney review. There are numerous business models that the PV supplier and your new, electricity business partner (yes, you may be in a business relationship with the PV contractor to some degree) may have. It’s important to know what your obligations and opportunities are.

Most PV systems capture/generate electricity and likely send the generated energy back into the electric grid. I have seen houses with a second meter associated with the PV solar system. Your regular electric meter keeps track of the electricity you use. The second meter, part of the PV system, likely keeps track of the electricity that your PV system generates and sends back into the grid. If you use 10kw of electricity and your PV system generates 4kw, your contract with the energy company may (based on your contract) then require you to only for the net 6kw that you use.

Some PV systems may be more sophisticated and also have batteries. If your PV system generates and stores the electricity for your use, there is likely to be a large set of batteries (imagine heavy-duty shelves with dozens of car batteries – we’re not talking D-cell batteries here). Since the batteries are DC electricity and the house uses AC electricity, there will also be an inverter in this sophisticated system. The inverter converts DC to AC. Please note that this is a very specialized application of PV solar panels and definitely requires a specialist to inspect as well as the knowledge that there may be regular maintenance of the batteries.

Conclusion

If you’re purchasing a house with, “Solar panels” make sure you understand what type of solar system you have. Thermal? PV? If it’s an older thermal system, you may want to assess its value as there may not be many companies skilled in the thermal systems and the replacement components may be either hard to find or expensive, or both. If it’s a PV system, make sure you understand the nature of the ownership and financial arrangement with whomever installed it and who will be buying the excess energy that you may be returning to the power grid. PLEASE CONSULT AN EXPERT.

I would appreciate your comments about this article. Please email your comments to frank07722@gmail.com

About the author. I am a NJ Licensed Home Inspector and have performed over 500 inspections. I am the owner and Inspector at Regal Home Inspections, LLC. In addition to being a New Jersey Licensed Home Inspector I am also a NJ-DEP certified Radon Measurement Technician and Regal Home Inspections, LLC has also collected samples for lead paint, allergens and mold. We are affiliated with the best labs that perform the sample evaluation and testing. We can also help facilitate the testing of septic system and numerous aspects of oil tank evaluations. This includes oil tank integrity testing, tank locate services and soil samples. We work to ensure that the house you’re buying is sound or that you know of any issues.

A Superior Effort and Inspection – Part 2

Posted by Frank J Delle Donne on January 10, 2015

A Superior Effort Part 2

By Frank J. Delle Donne, Licensed Home Inspector

January 10, 2015

For most people, purchasing a house is the largest purchase they have thus far made. Help ensure that you, “Buy with confidence. Sell with pride” ® by using Regal Home Inspections, LLC.

Introduction

On Friday, January 9, 2015 I was hired to conduct an inspection on a nicely renovated 52 year old house. It had been remodeled with updated bathrooms, new siding and despite its age, looked very nice and it absolutely was for the most part. Like the Superior Effort article I wrote in December 2014, I was informed that the house had also been recently inspected. The seller told me that the house had been inspected in the summer of 2014 by another potential buyer. That deal, I was told, fell through because of septic issues but the seller had the septic system replaced following that deal’s demise. I was also told by the seller that the, “only other thing” the other inspector found was an issue with the chimney flashing which they had fixed.

Just like I said in the December 20 edition of the Superior Effort article, perhaps another inspector would have cruised the rest of the way home on this second inspection but I did not. Following are some examples as to why, in my humble opinion, you should hire Regal Home Inspections, LLC to perform your new home inspection.

Examples

Here are some of the items that I found during the inspection that the, “other” inspector should have found.

1) The New Jersey law that oversees home inspectors requires that home inspectors test the, “Entrapment Protection Mechanism” for garage doors. This includes the photo-eye beams mounted close to the floor on the garage door tracks and the auto reverse in the event something gets caught under the door as it’s closing. One garage door had the photo-eye but the other did not. Additionally the doors required adjusting on the down-force-tension because they did not reverse when tested. Starting in 1993, garage door openers had to come with these safety features. It should be reported if they aren’t installed or operating in a home inspection report.

2) New Jersey Home Inspection laws follow the Standards of Practice of the American Society of Home Inspectors (ASHI). ASHI is actually mentioned in the NJ Administrative Code that oversees home inspectors and how they should perform their job. The Standard of Practice allows inspectors to inspect a sampling of regular electric outlets but the inspector must inspect all Ground Fault Circuit Interrupt (GFCI) outlets. GFCI outlets help protect people by disconnecting the electricity if the GFCI outlet detects that the electricity is going-to-ground in a manner that is abnormal. This might occur if stray voltage and current went through a person because of faulty wiring. That’s why GFCI outlets are required outside, in garages and near all water appliances; sinks, etc. to name a few. GFCI outlets are basics in 2015 construction just like a foundation and roof. GFCI outlets in specific areas are mandatory. So when a house is being inspected for a sale, the inspector HAS TO CHECK EVERY GFCI outlet and every outlet that should be GFCI. Without getting too technical, suffice it to say that one GFCI outlet can protect the others that it serves in a multi-outlet circuit. In this photo, the GFCI outlet on the right (the one with the buttons), operates as it should.

DSCF3587 — Outlet on right is GFCI. Outlet on left is NOT GFCI protected PLUS it has reverse polarity.

However, not only is the outlet next to it NOT GFCI, it is wired backward! The polarity is reversed. Again, without getting too technical, this is very dangerous. An outlet that is wired with reversed polarity has the potential to electrocute someone very easily because the “Hot” line is in the wrong place.

3) Another blatant error on the part of the inspector that was here 6 months back is the duct for the bathroom exhaust fan. Inspectors are trained to be aware of bathroom exhaust fans that are not installed with the duct work to the outside. They sometimes vent to inside the attic (see the @regalhomeinspec Inspection find of the week from late December with the vent fan with no ductwork). While they are often very hard to find because the fans and ducts are often under insulation or in hard to reach places, in the house yesterday, it was very easy to see and right in front of you, if you looked and cared to know what you were looking at.

DSCF3637 — Silver duct from bathroom fan is blowing moist exhaust air into the attic. This can promote mold growth.

Conclusion

I would appreciate your comments about this article. Please email your comments to frank07722@gmail.com

About the author. I am a NJ Licensed Home Inspector. I am the owner and Inspector at Regal Home Inspections, LLC. In addition to being a New Jersey Licensed Home Inspector I am also a NJ-DEP certified Radon Measurement Technician and Regal Home Inspections, LLC has also collected samples for lead paint, allergens and mold. We are affiliated with the best labs that perform the sample evaluation and testing. We can also help facilitate the testing of septic system and numerous aspects of oil tank evaluations. This includes oil tank integrity testing, tank locate services and soil samples. We work to ensure that the house you’re buying is sound or that you know of any issues.

A Superior Effort and Inspection

Posted by Frank J Delle Donne on December 23, 2014

A Superior Effort and Inspection

By Frank J. Delle Donne, Licensed Home Inspector

December 23, 2014

For most people, purchasing a house is the largest purchase they have thus far made. Help ensure that you, “Buy with confidence. Sell with pride” ® by using Regal Home Inspections, LLC.

Introduction

On Saturday, December 20, 2014 I was hired to conduct an inspection on a 9 year old house. It was a large house with over 5000 square feet of living space, 6 bathrooms and 5 bedrooms. I arrived early, which I usually do, and introduced myself to the seller and asked for their permission to start the exterior portion of my inspection before the real estate agents and clients arrived. I was about 30 minutes into the exterior inspection (remember it’s a very large house) when the listing agent arrives and shares with me that this was the third time the house was under contract in recent months and for the previous two times, each potential buyer also had the house inspected. He pointed out that a few, small items were found but were fixed and that I should have a fairly smooth inspection. In case you’re wondering, I don’t know why the previous deals fell through and to tell you the truth, it doesn’t matter to me in a professional, home inspector capacity.

Perhaps another inspector would have cruised the rest of the way home on this third inspection but I did not. Following are some examples as to why, in my humble opinion, you should hire Regal Home Inspections, LLC to perform your new home inspection.

Highlights of a Superior Inspection

I climbed the roof! Even though the roof was only 9 years old, I still climbed on the roof. Here’s a view of the house from the side so you can see it’s a large home. Now the New Jersey Administrative Code that governs the home inspection process, NJAC Chapter 40, Subchapter 15 (13:40-15.17 Mandatory tools and equipment) states that the minimum required length ladder is 11 feet. I believe most inspectors meet this minimal requirement and lean on the law to avoid climbing on roofs. Technically an inspector can inspect a roof from the ground with binoculars. I carry a 22 foot ladder and when it’s safe to do so I climb on the roof. I have walked roofs by climbing a ladder. I have walked roofs by climbing out a window to access the roof. I have found issues with roofs and other components, like the chimney or flashing because I climb the roof! The easy way out here would have been to use the binoculars. Now there weren’t any issues on this house but for the client, I didn’t take the easy way out.
Also according to the NJAC and the Standards of Practice that the NJAC includes, a representative number of electrical outlets (such as one per room) can be tested but all, GFCI outlets must be tested. The Standards of Practice, (as well as the National Electric Safety Code) require that all outside electrical outlets be GFCI protected. This has been the standard since 1973. So not only did the local building inspector miss this in 2005 when the house was built but two, licensed, (apparently) professional home inspectors missed the fact that the outside outlet on the balcony was not GFCI protected. I found out it wasn’t because I tested it because as a professional home inspector, following the NJAC, the inspector must test GFCI outlets. I don’t know who they were but there are two inspectors out there that didn’t, otherwise they would have found it. Once on the deck it took about 30 seconds to test the outlet with a GFCI tester. The outside outlet that was not GFCI is on the covered deck on the second floor which can be seen in the photo above.
This house had over 65 windows. Now it’s possible that the one that I found that was cracked, wasn’t cracked when the other two inspections occurred. I’ll give them that. I did check the glazing and also found that one window had the thermal seal broken. The other inspectors should have found this however. The seller wasn’t even aware of that and it is a master bedroom window.
Finally, while inspecting a bathroom I noticed some staining near the exhaust vent. This bathroom, apparently hadn’t been used in a while and I would bet dollars to donuts that the stains are not new. The stains looked like it might be mold but of course, without laboratory analysis, it can’t be determined conclusively in the field by naked eye. For an inspector, the staining should indicate the need for some additional investigation. When it was time to inspect the attic I made note of the direction and distance of the bathroom and the vent from the attic stairs. As I approached the area my curiosity was elevated because I didn’t see any exhaust duct work. That didn’t mean that it wasn’t there because it could have been installed between the joists. When I checked, I found out that the duct wasn’t installed at all. Ever since this house was built, the exhaust vent fan blew the air from the bathroom directly into the insulation in the attic. Luckily this was a spare bathroom that was rarely used (remember, this house had 6 bathrooms).

DSCF1761 — Bath exhaust vent without any duct work.

Conclusion

The bottom line is that I will do the best inspection possible. Combine that with my competitive pricing and I believe I offer the best professional home inspection value in New Jersey. For a house that was relatively new and that had been, “inspected” by two other licensed home inspectors within the past few months, this wasn’t the easy inspection I was told to expect. I would not have lowered my standards regardless. I have inspected $150,000 houses and I have inspected houses well in excess of $1,000,000. I bring the same professional skills and attitude to every inspection. Am I perfect? No I am not perfect. Will I do everything in my power to make every inspection the best inspection possible? Absolutely I will.

I would appreciate your comments about this article. Please email your comments to frank07722@gmail.com

About the author. I am a NJ Licensed Home Inspector. I am the owner and Inspector at Regal Home Inspections, LLC. In addition to being a New Jersey Licensed Home Inspector I am also a NJ-DEP certified Radon Measurement Technician. I can also help facilitate the testing of septic system, chimney inspections and numerous aspects of oil tank evaluations. This includes oil tank integrity testing, tank locate services and soil samples. We work to ensure that the house you’re buying is sound or that you know of any issues.

Minimizing Basement Water Problems

Posted by Frank J Delle Donne on December 15, 2014

Minimizing and Managing Potential Basement Water Problems

Rain Water Management – Part 2

By Frank J. Delle Donne, Licensed Home Inspector

December 15, 2014

For most people, purchasing a house is the largest purchase they have thus far made. Help ensure that you, “Buy with confidence. Sell with pride” ® by using Regal Home Inspections, LLC.

Introduction

Back in September I was inspired to write Part 1 because of what I had observed in my inspections and a call that I received from a client. I am now inspired to write Part 2 for almost the same reasons.

On October 18^th and November 8th I performed two inspections that I was reminded of last week. Both sales closed last week coincidentally, December 9^th and December 11^th to be exact. One was a town house and one was a single family home. The townhome was built in 1996 and the single family home was built in 1935.

From a home inspection and maintenance recommendations point of view both houses had damaged or substandard rain water management (piping) systems. Specifically there were issues with one or more of the following; Gutters, downspouts or the downspout extensions. Properly installed and maintained gutters, downspouts and downspout extensions are fundamental to keeping basements dry. Of course a chronically wet basement can decrease the value of a house, damage property and belongings as it becomes flooded and potentially be a health hazard if the chronic moisture feeds the growth of mold.

So with the title of this article, the introduction thus far and the following detail one can probably guess where this is headed. If you recall, the New Jersey area had a nor’easter storm on 12/9/14. According to the National Weather Service Philadelphia/Mount Holly Bureau, Southern NJ received approximately 2.5 inches of rain as of 7pm on Tuesday, December 9, 2014. What I’d like to do is translate that amount of rainfall into water volume and then demonstrate how potentially destructive that water can be if the gutters, downspouts and downspout extensions are not designed, built and MAINTATINED properly.

The Inspections and Findings

During the inspections for both of these houses, and of course in the written report, the topic of rain water management was discussed and documented because there was damage or substandard conditions to the gutters, downspouts or the downspout extensions. For one house, there wasn’t any downspout extension and therefore all the rain water coming off the roof was being deposited right up against the basement wall. For the other house it was a little more interesting. First, the 1935 house apparently was built without any gutters. I specifically asked the seller and he stated that when he bought the house it didn’t have gutters and the open soffit design of the roof/eave area would support the idea that gutters were not part of the original house design. On the 1935 house there was also a flat section of roof and that area drained to one downspout connection that was about 10 inches long (Photo 3) and in need of repair and redesign. In the report for the 1935 house it was even pointed out how the cascading water from the 10 inch, insufficient downspout was, “eroding” the ground directly below (Photo 2). Both clients were closing last week. The clients buying the 1935 house were having their pre-closing final walk through during the rain event on December 9^th. The other was having their pre-closing walk through on Thursday, December 11^th. Both clients called (on the 9^th and 11^th respectively) because they noticed wet basements in their final walk through. We reviewed the inspection’s findings and the report’s recommendations, photos, conditions found during the inspections and the recommendations to repair or add gutters, downspouts or downspout extensions as each situation required. Noting too that poor gutter, downspout and downspout extension maintenance could lead to water in the basement.

I’d like to show you each finding individually and in the next section of this article, put the findings into different terms so that the potential water volume accumulation of a damaged or substandard rain water management system on a home can be better understood.

One situation (Photo 1) was simply in need of a downspout extension (and maybe some soil grading). As noted in Part 1 of this article series, it would be great to extend the rain water drainage (downspout extension) to a minimum of 6 feet away from the foundation wall. The further the better.

DSCF9303 — Photo 1 – Downspout extension and proper soil grading required.

The other situation not only requires gutters but looking at the flat roof section of the house only, a proper downspout and downspout extension are required. The PVC pipe that fell off is significantly heavier than regular downspout material and over time gravity will cause the heavy PVC pipe to fall off. The lower part of the PVC pipe that was used as a downspout is seen in the photo below. The drain connection is in the next photo, Photo 3.

DSCF7822 — Photo 2 – Eroded soil and inappropriate downspout and no extension.

DSCF7815 — Photo 3 – Only pipe draining from flat roof section.

Setting up the Formulas

How much water might actually be dumped next to the foundation in each situation knowing that some of it will work its way back into the basement?

1935 House – The flat roof section of this house is approximately 12’ by 20’. Additionally the pitched roof section of the house, with no gutters or rain water management at all is approximately 30’ by 40’. The pitched roof section is a gable design so one half is sloped to the front and the other half is sloped to the back. Overall, this 1935 house covers approximately 1400 square feet of property.

1996 house – This is a center unit townhome and this particular house is approximately 18’ wide by approximately 30’ deep. This house covers 540 square feet of property. There were two downspouts in the front so in my calculations I will apply the theory that half the water flows to the front and half of that goes to the left downspout and half to the right downspout that is seen in Photo 1. So each one of the 2 downspouts in the front of this house manages the rain water from approximately 135 square feet of area. 270 square feet in total for the front half of the house.

Let’s do the Math Using the 12/9/14 Rainfall Statistics

1935 house. The flat roof is approximately 240 square feet. I actually convert everything to square and cubic inches to do the math but the bottom line is that in a 2.5 inch rain event, that would equate to 50 cubic feet of water landing on the flat roof. That is equivalent to 374 gallons of water that was collected on the flat roof and then deposited in one day at the corner of the basement in the 1935 house where the damaged downspout is located.

On December 9^th, with the 2.5 inch rain event, the 1935 house’s pitched or sloped roof shed a total of 1870 gallons of water. Half was shed to the front next to the foundation wall and half was dumped in the back next to the foundation wall. That’s over 2200 gallons of water that was dumped immediately next to the foundation wall of that 80 year old house because of damaged and/or substandard rain water management. Is it any wonder why some water made its way into the basement? The solution here (as stated in the report) is to A) Fix the downspout and add a properly sized extension and B) Add gutters, downspouts and extensions to the rest of the house. Proper soil grading is also a good option.

For the 1996 house it’s not as dramatic but it helps demonstrate the need for properly functioning gutters, downspouts and downspout extensions. When we convert 135 square feet of roof surface area into gallons for a 2.5 inch rainfall event this equals slightly over 210 gallons of water deposited at the spot in this photo. And yes, if you pour that much water so close to the basement wall, some water will make its way back into the basement.

Soil grading is also important. If the soil is flat immediately next to the house, as it appears in the photo here, in a 2.5 inch rain event, each square foot of soil will have 1.7 gallons of rain fall in that 1 square foot area. Let’s apply these facts to the 1935 house. The 1935 house has approximately 164 linear feet of foundation at the perimeter. Roughly, if you consider a 3 foot wide apron of soil around the perimeter, that’s a 492 square foot apron of soil. Of course, any rain fall will land on this apron of soil. In the 2.5 inch rainfall event and my calculation that each square foot of soil will have 1.7 gallons land on it during this event, we’re looking at another 836 gallons of water that lands within 3 feet of the foundation wall! And other than proper soil grading, to pitch the dirt so the water runs away from the foundation, there’s not too much we can do about this.

If we add it all together, this 1935 house had over 3000 gallons of water dumped within 3 feet of the foundation wall in one rain event on 12/9/14. YES, some of that water will make its way back into the basement.

Conclusion (Same as those in Part 1 of this series)

To reduce the potential for water to enter your basement, please remember these suggestions:

Make sure your gutters and downspouts are properly maintained and are clear of debris.
Make sure your downspout extensions are sloped properly and at least SIX feet long.
Make sure the overall grading of the land around the entire house is graded so that any surface water is likely to flow away from the house, not toward the house.

Doing these things will help promote a drier basement.

I would appreciate your comments about this article. Please email your comments to frank07722@gmail.com

Minimizing and Managing Potential Basement Water Problems

Posted by Frank J Delle Donne on September 9, 2014

Minimizing and Managing Potential Basement Water Problems.

Managing the Sources – Part 1

By Frank J. Delle Donne, Licensed Home Inspector

September 9, 2014

For most people, purchasing a house is the largest purchase they have thus far made. Help ensure that you, “Buy with confidence. Sell with pride” ® by using Regal Home Inspections, LLC.

Introduction

As I began writing this article my phone rang and a gentleman from a prior inspection asked about repairing some downspouts that weren’t functioning properly. As a result the rain water coming off the roof was being dumped too close to the foundation of the house and this gentleman needed it to be repaired as recommended in the inspection report. As I learned in my home inspection training, approximately 90% of water that ends up in the basement comes from the surface of the ground. Not from a high water table or underground springs. Therefore if you can manage and maintain the gutters, downspouts and down spout extensions you can significantly reduce the potential for water from getting into your basement.

Sub Soil Water Management

New homes with basements are constructed with a set of perforated pipes around the perimeter of the foundation close to the footing. The footing is the portion of the foundation wall upon which the wall, and the rest of the house, stands. It is made of concrete and is wider than the foundation wall and is well below the frost line. The footing provides the house with its base making contact with the soil below.

The perimeter drain is a pipe that sits very close to the footing and is routed around the foundation and is connected to the sump pit in the basement. The purpose of this perimeter pipe is to relieve the hydraulic pressure that may be created from high amounts of ground water. Instead of the ground water applying pressure to the foundation wall and perhaps seeping into the basement, the components (perimeter pipe, sump pit and associated sump pump) gives the water a place to go, be collected (in the pit) and discharged (via the sump pump) BEFORE it enters the interior of the basement.

This is a good way to manage the water once it seeps against the foundation wall and toward the footing/drain pipe/sump pit area but it would be better water management if we could keep the water away from ever getting that close. And to help accomplish that we will look at gutters, downspouts and the important downspout extensions.

Tools of Managing Rain Water

The tools to manage rain water include the collection of the water as it is repelled by the roof shingles and into your gutters. Gutters should be properly secured, of course, and properly sloped so that the water is drawn, by gravity, to the lower parts where the downspouts should be connected. Occasionally I inspect a house where the gutters are not slopped properly and water can remain sitting in the gutters with only evaporation as a way for it to go away.

Gutters should also be properly sized. If it’s an estate home, gutters with wider openings may be necessary to handle the large volumes of water that may come off the roof. If a gutter is undersized or if there is a clog preventing the water to flow to and through the downspout, the gutter will overflow. An overflowing gutter or a damaged gutter/downspout system can both lead to too much water being too close to the house.

The downspouts should be secured with screws to the gutter and each downspout section should also be attached with screws. Simply relying on the friction fit of one downspout section connected with another is not sufficient to keep the connection intact for a long time.

DSCF4425 — Splash block too close to the house.

Downspouts often deposit the water onto a “splash block”. A splash block may be made of concrete or of a plastic material. While one purpose of the splash block it to disperse the water a more important function is to direct the water away from the foundation. However, splash blocks are usually 2 feet long and therefore the water run off is landing on the ground only 2 feet from the foundation wall and that’s too close.

DSCF4069 — Downspout is to the right. Notice the left is higher. The water will not climb uphill!

So to get the water further away we can use downspout extensions. Downspout extensions may be rigid metal just like the downspouts themselves or they may be flexible, corrugated plastic. No matter the material, good connections and proper slopes and distances are the key. According to The Home Reference Book by Carson & Dunlap, the downspout extensions should effectively deposit the water at least 6 feet from the house. This will help ensure that the water, once it hits the ground, will probably not seep back into the basement. A longer distance is even better. Additionally the grading of the soil around the entire perimeter of the house should slope down at least 6 inches for the first 6 – 10 feet of horizontal distance. This will help ensure that any groundwater will be channeled away from the house.

Conclusion

To reduce the potential for water to enter your basement, please remember these suggestions:

Make sure your gutters and downspouts are properly maintained and are clear of debris.
Make sure your downspout extensions are sloped properly and at least SIX feet long.
Make sure the overall grading of the land around the entire house is slopped so that any surface water is likely to flow away from the house, not toward the house.

Doing these things will help promote a drier basement.

Make sure that when you hire an inspector you hire someone with the experience of Regal Home Inspections, LLC. My mother is 85 years old and when I do an inspection for an older client I approach it as though I was doing the inspection for my mother. Similarly, I have done inspections for young ladies and when I do I approach it as though I was doing the inspection for my 23 year old daughter. I take a personal interest in my occupation and all of my clients. It’s not just a job.

I would appreciate your comments about this article. Please email your comments to frank07722@gmail.com

About the author. I am a NJ Licensed Home Inspector. I am the owner and Inspector at Regal Home Inspections, LLC. In addition to being a New Jersey Licensed Home Inspector I am also a NJ-DEP certified Radon Measurement Technician and Regal Home Inspections, LLC has also collected samples for lead paint, allergens and mold. We are affiliated with the state’s best labs that perform the sample evaluation and testing. We can also help facilitate the testing of septic system and numerous aspects of oil tank evaluations. This includes oil tank integrity testing, tank locate services and soil samples. We work to ensure that the house you’re buying is sound or that you know of any issues.

Buying a Home in a Retirement Community

Posted by Frank J Delle Donne on August 14, 2014

Retirement Community Homes

Are they really maintenance free?

By Frank J. Delle Donne, Licensed Home Inspector

August 14, 2014

For most people, purchasing a house is the largest purchase they have thus far made. Help ensure that you, “Buy with confidence. Sell with pride” ® by using Regal Home Inspections, LLC.

Please leave a review of this article or of our services. Click Here and then click on, “Write a Review”.

Introduction

Since approximately 1958 my parents have lived in and owned, as their primary residence, a single family home. In 2004 my parents moved from a 100 year old single family home to a new home in a new development that was designed for people 55 years old and older. It was a brand new house in a new community. Everything from the streets to the sidewalks to the houses and the appliances inside each house were no older than brand new when they moved in February 2004. This community in Middlesex County, NJ was ideal. The lawn maintenance was taken care of by the association. The community pool was managed by the association. The snow removal, right up to the front door was taken care of by the association. The appliances, dishwasher, water heater, heating and air conditioning were all brand new in 2004. The roof and siding were all brand new. Ten years later appliances start to get old and things wear out. I have had the opportunity to perform a number of inspections for people looking to buy into similar, low maintenance houses in maintenance free communities. What I have seen however could be a lesson to potential buyers, particularly in older, more established communities.

Age Matters

I am inspired to write this article because one of the first inspections that I performed that resulted in the buyer deciding not to buy the house, due to the inspection’s findings, was in a, “retirement community”. What should have been retired was the house. Please consider the following:

The house was built in 1984. On January 22, 2014 when the inspection was done the house was 30 years old.
The original owner was making the transition from living on her own to living with assistance. Whether that was to move in with family or into an assisted living facility I don’t know nor is it relevant. Just that the house was being sold. Only one person lived in the house when it was inspected. The spouse was no longer there.
The roof was original and showed signs of its age. Shingles lifting and bowing for example. New roof, maybe $6000.00
The slab of brick veneer above the garage door was separating from the wood structure behind it. A slab of brick that was 3 feet high and 20 feet long could fall at any moment. I was sure to warn everyone not to walk beneath it. Brick repair, I estimate $3000.00.
Notice the slab of bricks that might fall any minute.
The electrical system was inferior when compared to today’s standards. As an example, GFCI outlets had not been required in kitchens until 1987. This house was built 3 years earlier. Electrical upgrades possibly $1000.
The water heater, while not original, was ready for replacement again and left to the buyer. It was 13 years old when inspected. New water heater – $1500.
The AC compressor/condensate coil (outdoor unit) was 12 years old and ready for replacement. New outdoor coil only – $2000. New outdoor coil and indoor, “A” coil – $4000.
While I could not determine a manufacture date for the furnace, via the serial number which is pretty common, the furnace appeared to be very old and indicated flame roll-out and rust. Like looking at a horse’s teeth to determine its age, the general appearance of the furnace, evidence of roll-out and the rust indicated to me that this furnace may have been original and likely in need of replacement. New furnace $4000. New furnace/AC combo probably right around $8000.
Many of the double pane window seals were broken and at least 6 windows were foggy from the condensation that builds where the vacuum should be. At $500 per window, at least $6000.

For the right price might this house be worth buying and then investing money in some upgrades as I have mentioned? Absolutely. But the point is most people looking to buy at this point in their lives, in a community that connotes the low maintenance lifestyle, in my opinion, will continue to look elsewhere. And they will look elsewhere due to the maintenance aspects as I have mentioned. Most people that are interested in buying in an age restricted, retirement community are not looking to buy a, “fixer upper” but that’s exactly what this was and others that I have inspected also are. This was not the exception. Extremely old AC units, furnaces, water heaters, siding, trim, walls, plumbing fixtures in disrepair and electrical systems and components in need of upgrade. There have been others needing a lot of repair but there have been a number that were very well kept and in move-in condition.

Conclusion

If you are considering buying in an age restricted or retirement community be aware that homes as young as 10 years old will start to require maintenance. Please consider that water heaters last 8 – 10 years. AC units last about 10 – 12 years. Both can last longer but the law of averages says they will not. Just because it might be a potential, “New” home for you it may not be that new at all. Make sure that when you hire an inspector you hire someone with the experience of Regal Home Inspections, LLC. My mother is 85 years old and when I do an inspection for an older client I approach it as though I was doing the inspection for my mother. Similarly, I have done inspections for young ladies and when I do I approach it as though I was doing the inspection for my 23 year old daughter. I take a personal interest in my occupation and all of my clients. It’s not just a job. I would appreciate your comments about this article.

Please email your comments to frank07722@gmail.com About the author. I am a NJ Licensed Home Inspector. I am the owner and Inspector at Regal Home Inspections, LLC.

In addition to being a New Jersey Licensed Home Inspector I am also a NJ-DEP certified Radon Measurement Technician and Regal Home Inspections, LLC has also collected samples for lead paint, allergens and mold. We are affiliated with the state’s best labs that perform the sample evaluation and testing.

We can also help facilitate the testing of septic system and numerous aspects of oil tank evaluations. This includes oil tank integrity testing, tank locate services and soil samples. We work to ensure that the house you’re buying is sound or that you know of any issues.

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