Can Radon Levels Fluctuate Inside A NJ House?

Posted by Frank J Delle Donne on

Do Radon Levels Fluctuate Inside A Typical NJ Home? | Radon Inspector Brick NJ

January 15, 2023

As part of a home inspection done on a home in Red Bank, NJ, Regal Home Inspections, LLC performed a radon test. This occurred about 4 years ago. Following the protocols for the placement of the radon test, it was conducted over a 2, 3 or 4 day period. I don’t recall the exact interval but I know, 100%, that it was done following the testing requirements. Those requirements have a minimum exposure time of 48 hours and as many as 144 hours (e.g. the equivalent of 6 full days). The test came back below the NJ DEP’s, “Action level” of 4.0 pico Curries per liter of air (pCI/L) so there was no further action that needed to be taken. Case closed. A couple of years later I received a call from the young lady that hired us for the Red Bank inspection and radon test because they had decided to sell that home and when the new buyer did their radon test it came back ABOVE 4.0. She asked can that happen and I said, “Yes” it’s possible. That radon levels can fluctuate inside a NJ home.

In 2022, we did another home inspection including a radon test and this time, the test we did in association with the home inspection came back ABOVE 4.0pCi/L. The seller disagreed, hired someone else to do a test and the second test came back below 4.0.  The seller complained but didn’t understand that radon levels can change. She complained that I had done something that made the test come back high.  In my response I stated that, “It’s not like I carry a spray can of radon with me!”  Additionally, I called one of the labs we’re affiliated with to ask a lab specialist if it’s possible for someone to fake a high result. His response was basically if the radon canister was opened, placed upside down on the basement’s concrete floor over a crack in the floor it’s nearly impossible to fake a high reading.  Now please remember that A) Radon is one of the elements on the Periodic Table of the Elements. Just as is Oxygen, Helium, Iron, Gold, Uranium, etc. B) It’s a radioactive element so unless one wants to expose themselves to Alpha radiation, Beta radiation or Gamma radiation, it’s not a good idea to mess around with this stuff.  It’s not like I can sprinkle some radon pixie dust on the test device to fake a high reading. C) The test device has to be placed following recognized protocols which we ALWAYS do.

Dealing With Radon In The NJ Home

Those are two anecdotes that give a little background. For over 31 years my family and I have lived in an area identified by the NJ DEP as a Tier 1 or “High radon potential” area.  During the 10 years or so that I’ve been a home inspector and certified to conduct radon testing I’ve tested my home (In the basement) about 5 times. The results have always been between 2.4 and 2.7pCI/L. Late, last winter (2022) I purchased an active radon monitor. It hangs on the wall like a thermostat. It has an app to by smartphone and constantly measured for radon. Here’s an actual photo of the monitor. It’s manufactu-red by a company called AirThings

Radon Levels | Radon Inspector Brick NJ
AirThings Monitor in my basement.
radon levels app | radon inspector brick nj
Screenshot of the app on my phone on 1/15/2023.

and I urge everyone to have one in your home. Their website is…  Airthings | check it out for the leading radon and indoor air quality monitors. Radon is the leading cause of lung cancer for non-smokers and 2nd only to cigarettes in causing lung cancer. Estimates are that 21,000 people die each year from radon caused lung cancer.

Again, the AirThings monitor was installed in the late winter of 2022. Everything looked good and the monitor read, as I was expecting, in the 2.5pCi/L range. Then Spring arrived. What do many of us do when spring arrives and the outside temperature rises to the mid 60s or 70s? We open all the windows as we did.  About 2 days later the AirThings app on my phone issued an alarm of sorts. MUCH to my surprise, it notified me that the radon level in my basement rose above 4.0!!!  The radon training requires that the test be done while maintaining, “Closed House Conditions.”  That means no open windows, refrain from using the fireplace, etc. Why, because as I experienced 1st hand, opening the windows and airing out the house can cause negative pressure inside the house. Naturally the house wants to equalize the pressure which, in my case, led to drawing radon into the basement.

To rectify the situation, I opened a couple of windows in my basement. Just a crack, mind you, but enough to get some fresh air in. That seemed to do the trick. The average radon level dropped to below 2.0 and often close to 1.0pCi/L.

Then…I turned on a portable heater in my basement. There is some heat from the forced hot air heating system but I was working on a project and painting some cabinet doors that had been removed and placed on a couple of tables in the basement. With the intention of increasing the temperature of the basement to aid in the paint drying a little quicker, I turned on a portable, electric heater and closed the windows.  It did the job I wanted it to do and the basement was nice and warm. However, warm air rises. I believe what happened is that as the warm air rose from the basement it, again, created negative pressure inside the basement. The way the house equalized the pressure was to draw air into the basement from the perimeter drain, etc. That caused the radon to spike to 3.0pCi/L. My project is done. The heater is off and the window is open again and the radon levels are going down.

Key Takeaways | Dealing With Radon In The NJ Home

So, what are the key take aways from this story?

  • Radon levels change. Do not ASSUME that if it tests low once that it will always be low.
  • Test regularly if that’s possible.
  • And test at different times of the year. Since your home’s conditions may change seasonally, test seasonally until you get a good indication how the radon potential changes year-round.

If you have any questions or would like to discuss your specific situation, please call either Brian or Frank at Regal Home Inspections, LLC. We’re both licensed by the NJ DEP to test for radon.  Regal Home Inspections, LLC is licensed to test for radon in single family homes, townhouses, duplex homes, single unit condominiums. Frank is also licensed to perform radon testing in commercial buildings, large and small and schools including preschools and child care centers. Commercial buildings, large and small and schools including preschools and child care centers require a great deal of pre-testing analysis, coordination and fact finding and then strict adherence to the rules set forth by the American Association of Radon Scientists and Technologists (AARST).

Call – Brian @ 732 740 8365 or Frank @ 908 902 2590.

P Traps and S Traps. What Letter is Your Sink Trap?

Posted by Frank J Delle Donne on

Plumbing – What Letter is Your Sink Trap?

By Frank J. Delle Donne, Licensed Home Inspector

October 24, 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: P Traps And S Traps In Plumbing

Inspectors are required to look high and low at the obvious and the subtle. In NJ, we are required to follow the American Society of Home Inspectors (ASHI) Standard of Practice. Within the plumbing section, we are required to describe the systems and components that are part of the house’s plumbing. This includes the supply pipe material, drain and waste pipe material, location of the main shut-off, and more. This article will look specifically at the drainage pipes and, more to the point, the trap, under the sink.

Drain Pipe System and the Sink Trap

When water exists in any sink, kitchen, bathroom, laundry, bar, etc., it makes its way toward the sewer or septic system. The obvious purpose of the drain pipe system is to route the water, without leaking, out of the house. Within the drain, pipe system is the TRAP. This is the little loop directly below the sink, usually seen from inside the cabinet below. In comparison, a secondary benefit of the trap may be to trap your wedding ring when it falls off when you are doing the dishes, but in fact, the primary purpose of the trap is a safety device.

The Sink Trap as a Safety Device

Sewage gasses are created as the waste matter decomposes. Just like a garbage dump generates methane gas that has to be vented, the sewer or septic system creates methane gas, and unless it is kept from rising through the drain and waste plumbing, it will enter the house. Methane gas is flammable, so, therefore, it is dangerous.

The trap facilitates the creation and maintains a water plug that prevents these unwanted gasses from entering the house. That is the absolute primary purpose of the trap, to hold the water plug. If it also saves your marriage, that’s a side benefit.

The trap works because there is usually a vent pipe next to it. The vent pipes are part of the piping systems that you can often see penetrating the roof of a house. The open vent above the roof helps water drain properly and helps create the water trap.

What Type of SINK Trap Do I Have?

Most sinks have a “P” trap below it and then, in most applications, behind the wall is a vertical vent pipe that goes up through the roof as well as the pipe that goes down that carries the water.   The typical P trap looks like a P if you envision the flat section of the letter P horizontally. Take the letter P and turn it 90 degrees clockwise. The P trap in conjunction with the vent ensures that enough water will remain behind to ensure the water plug does its job.

Occasionally the plumbing under a sink is an “S” trap.   This is when the drain from the sink comes down a few inches, loops back up, then loops back down. See the accompanying photos. P traps are good. S traps are bad.

P Sink Trap
Example of a P trap.
S Sink Trap
Example of an S trap

 

Why are S Traps Bad, and how can it be fixed?

S traps are bad because they present the potential for water from the sink to create a siphon, and as the water empties, once the water starts flowing, without a vent, the last few inches of water don’t know that they have to be the water plug and gravity and the force of the emptying water carries all of the water out of the S trap. There is no water plug, and gasses can enter the house. If you’re merely running the faucet, a water plug will probably be maintained. However, if you ever fill the sink and pull the stopper, there’s a lot of force, and a siphon can be created so that the last bit of water follows the water molecules in front, and nature’s course is for every drop of water to follow the one before it, and the last ones never get the message to stop and become the water plug.

Plumbers can now use Air Admittance Valves (AAV) where an S trap exists. This can be an inexpensive fix to a potentially harmful condition. The AAV is a mechanical, one-way valve that can let air in behind the water to ensure that the water plug remains and when there isn’t water draining, it closes to prevent gasses from entering the house.

Plumbing AAV
Diagram of a drain and trap with an Air Admittance Valve (AAV).

 

Conclusion

Regular P traps are the most common and provide a valuable function. S traps are an issue on a home inspection but rest assured that there is a fix that shouldn’t deter you from buying the home you are considering.

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

About the author. I am a Licensed and Certified NJ 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 sample evaluation and testing. We can also help facilitate the testing of septic systems 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.

 

Photo of Frank and Brian Delle Donne | Father And Son Home Inspector Team Brick, NJ | Taken August 5 at the conclusion of an inspection in Belmar, NJ.

Working Hard For Our Clients | Home Inspector Monmouth County NJ

Posted by Frank J Delle Donne on

Selecting the right inspector for your needs.

There are probably near 1000 licensed and active home inspectors in New Jersey. I started Regal Home Inspections, LLC in late 2013 after 33+ years in the telecommunications industry. While in the telecom industry I learned the vital importance of the customer. In that industry a client was usually a repeat customer so it’s not like a car salesman that sees someone once or perhaps once every 3 or 4 years.

While the home inspection business requires a sales effort, it’s usually not a repeat sale.  The vast majority of times we do an inspection once for a buyer, they move in then usually that’s the last we hear of them.  I’ve never counted but there are some repeat customers. Maybe the first house didn’t work out and they keep looking. Sometimes it’s the inspection report that scares someone away but sometimes it’s financial such as the house not appraising as high as it was priced for. We’ve done inspections for people and then a few years later when they move again, into a bigger home or nicer neighborhood and call us again. And frequently, while not a repeat customer, we get referrals from past customers for children, family members or friends. One of the things that I’m proud of is that I’ve received calls from attorneys and their statement is usually along these lines; “You did an inspection for my client, and I liked the report and the thorough job you did. My child (Or friend or they) are buying a house and can you do that inspection?”

Closing attorneys see lots of inspection reports and having them ask me to do an inspection for them or an acquaintance is special.

I received an email on March 28, 2022. This is a quote from that email. “You did the home inspection for the buyer of my home located at ### Hayes Court and although I wanted to choke you at the time, I thought it was a very good inspection and was wondering what the cost is as I need one done for a home I’m purchasing in…”

I’m proud of that statement. We mean no harm or inconvenience to the seller but we’re there for the buyer, following of course, the Standards of Practice set forth in the NJ Home Inspection Administrative Code. I’d like to apologize for the grief we caused when he was playing the role of the seller (Back in February).  He did hire us and I think he was happy with the thorough inspection we did for him, this time, as the buyer and client.

Big or small we’d appreciate an opportunity to conduct your inspection. When considering inspectors please ask for a copy or sample report. We are proud of the work product of the inspection, our report.  Since my 1st inspection on October 4, 2013, my son and business partner and/or I have conducted over 3000 inspections. We’d appreciate an opportunity to provide you with a quote for an inspection and, conduct your home inspection.

Other Services | Certified Home Inspector Monmouth County NJ

home inspector monmouth county njRegal Home Inspections, LLC is thermal imaging certified and 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!

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

Wind Loss Mitigation Insurance Inspections

Posted by Frank J Delle Donne on

Wind Loss Mitigation Insurance Inspections | Home Inspections Colts Neck NJ

certified home inspector monmouth county njFrank J. Delle Donne, Inspector and co-owner of Regal Home Inspections, LLC, has passed the National Association of Certified Home Inspectors (NACHI) class to perform Wind Loss Mitigation inspections. Wind loss mitigation inspections are done in an attempt to save money on your home insurance in hurricane zones.  The class taken and passed is based on various Florida construction codes including Miami Dade’s codes but is an insurance industry process so the insurance company can determine if the home is less likely to sustain damage (Financial losses) in a high wind event like a hurricane.

The training requires inspection and documentation of a number of wind and projectile protection mechanisms in a home. That includes the types of windows and glazing as well as the roof structure and strapping that can help prevent a roof from being pulled from a home in a High Velocity Hurricane Zone.

Call for a quote. 908 902 2590 or email at frank07722@gmail.com

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.

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!

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

Do Not Waive Your Home Inspection. Part 1.

Posted by Frank J Delle Donne on

Electrical Issues…A Great Reason NOT to Waive your right for a home inspection.

July 27, 2021

We’re in the COVID Era.  Many people are in a panic, including, for the first time, panicking about where they live.  My wife and I came to New Jersey, from Staten Island, NY in 1987.  We, like many New Yorkers, sought a better life and standard of living for our young and expanding family.  And, without a shadow of a doubt, we achieved a better life in the Garden State.

As a licensed home inspector in Monmouth County, NJ I’ve done many inspections for people moving to NJ for a better life.  NJ’s beaches and rural, suburban areas were a welcome change and attraction for people moving from Staten Island, Brooklyn and occasionally Queens. At one time the cost of living in NJ was an attraction too but unfortunately that may no longer be the case but that’s not important when compared to the other, quality of life issues.

Covid has been the catalyst for change in many, many ways. As it relates to the real estate business, Covid is pushing people to NJ. To some degree people are still coming to NJ for a better quality of life but 2020 has given New Yorkers other reasons to flee the Empire State and the Big Apple; Congestion, crime, unbridled riots the summer of 2020 and more. To some degree the real estate industry in NJ has benefited. I heard that Connecticut is also a welcome alternative to New York.

This all means that the competition for buyers is tough. Many buyers and too little inventory.  Supply and demand. What gives? Bid prices go up and sellers put stipulations that only structural or environmental inspection will be permitted. What? For buyers that’s a bad proposition.  You could be buying a money pit or a safety hazard.

Here are some examples of egregious electrical issues recently found that you would have no knowledge of if you gave up your right for a FULL inspection.  One area that a run of the mill DIY homeowner must never do is electrical work!  It could kill if not done properly, start a fire and worse. The examples shown are, in my opinion, so bad that there’s no way they were done by a licensed electrician or an apprentice working under the guidance of a licensed electrician. Items 1 and 2 are from one house inspected the week of July 19, 2021. Items 3 and 4 are from a house inspected the week of July 12, 2021.

  • A sub panel that’s mis-wired.  Neutrals and grounds are together on 2 different bars.  One set, on the top right is wrong because the bar is, by design, electrically isolated from the metal box (Also part of the electrical ground). So the ground wires are not really grounded.  “No big deal” you say?  Wrong, it is a big deal. If one of the hot wires short circuits it will want to go to the ground wire and to an earth ground. But due to the way it’s wired, there is no metallic path to an earth ground. The electricity from the short circuit will energize all of the other wires in the house and potentially electrocute someone or start a fire.
  • The same panel’s ground bar (Bottom left) also has neutrals wired to it. The grounds are grounded but so are the neutrals.
  • certified home inspector monmouth county nj
    Improperly wired sub panel.
    home inspector monmouth county nj
    Grounds and neutrals on the same bar. The problem is that it’s not grounded.

    home inspector colts neck nj
    Neutrals are also part of the ground.
  • At another house there’s a 20amp circuit breaker with a 14 gauge wire. That’s definitely a safety issue. If you don’t believe me try Googling, “Can a 14 gauge wire be connected to a 20amp circuit breaker?”  The 1st response is, “You can not use 14 AWG anywhere on a circuit that has a 20A breaker.”  For me it’s case closed.
  • At Regal Home Inspections, LLC we use combustible gas detectors and check the natural gas valves and couplings around the water heater, furnace or boiler and dryer when accessible. Yes, we found a gas leak. Do you want to move into a house with a gas leak? Of course that’s rhetorical question, of course you don’t. But if you give up your right to an inspection, that’s what you may end up doing!

  • home inspections monmouth county nj
    Gas leak detected.

Don’t give up your right to a full home inspection.  If you plan on renovating the bathrooms and kitchen, fine, exclude them from your inspection and maybe the seller will be OK with that.  But do not give away your right to identify Material Defects that effect the safety or habitability of the house.

 

Other Services | Home Inspections 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.

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!

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

 

Rain Water Management | Part 3

Posted by Frank J Delle Donne on

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.

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!

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

 

A Superior Effort and Inspection

Posted by Frank J Delle Donne on

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

  1. 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.                                                                  DSCF1424
  2. 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.
  3. 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.
  4. 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

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 18th and November 8th I performed two inspections that I was reminded of last week. Both sales closed last week coincidentally, December 9th and December 11th 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 9th. The other was having their pre-closing walk through on Thursday, December 11th. Both clients called (on the 9th and 11th 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.

DSCF7822
Approximately 374 gallons of water were dumped in this spot on 12/9/14.

On December 9th, 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.

DSCF9303
Approximately 210+ gallons of water was deposited on the dirt in this photo from 2.5 inches of rain on 12/9/14.

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:

  1. Make sure your gutters and downspouts are properly maintained and are clear of debris.
  2. Make sure your downspout extensions are sloped properly and at least SIX feet long.
  3. 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

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.

 

Minimizing and Managing Potential Basement Water Problems

Posted by Frank J Delle Donne on

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:

  1. Make sure your gutters and downspouts are properly maintained and are clear of debris.
  2. Make sure your downspout extensions are sloped properly and at least SIX feet long.
  3. 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

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:

  1. The house was built in 1984. On January 22, 2014 when the inspection was done the house was 30 years old.
  2. 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.
  3. The roof was original and showed signs of its age. Shingles lifting and bowing for example. New roof, maybe $6000.00
  4. 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.

    10 Surray Ct Marlboro 007
    Notice the slab of bricks that might fall any minute.
  5. 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.
  6. 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.
  7. 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.
  8. 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.
  9. 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.