Complete Home Inspections Blogs

HVAC System Guidelines and Rules of Thumb…

admin — Tue, 07 Oct 2008 11:49:14 +0000

Older houses pose a challenge when it comes to heating and cooling systems. Today’s methodologies which incorporate zoned systems or separate heating and cooling systems to climatize each level of the property are common place. Older properties follow the guidelines of “accepted” trade practices at the the time the property was built and upgrading ductwork and units to properly condition a property can get quite expensive.

When encountering conditions such as this, “seasoned” home inspectors follow rules-of-thumb and common sense to determine if a property needs to be further evaluated by a specialist. Generally speaking, the first rule-of-thumb is compressor sizing. Every 650 sq. ft of house needs approximately a ton of cooling as it takes more energy to cool a house. A 2500 sq. ft. property will need approximately 4 tons of cooling capacity. I know that there are several other factors which factor into the equation, but that is beyond scope of the inspection process. Remember, inspectors are generalists - not specialists.

The primary function of a cooling system is to first dehumidify, then to condition the air. If the unit is not properly sized for property conditions, cooler ductwork will cause water to condense and stain the ceiling. A good knowledgeable home inspector will look for clues:

They will take several temperature readings at the supply registers;
They will take note of the compressor size in comparison to area served;
Note if the HVAC system is servicing 2 levels;
Are there thermostats on both levels being serviced;
Are there return air grills on each level being serviced;
Note the temperature conditions on both levels - Supply temperature in relation to return air temperatures;
Note the humidity levels on both levels;
Note if water stains are present under service runs or around system registers especially in basement homes.

By taking all of these factors into consideration, the inspector can make an educated guess as to the system’s performance. If I see water stains, undersized units or inconsistent temperatures, I generally call for a professional to further evaluate the unit.

Who Wudda Thunk…

admin — Sun, 05 Oct 2008 09:25:52 +0000

Not being known as being a power-house team and after being the proverbial door mats for eons, Vanderbilt is now at the top of one of the toughest college football conferences the SEC at 5 - 0. Yes, lowly Vanderbilt sits on top of the SEC east and is ahead of teams like Georgia, Florida, South Carolina, and even Tennessee! Yeah Buddy… How cool is that?

In another come-from-behind win, #19 Vandy polished off #14 Auburn, 14-13 in which Vandy held Auburn scoreless after the first quarter. Vandy’s last win over Auburn was in 1952 (52 years) and one has to go WAY back to 1943 to see a Vandy team go 5 - 0! Talk about a drought. Finally, the gang at Dudley Field has something to cheer about. Go Vandy… Yes!!! The Geeks shall inherit the Turf…

Oh Deer…

admin — Sun, 31 Aug 2008 12:13:11 +0000

Last week, a friend of mine, Larry Brewer wrote a post in the Active Rain real estate community on Brentwood Deer. Well this morning while I was in the kitchen getting a cup of coffee to get these old bones moving, I glanced out the kitchen window and saw 2 does and spotted fawns out at the farm pond behind the house. I snapped a few frames to share.

Brentwood is one of those unique cities that is a great blend of both city and country. When the city carter was set up, subdivision lots had to be an acre or have enough acreage of ‘common’ area set aside to make up the difference. This additional acreage is a great habitat and refuge for wildlife.

Michael

Momma Mia! I’ve Been MeMe’d…

admin — Sat, 30 Aug 2008 11:00:40 +0000

For those of you who don’t know what meme’s are, it is an Active Rain thing. Every now and then, there is that time again when the meme’s fly around thicker in this community than a swarm of blood thirsty mosquitoes. After receiving my third invitation and a visit from Guido, who has an interesting way of making you see things HIS way, I decided it was in MY best interest to comply. That being said…

I really wish that there was a way to harness all the hot air and energy generated from the convention that we had last week and will have this week. Surely, if they put a wind farm around the convention centers this would put a dent in our energy crisis…

I wish that they would make bullet proof televisions. I do own guns and I went through 7 last week watching the DNC. Lord only knows how many I will go through this week…

I really wish that there was a candidate who really KNEW what it would take to turn this economy around and stop with all the BS. But then, maybe we can harness all the methane from THAT stuff too! Once again, helps with the energy crisis…

I wish that every real estate agent could sell at least one property a month. That would keep everyone busy…

I wish that some real estate people knew how to use a camera. Goodness gracious at some of the MLS photos…

I wish that there was a noise canceling button that you could press to eliminate all the noise and vibration from vehicles that JUST LOVE to SHARE their tunes with you even though you do not like that genre of music. Ba BOOM… Ba BOOM…

I am glad that the ‘Boys of Winter’ (We’re talking pro football here folks) are back… Go TITANS!!!

I love a good cup of coffee first thing in the morning, don’t you?

I love good motivational quotes - hence my Monday Morning Motivator…

I hate mean spirited people…

I hate when people are late for appointments. My time is valuable too…

I love good photography…

I love taking pictures, it helps put me in my right mind…

I enjoy going out to Radnor Lake Wilderness park. One of the best kept secrets in Nashville, TN…

I love to go riding in a hot air balloon! The last trip I went on we had a local politician with us, really saved on the gas and we soared to new heights…

I love straddling my ‘84 Gold Wing and go cruising. Its getting time to get a new bike as this one has 275K miles on it don’t you think?

I am a computer junkie… I only have 7. What is a poor guy gonna do?

I am an Active Rain junkie… Gotta have my fix first thing in the morning and last thing in the evening…

I am going to start a 12 step program for all Active Rainaholics and junkies. Wanna join? Better yet, JOIN!!! OR do you wanna visit from Guido? Remember, he does have a way to get your attention with that soft voice of his and all… Join and post to the Blogs Happen group and we’ll do SOMETHING even if it is WRONG…

Have you joined my birthday alarm? It is fast painless and the best part of all, you will be helping me out.

Have a great holiday weekend.

Michael

Huston, Do We Have a Problem?

admin — Fri, 29 Aug 2008 12:06:06 +0000

Home inspectors don’t have all the answers to all of the challenges encountered during the inspection process. Sometimes we have to rely on ’subtitle’ clues, and take the SWAG (Scientific Wild A$$ Guess) approach to reach a conclusion as to what the problem could be. While inspecting a ‘challenging’ property in another county, I had to use the above technique to determine if just maybe there might have been a drainage issue under the sink… What do you think?

Michael

Saying Good Bye to Hurricane Fay…

admin — Thu, 28 Aug 2008 09:09:39 +0000

Hurricane Fay brought some 2″ of much needed rain to the middle Tennessee area the other day, helping relieve some of the drought conditions here. As I was getting ready to do my evening walk, I was able to capture a few frames of the last of Fay as she left and moved north. The double rain bow formed a perfect arc in the eastern sky and lasted but a few fleeting moments…

Michael

Sometimes Reading the Instructions Works…

admin — Tue, 26 Aug 2008 11:52:28 +0000

After moving the grandfather clock from the Den to the foyer, ‘ol Pop quit working. Well, being a typical male, this should be an easy fix I thought, so I fiddled with this, and that, and could not see why the clock would not run. Getting frustrated I thought that I would get back to it later or call a clock smith. Well, about 6 months later, I thought that I’d see what’s wrong with Pop. Once again, I started tinkering not knowing what I was really doing, but after all I’m a male and we can fix anything, or so we think…

Not having too much success, and getting a little frustrated again, I by chance happened to glance down and see an instruction booklet. H-m-m-m-m! Well maybe, just maybe, there may be a solution to my problem here. I know that this may sound insulting to most males as we don’t need no stinking instructions. It’s a male thing ya know…

Well I’ll be dipped… AFTER reading the instructions, it seemed as if all that was wrong with Pop was that he had lost his beat. Has to be a clock thing now. After FOLLOWING the instructions, I made the necessary adjustments to restore the beat and ‘ol Pop is just a tickin’ and chimin’ away just like ever before.

The moral of the story? DUUH!! Guys, sometimes it helps to read the instructions if you don’t know what you are doin’. Just don’t let your wife know. After all, we got to save face if you know what I mean…

Michael

How Will PUMA Affect the DNC…

admin — Mon, 25 Aug 2008 23:48:19 +0000

As I listen to the badly needed rain pitter-patter on the skylight in my study, my thoughts turn from “Thank You God” for the relief in this drought to grim ones reflecting back on a conversation that a friend of mine and I had at lunch last week. Now that the Olympics are over, the Nation’s focus now turns from abroad and our Olympic Hero’s to politics, as the DNC is about to begin.

One of the behind-the-scenes issues that the mainstream media seems to be ignoring is a group that calls itself PUMA (Party Unity My A$$). From the best that I can tell, this group of disgruntled Clinton supporters may be waging a “war” on Obama, and may be poised to sabotage the DNC. Since Obama has given the nod to Biden as his running mate, and seems bent on disassociating himself with the Clinton’s as much as possible, is there going to be a list ditch effort by the Clinton political machine to get Hillary in position to take over the reigns of power and give Obama the boot? If so, this will be one DNC that will as exciting as watching Michael Phelps win the gold at the Olympics…

Post included in New Group Blogs Happen… Check it out and Join…

Have you joined my birthday alarm? It is fast painless and the best part of all, you will be helping me out.

Michael

Today’s Photo of the Day…

admin — Sun, 24 Aug 2008 23:14:23 +0000

Home inspectors do not have the equipment to inspect the throat and flue of most chimneys. However, thanks to pocket digital cameras, a missing damper and smoke shelf, this badly damaged fireplace lent itself to get a good logs-eye view of what the inside of a chimney really looks like.

The lack of rain caps allowed water into the chimney and intense temperatures of wood burning fires caused the water to expand and pop out the mortar between the fire brick. Through time and neglect the original damper and smoke shelf was eventually destroyed and burned away leaving the bottom of the flue liner exposed. Needless to say, this fireplace is unsafe in its current condition and will need to be repaired before using.

Michael

Find Any Deal Killers Yet?

admin — Fri, 22 Aug 2008 11:31:51 +0000

Invariably, while inspecting older challenging properties, real estate agents will catch me somewhere when the client is not around and want to get a ‘sneak peek’ of how the inspection is going. Not wanting to jump the gun and tell the boys to get the D8 off the trailer prematurely, I generally tell the agent that there are a few things under the house that I want to check first.

Yesterday was no exception. I was inspecting this ‘charming’ cottage in Nashville, TN that had ‘lots of character’. Now mind you, two other buyers had walked away from this property due to ‘structural inconsistencies’ I am using this term loosely – very loosely. I guess that the agent had this in mind when he asked me this question and heard some of the flooring start to give way under my feet. And, in the meantime, the buyer was looking to find a place to put her piano. Piano? Goodness, gracious, there were places that could not hold up a potted plant much less a piano…

This is where the client was thinking of putting the piano…

As is my practice, I was working VERY HARD to tell them at least 10 good things about the property. The obligatory crawl was very telling as to the reason that there were so many structural irregularities (new politically correct term here for all you home inspectors). Needless to say that there is a weeks worth of blog fodder from this place. My crystal ball says that sellers will receive a visit from a structural engineer, foundation contractor, or a D8 sometime in the not too distant future.

OH, BTW did I find any deal killers? Yeah Buddy….