Having lived in several parts of the country and around the world during my Air Force career, it has been a little strange to see how we in Louisville treat the topic of energy usage. Perhaps it is the coal the Commonwealth of Kentucky produces. Perhaps it is the climate, which is not too cold in winter and not too hot in summer. Or perhaps it is simply that the economy right now is in such a state that people have other things on their minds. Whatever the case, I'd like to draw your attention to a couple of startling facts:
- our electricity costs, which continue to be far lower than the average throughout the country, are climbing. Electricity is measured and billed in kilowatts per hour (kw-hr), and a quick comparison of your recent bill to that of the same time last year shows a jump of about 16% in just one year. That's significant.
- new coal plants are simply not being built. As much as I love coal and the cheap energy it produces, coal has a bad name in much of the rest of the country.
- and if you thought coal had a bad name, think about the last time a nuclear power plant was built. None are on the horizon, and some currently in operation will be shutting down as they approach the end of their useful lives.
Which leads me to the unmistakable conclusion that ENERGY PRICES WILL NECESSARILY SKYROCKET. If that sounds familiar, that's because those are the words of then-Candidate Obama, who reached the same conclusion.
There are a few things you can do to combat this inevitability. The first is to produce your own energy, and the most popular forms of that production are wind, solar, or micro-hydro. Unfortunately, as I have studied the historical meteorological data, Kentucky is not great for wind (it's just not windy enough to be cost-effective), and the solar data is similarly discouraging. There may come a time when those methods are indeed cost-effective, but it will likely be because the cost of traditional electricity production has become so very expensive.
WHAT'S A GIRL TO DO?
There are two sides to the energy equation, of course: production and consumption. As a general rule of thumb, every dollar one spends in energy efficiencies (in the form of insulation, better lighting, or more efficient equipment) produces the same net gain of spending 3 dollars in production. So my money is on efficiencies. Not quite as sexy as solar panels, but much, much more cost effective.
An energy audit will help identify ways you can save money on your energy consumption. The focus is on lighting, heating and cooling, insulation, windows, water heaters, and appliances.
Next week I'll fill you in on some nice-to-know numbers and some things you can do before an energy audit. I'll also discuss what we typically find in an energy audit here in Louisville, Kentucky.
HT initial
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Wednesday, September 21, 2011
Wednesday, September 14, 2011
Is this house up to code?
Thanks for asking! This is a very common misconception about home inspections. In fact, I have had highly experienced realtors ask me this question (they had formerly used other inspection companies), and it always makes me wonder what other inspectors are saying in the walkthrough.
The easy answer is, "No, this house is almost certainly not up to code." And we can say that with a fair degree of certainty since code changes quickly, and "code" can apply to plumbing, electrical, structural, and other aspects of the home.
Here is the bottom line: a home inspection is not designed to be, nor should it be misconstrued as, a code inspection. Home inspections are much more broad, and frankly if there were some law that required a home to be brought up to the current codes prior to sale, the expense of doing so would be so overwhelming that most sellers would probably reconsider and would not sell their homes after all.
From the Kentucky statute:
KRS 198b.738 states that home inspectors are prohibited from indicating compliance or non-compliance with building code
Did you catch that? The statute is not silent and does not even give an inspector leeway in deciding whether he wants to go farther than the scope of the inspection. It prohibits him from doing so.
Fortunately for the consumer, many items that may be of concern are also included in the "safety" realm. For example, some amateur wiring may be pointed out as a deficiency in the home inspection due to safety concerns, but the inspector should not address it as a code violation; he is not licensed to due so and is expressly prohibited from doing so.
Most good home inspectors in Louisville know the rules, and the better ones make sure their clients also understand them. One of the most important things for the inspector to do is to communicate to the client not only the scope of the inspection but also what it is not. At HomeTeam we always take time during the walkthrough to make sure the client understands the home inspection is not a code inspection. Clear understanding builds trust, and we are in the business of trust.
Next week: energy audits, and why you should get one.
The easy answer is, "No, this house is almost certainly not up to code." And we can say that with a fair degree of certainty since code changes quickly, and "code" can apply to plumbing, electrical, structural, and other aspects of the home.
Here is the bottom line: a home inspection is not designed to be, nor should it be misconstrued as, a code inspection. Home inspections are much more broad, and frankly if there were some law that required a home to be brought up to the current codes prior to sale, the expense of doing so would be so overwhelming that most sellers would probably reconsider and would not sell their homes after all.
From the Kentucky statute:
KRS 198b.738 states that home inspectors are prohibited from indicating compliance or non-compliance with building code
Did you catch that? The statute is not silent and does not even give an inspector leeway in deciding whether he wants to go farther than the scope of the inspection. It prohibits him from doing so.
Fortunately for the consumer, many items that may be of concern are also included in the "safety" realm. For example, some amateur wiring may be pointed out as a deficiency in the home inspection due to safety concerns, but the inspector should not address it as a code violation; he is not licensed to due so and is expressly prohibited from doing so.
Most good home inspectors in Louisville know the rules, and the better ones make sure their clients also understand them. One of the most important things for the inspector to do is to communicate to the client not only the scope of the inspection but also what it is not. At HomeTeam we always take time during the walkthrough to make sure the client understands the home inspection is not a code inspection. Clear understanding builds trust, and we are in the business of trust.
Next week: energy audits, and why you should get one.
Tuesday, August 23, 2011
What is a sillplate anyway?
Perhaps you have heard the term, "sillplate" and have imagined an unusual steel structure that somehow holds the house together. Or perhaps you have heard of the elusive, "sealplate", a southern adaptation of the sillplate, and imagined a plate that somehow seals the foundation. Whatever you have imagined, it is almost certainly more mysterious than the sillplate reality.
A sillplate is simply the wood base that the frame of the home sits upon. It is usually just a 2x4 on its side resting atop the concrete foundation, and the 2x4 runs around the entire perimeter of the foundation. On top of it is the wood framing for the exterior walls of the home. That's it. Nothing mysterious or crazy, and really not much of interest unless there are problems with the sillplate.
Common sillplate problems
In Louisville, the most common sillplate problems involve rotten or deteriorated wood. It is easy to see the consequences of the enormous weight of the home (much of which is resting on the sillplate) pressing down into soft wood. The result is a structural problem that gradually worsens over time.
Several factors can contribute to sillplate damage, and among the top two are insect (termite) damage and water intrusion. We see both during home inspections, and a good termite inspection is obviously important in helping to identify issues in that realm. The moisture issues usually take the form of persistent leakage leading to softness or rotten wood, and although this indication may occur anywhere, it is most prevalent near concrete steps or attachment points. Often, due to settling the concrete steps will pull away from the home slightly leaving a gap that water can enter during rainstorms. Over time, persistent water intrusion affects the wood, and voila- damaged sillplate.
The same issues are possible in crawlspaces and basements, but we find damage more frequently in crawlspaces, often due to other moisture-related problems. As we commonly tell our clients, moisture and water intrusion are the enemies of your home. ALWAYS take appropriate steps to eliminate or reduce their effects.
The good news: sillplate damage is so common that several professional companies have the expertise to correct it. The fix is straightforward: the old sillplate is removed, and a new piece of wood is inserted. This may involve using small jacks to raise the floor joists and bandboard ever-so-slightly in order to insert the new sillplate, but the process is not rocket science and usually is not terribly expensive.
For those homeowners who are in the process of getting a home inspection, take a moment to go down to the basement and have a look around. Grab a flashlight to help you, and pay particular attention to the areas near the concrete steps. If you have a crawlspace you should do the same thing, although it may be a little more difficult. And feel free to give us a call at HomeTeam at 502-357-0813 if we can be of assistance.
Next week- is this house up to code?
A sillplate is simply the wood base that the frame of the home sits upon. It is usually just a 2x4 on its side resting atop the concrete foundation, and the 2x4 runs around the entire perimeter of the foundation. On top of it is the wood framing for the exterior walls of the home. That's it. Nothing mysterious or crazy, and really not much of interest unless there are problems with the sillplate.
Common sillplate problems
In Louisville, the most common sillplate problems involve rotten or deteriorated wood. It is easy to see the consequences of the enormous weight of the home (much of which is resting on the sillplate) pressing down into soft wood. The result is a structural problem that gradually worsens over time.
Several factors can contribute to sillplate damage, and among the top two are insect (termite) damage and water intrusion. We see both during home inspections, and a good termite inspection is obviously important in helping to identify issues in that realm. The moisture issues usually take the form of persistent leakage leading to softness or rotten wood, and although this indication may occur anywhere, it is most prevalent near concrete steps or attachment points. Often, due to settling the concrete steps will pull away from the home slightly leaving a gap that water can enter during rainstorms. Over time, persistent water intrusion affects the wood, and voila- damaged sillplate.
The same issues are possible in crawlspaces and basements, but we find damage more frequently in crawlspaces, often due to other moisture-related problems. As we commonly tell our clients, moisture and water intrusion are the enemies of your home. ALWAYS take appropriate steps to eliminate or reduce their effects.
The good news: sillplate damage is so common that several professional companies have the expertise to correct it. The fix is straightforward: the old sillplate is removed, and a new piece of wood is inserted. This may involve using small jacks to raise the floor joists and bandboard ever-so-slightly in order to insert the new sillplate, but the process is not rocket science and usually is not terribly expensive.
For those homeowners who are in the process of getting a home inspection, take a moment to go down to the basement and have a look around. Grab a flashlight to help you, and pay particular attention to the areas near the concrete steps. If you have a crawlspace you should do the same thing, although it may be a little more difficult. And feel free to give us a call at HomeTeam at 502-357-0813 if we can be of assistance.
Next week- is this house up to code?
Thursday, April 28, 2011
A little bit about Brian O'Rear and HomeTeam Inspection Service
I wanted to take a moment to introduce myself a bit. I bought the Louisville home inspection franchise about two years ago and have grown it into a thriving business in a very short time. The main reason we have been successful is our team concept.
You know a bit about the team: rather than one generalist at a home inspection, you get a team of experts including a Master Inspector, a Systems Analyst, and a licensed heating and air conditioning technician. The team fills a need, and that is for a thorough, professional look at a home. Several other companies in Louisville offer good home inspections, but our approach is superior because of the layers of backup. Let me explain.
Two days ago we were in a house that was in pretty good shape. As I was finishing up my primary duties, I went through the home room by room and cross-checked what the Systems Analyst had viewed. I spotted a water stain he had not picked up. Together we investigated and pinpointed the source of the problem. Later that same day he pointed out an item I had missed. Backup is a wonderful thing!
For every home inspection we check approximately 400 items. Having two sets of eyes (or sometimes 3) can save a lot of trouble for the buyer. Although we try, nobody is perfect, and that backup look has been critical on more inspections than I can count.
I come from a military background. I am a retired Colonel and flew the B-2 Stealth Bomber for a very long time. Teamwork, discipline, professionalism- those words mean a lot to me, and they are synonymous with the level of service you can expect from my company.
I figure if the country can trust me with a $2 billion dollar airplane, you can trust my company to inspect your home.
Next week: what is a sill plate anyway?
You know a bit about the team: rather than one generalist at a home inspection, you get a team of experts including a Master Inspector, a Systems Analyst, and a licensed heating and air conditioning technician. The team fills a need, and that is for a thorough, professional look at a home. Several other companies in Louisville offer good home inspections, but our approach is superior because of the layers of backup. Let me explain.
Two days ago we were in a house that was in pretty good shape. As I was finishing up my primary duties, I went through the home room by room and cross-checked what the Systems Analyst had viewed. I spotted a water stain he had not picked up. Together we investigated and pinpointed the source of the problem. Later that same day he pointed out an item I had missed. Backup is a wonderful thing!
For every home inspection we check approximately 400 items. Having two sets of eyes (or sometimes 3) can save a lot of trouble for the buyer. Although we try, nobody is perfect, and that backup look has been critical on more inspections than I can count.
I come from a military background. I am a retired Colonel and flew the B-2 Stealth Bomber for a very long time. Teamwork, discipline, professionalism- those words mean a lot to me, and they are synonymous with the level of service you can expect from my company.
I figure if the country can trust me with a $2 billion dollar airplane, you can trust my company to inspect your home.
Next week: what is a sill plate anyway?
Monday, April 4, 2011
Basement leak, Louisville
First, the good news: it doesn't rain monsoon rains in Louisville very often. The bad news: when it does, it's usually after it has been incredibly dry for a very long time. The result can leave hapless homeowners (with basements) feeling a little like the folks who weren't able to make it aboard with Noah. Not much you can do once it starts to rain! The time to prepare is now.
The fact is that basements are not waterproof unless made so by a waterproofing company. True, when a home is first constructed (nowadays), several measures are put in place to reduce the likelihood of water intrusion in the basement. However, over time basements develop small cracks, and if the surrounding earth becomes saturated with water, that water has a way of seeping in to your basement.
So the first step is to determine if you really even care. If your basement is not finished, is a little water acceptable? If it is, you're finished here and can skip the rest of the blog. If not, you have a couple of options, from the least expensive (interior caulking of the cracks) to more expensive (exterior patches of the cracks), to the most expensive (new tile drains, sump pump addition, and sealing). Each of these options involves varying degrees of cost, so I take you back to the first sentence: is it really a big deal for your basement?
In 2010, Louisville had the perfect storm for basement leaks: an incredibly dry summer following by a couple of days of deluges. Homes that had never leaked began to leak like sieves. Why? Because the unusual drought caused slight shifts in the foundation that opened existing cracks (or developed previously non-existing cracks), and didn't have a chance to shift back slowly as the earth regained moisture. Instead, the heavens opened up and the rains fell. And the basements got wet. And the waterproofing companies made a lot of money.
Next week: home inspectors in Louisville and a little bit about Brian O'Rear and HomeTeam
The fact is that basements are not waterproof unless made so by a waterproofing company. True, when a home is first constructed (nowadays), several measures are put in place to reduce the likelihood of water intrusion in the basement. However, over time basements develop small cracks, and if the surrounding earth becomes saturated with water, that water has a way of seeping in to your basement.
So the first step is to determine if you really even care. If your basement is not finished, is a little water acceptable? If it is, you're finished here and can skip the rest of the blog. If not, you have a couple of options, from the least expensive (interior caulking of the cracks) to more expensive (exterior patches of the cracks), to the most expensive (new tile drains, sump pump addition, and sealing). Each of these options involves varying degrees of cost, so I take you back to the first sentence: is it really a big deal for your basement?
In 2010, Louisville had the perfect storm for basement leaks: an incredibly dry summer following by a couple of days of deluges. Homes that had never leaked began to leak like sieves. Why? Because the unusual drought caused slight shifts in the foundation that opened existing cracks (or developed previously non-existing cracks), and didn't have a chance to shift back slowly as the earth regained moisture. Instead, the heavens opened up and the rains fell. And the basements got wet. And the waterproofing companies made a lot of money.
Next week: home inspectors in Louisville and a little bit about Brian O'Rear and HomeTeam
Friday, March 18, 2011
Lead-based paint testing, Jefferson County, KY
Essentially there are two categories of tests: a spot test taken at a defined, limited location, and a comprehensive test that samples and assesses the entire building.
After quite a bit of reading and research (feel free to peruse the KARs that deal with this issue, but they aren't written in a way that makes much sense) and discussions with various labs across the country, I was finally able to get in touch with the EPA's point of contact for our region. After speaking with her directly, all of my questions were answered. It was a two-week process, but I'll spare you the details and cut to the chase.
The bottom line is that a home inspector (or anybody, for that matter) can take spot samples onsite. However, if you want to get a full-blown assessment of the property you will need to contact a certified LBP inspector. The assessments can cost upwards of $1,000, but as mentioned before they are comprehensive and have the potential to "clear" a home, which can be a great marketing advantage. The other side of it, of course, is that if the house has LBP it needs to go on the disclosure...
We carry LBP test kits with us on each inspection (just like we carry our mold kit and radon kits, too), so if you need a test we can do it for you on the spot. The cost is $49 per area sampled, and once we take the sample we ship it to the lab for analysis. Turnaround is generally two business days.
Next week: there's a crack in my basement, and it leaks after heavy rains. What should I do? It rains more in Louisville than I ever thought it would...
After quite a bit of reading and research (feel free to peruse the KARs that deal with this issue, but they aren't written in a way that makes much sense) and discussions with various labs across the country, I was finally able to get in touch with the EPA's point of contact for our region. After speaking with her directly, all of my questions were answered. It was a two-week process, but I'll spare you the details and cut to the chase.
The bottom line is that a home inspector (or anybody, for that matter) can take spot samples onsite. However, if you want to get a full-blown assessment of the property you will need to contact a certified LBP inspector. The assessments can cost upwards of $1,000, but as mentioned before they are comprehensive and have the potential to "clear" a home, which can be a great marketing advantage. The other side of it, of course, is that if the house has LBP it needs to go on the disclosure...
We carry LBP test kits with us on each inspection (just like we carry our mold kit and radon kits, too), so if you need a test we can do it for you on the spot. The cost is $49 per area sampled, and once we take the sample we ship it to the lab for analysis. Turnaround is generally two business days.
Next week: there's a crack in my basement, and it leaks after heavy rains. What should I do? It rains more in Louisville than I ever thought it would...
Wednesday, March 9, 2011
Lead-based paint testing in Louisville
LBP (lead-based paint) began to be a recognized issue in the late 1940's. By the early 1950s most US-producers and suppliers of interior paint had voluntarily removed LBP from their shelves due to the health concerns. Exterior paints were not far behind, and by the early 1960s there were virtually no lead-based paints on the market in the US. Louisville and southern Indiana (Kentuckiana) were aligned with those broader domestic trends.
The good news, then, is LBP is probably not an issue for any homes built after the early 1950s. The bad news is that recent EPA guidance mandates that any home built in 1978 or before must comply with certain very strict rules regarding lead-based paint, specifically as it pertains to any remodeling.
The EPA's website is www.epa.gov/lead, and it is somewhat informative. What a consumer (and a realtor) should know is that they should always confirm that a contractor who may be involved in disturbing painted surfaces (this can include plumbers, painters, cabinet installers, etc- anybody who disturbs the paint) must be certified through a federal process. Some states have state-specific guidelines, but neither Kentucky nor Indiana were in that category as of the time of this writing.
So go to that website and look to the right. Click the icon, and then check to ensure your contractors are on the list. Having work done on your home without a certified contractor can cost you severe penalties. The oddity of the rule is that you, as a homeowner, can do all of the work yourself if you'd like, and you don't have to be certified! It is an "out" by the EPA to remove some of the burden for homeowners.
Next week: testing for lead-based paint in Jefferson county, KY.
The good news, then, is LBP is probably not an issue for any homes built after the early 1950s. The bad news is that recent EPA guidance mandates that any home built in 1978 or before must comply with certain very strict rules regarding lead-based paint, specifically as it pertains to any remodeling.
The EPA's website is www.epa.gov/lead, and it is somewhat informative. What a consumer (and a realtor) should know is that they should always confirm that a contractor who may be involved in disturbing painted surfaces (this can include plumbers, painters, cabinet installers, etc- anybody who disturbs the paint) must be certified through a federal process. Some states have state-specific guidelines, but neither Kentucky nor Indiana were in that category as of the time of this writing.
So go to that website and look to the right. Click the icon, and then check to ensure your contractors are on the list. Having work done on your home without a certified contractor can cost you severe penalties. The oddity of the rule is that you, as a homeowner, can do all of the work yourself if you'd like, and you don't have to be certified! It is an "out" by the EPA to remove some of the burden for homeowners.
Next week: testing for lead-based paint in Jefferson county, KY.
Tuesday, February 22, 2011
Mold Remediation in Louisville, KY
It is important to know that mold remediation is typically an achievable goal. Most mold problems can be taken care of for not too much expense, keeping in mind that you want to first eliminate the source of the water intrusion and then remediate the mold.
Broadly, there are two types of surfaces in the home that mold can grow on: porous and non-porous substrates. Porous substrates include wallboard, carpet, and wood, and non-porous include tile, windows, plastic or plasticised coatings... you get the picture.
Non-porous can be addressed in several ways, but to be blunt, the veyr best way is to remove and replace the non-porous surface. If that is not possible or feasible, it may be possible to treat the area and then seal it. Non-porous surfaces simply need to be cleaned, but most homeowners do not have the expertise or the correct cleaning solutions to effect such a fix. My best advice, after seeing more than my share of owner-induced disasters, is leave it up to the professionals!
One of the best companies we have worked with is AdvantaClean. As always, check them and others out, get multiple quotes, do your own homework, etc.
Their website in Louisville is
http://www.advantaclean.com/index.php?option=com_k2&view=item&id=177:mold-removal-|-air-duct-cleaning-|-water-damage-repair-|-louisville-ky&Itemid=66
They serve Louisville, Oldham county, and southern indiana (Kentuckiana).
HomeTeam does mold tests in that same area.
Next week- lead based paint testing, and what you need to know about it.
Broadly, there are two types of surfaces in the home that mold can grow on: porous and non-porous substrates. Porous substrates include wallboard, carpet, and wood, and non-porous include tile, windows, plastic or plasticised coatings... you get the picture.
Non-porous can be addressed in several ways, but to be blunt, the veyr best way is to remove and replace the non-porous surface. If that is not possible or feasible, it may be possible to treat the area and then seal it. Non-porous surfaces simply need to be cleaned, but most homeowners do not have the expertise or the correct cleaning solutions to effect such a fix. My best advice, after seeing more than my share of owner-induced disasters, is leave it up to the professionals!
One of the best companies we have worked with is AdvantaClean. As always, check them and others out, get multiple quotes, do your own homework, etc.
Their website in Louisville is
http://www.advantaclean.com/index.php?option=com_k2&view=item&id=177:mold-removal-|-air-duct-cleaning-|-water-damage-repair-|-louisville-ky&Itemid=66
They serve Louisville, Oldham county, and southern indiana (Kentuckiana).
HomeTeam does mold tests in that same area.
Next week- lead based paint testing, and what you need to know about it.
Mold testing- Louisville
If you have ever been in a damp home you know what it smells like and feels like. Often during a home inspection we will enter a home and almost immediately get the indications that something is growing, and it's not just the tomato plants.
Mold testing is pretty straightforward, and there are several ways to accomplish it. The question often is, "if I know (or think I know) the smell and the grey spots are mold, why should I bother testing? Why not just go straight to mold remediation?"
The answer is complex, but it revolves around the fact that there are thousands of different mold spore types, and each of us is affected differently by those spores. Some mold spores seem to have a more detrimental effect on people (remember the stacybotrus, or "black mold" hype several years ago?). So the answer to the question is dependent on whether you want or need to know not only the presence of mold, but also the spore type. If the samples come back as elevated for hyphae, for example, it's probably not as alarming as if it comes back for, say, stachybotrus, aka, "black mold".
Next week- what do I do if my mold sample comes back elevated?
Mold testing is pretty straightforward, and there are several ways to accomplish it. The question often is, "if I know (or think I know) the smell and the grey spots are mold, why should I bother testing? Why not just go straight to mold remediation?"
The answer is complex, but it revolves around the fact that there are thousands of different mold spore types, and each of us is affected differently by those spores. Some mold spores seem to have a more detrimental effect on people (remember the stacybotrus, or "black mold" hype several years ago?). So the answer to the question is dependent on whether you want or need to know not only the presence of mold, but also the spore type. If the samples come back as elevated for hyphae, for example, it's probably not as alarming as if it comes back for, say, stachybotrus, aka, "black mold".
Next week- what do I do if my mold sample comes back elevated?
Tuesday, February 1, 2011
Radon basics- Pt 3- Mitigation
These photos are from my home's radon mitigation system
http://www.thisoldhouse.com/toh/video/0,,20046344,00.html
As you can see, it's not rocket science (or as my former T-38 instructor pilot used to say, "It ain't rocket surgery). The simple principle is to transfer the negative pressure from inside the home to outside, and the fan does that pretty easily.
In Louisville and southern Indiana, a reputable radon mitigation company will do the work for around $1,000. Prices vary based on the configuration of the home and the aesthetic impact, but to do the basics it is usually less than $1,000.
At HomeTeam we always have a home inspector on each inspection who is also a Certified Radon Measurement Professional. We can do radon tests in conjunction with a home inspection or as a stand-alone radon inspection- just let us know what your needs are and we will serve you.
Next week: do you smell that?
Tuesday, January 25, 2011
Radon basics- Pt 2- why is Louisville high, and what can I do?
Hello Kentucky, and Louisville in particular! I'm glad you asked.
Radon is a gas that is the byproduct of uranium decay, so the radon levels occurring naturally are a function of the geology under our homes. In the process of the decay, the gas seeps up through the ground and into the atmosphere. The half life is short, but it's a continuous process and essentially doesn't stop.
So why so homes in Louisville have higher concentrations of radon than other parts of the country, and why does a home have a higher radon level than, say, the outdoors?
We've addressed the first part (Louisville, southern Indiana, and Oldham county are all atop some large uranium deposits). The reason it concentrates in the home is that our HVAC systems create a negative pressure that essentially acts like suction, drawing outside air inward. Newer homes with better insulation and tighter seals (more efficient building envelopes) aren't as leaky as their older predecessors, which usually means they have higher radon levels. Be forewarned: we have seen elevated radon levels in every type of home, including older homes on crawl spaces.
So there you have it. When you are buying a home, it is always a good idea to get the radon level checked. For a short timeframe like that it's best to get a continuous radon monitor, which will give hourly readings of the radon levels and will average the levels at the end of the test or inspection.
Next week: radon mitigation
Radon is a gas that is the byproduct of uranium decay, so the radon levels occurring naturally are a function of the geology under our homes. In the process of the decay, the gas seeps up through the ground and into the atmosphere. The half life is short, but it's a continuous process and essentially doesn't stop.
So why so homes in Louisville have higher concentrations of radon than other parts of the country, and why does a home have a higher radon level than, say, the outdoors?
We've addressed the first part (Louisville, southern Indiana, and Oldham county are all atop some large uranium deposits). The reason it concentrates in the home is that our HVAC systems create a negative pressure that essentially acts like suction, drawing outside air inward. Newer homes with better insulation and tighter seals (more efficient building envelopes) aren't as leaky as their older predecessors, which usually means they have higher radon levels. Be forewarned: we have seen elevated radon levels in every type of home, including older homes on crawl spaces.
So there you have it. When you are buying a home, it is always a good idea to get the radon level checked. For a short timeframe like that it's best to get a continuous radon monitor, which will give hourly readings of the radon levels and will average the levels at the end of the test or inspection.
Next week: radon mitigation
Wednesday, January 19, 2011
Radon basics- Pt 1- should I be concerned?
Hello to all in Louisville and southern Indiana! And hello to anybody else out there who would like to know more about radon. There is plenty of confusing information out there, and we encounter clients all the time who are on the extremes of the issue from, "it's snake oil" to "I don't want any radon in my house, or I'll die."
As you would expect (I hope), we have done our own research by reviewing available data and long-term studies to decide whether to get into the radon testing business. After all, a company who performs questionable testing for clients is automatically suspect in my book, and I wanted to make sure that if we were to offer this service that it really is a value to the client.
The data regarding radon is overwhelming in its conclusion: radon gas can cause lung cancer, and elevated levels of radon show a marked increase in lung cancer. The results for smokers is even more dire, and the effects of radon combined with the effects of smoking are not merely additive but exponential.
We encourage you to do your own research, but shy away from sites that appear to be all doom and gloom or all sunshine and lollipops. The great thing about radon is that it is easily mitigated, and the cost of mitigation has continued to come down.
One of the better sites is the EPAs radon site at www.epa.gov/radon. I am not a huge fan of the EPA's policies, but this site gives a pretty evenhanded assessment of radon gas.
On the website you can look for a link to your state and see whether it has a higher likelihood of having elevated radon levels (if you are in Kentucky, just go to our website at www.HTLouisville.com and click the "radon" link). Short story- the areas around Louisville has elevated levels of radon, mostly due to the uranium deposits far beneath the surface. Radon is a byproduct of uranium decay, and it seeps upward from the ground.
Next week we will look at why radon levels are elevated in homes and what can be done about it.
If you are purchasing a home in the Louisville area (including Oldham county, or Floyd county or Clark county), it is a good idea to get a radon test. They end up being high over half the time, and the seller usually pays for mitigation. If you don't test, and then when you sell the house does get tested, the next buyer may test and THEN you end up having to pay for somebody else's mitigation system! Even if it is low it's a good thing to do since it gives you peace of mind.
Until next week,
Brian
HomeTeam Inspection of Louisville, KY
As you would expect (I hope), we have done our own research by reviewing available data and long-term studies to decide whether to get into the radon testing business. After all, a company who performs questionable testing for clients is automatically suspect in my book, and I wanted to make sure that if we were to offer this service that it really is a value to the client.
The data regarding radon is overwhelming in its conclusion: radon gas can cause lung cancer, and elevated levels of radon show a marked increase in lung cancer. The results for smokers is even more dire, and the effects of radon combined with the effects of smoking are not merely additive but exponential.
We encourage you to do your own research, but shy away from sites that appear to be all doom and gloom or all sunshine and lollipops. The great thing about radon is that it is easily mitigated, and the cost of mitigation has continued to come down.
One of the better sites is the EPAs radon site at www.epa.gov/radon. I am not a huge fan of the EPA's policies, but this site gives a pretty evenhanded assessment of radon gas.
On the website you can look for a link to your state and see whether it has a higher likelihood of having elevated radon levels (if you are in Kentucky, just go to our website at www.HTLouisville.com and click the "radon" link). Short story- the areas around Louisville has elevated levels of radon, mostly due to the uranium deposits far beneath the surface. Radon is a byproduct of uranium decay, and it seeps upward from the ground.
Next week we will look at why radon levels are elevated in homes and what can be done about it.
If you are purchasing a home in the Louisville area (including Oldham county, or Floyd county or Clark county), it is a good idea to get a radon test. They end up being high over half the time, and the seller usually pays for mitigation. If you don't test, and then when you sell the house does get tested, the next buyer may test and THEN you end up having to pay for somebody else's mitigation system! Even if it is low it's a good thing to do since it gives you peace of mind.
Until next week,
Brian
HomeTeam Inspection of Louisville, KY
Tuesday, January 11, 2011
Home Inspection 101- How long will my furnace last?
This is a common question for us, just like the questions we get regarding roof and other component life expectancies. The answer is as unscientific as it would be if you asked your doctor at a regular checkup how long you have to live. The truth is, nobody knows.
At a home inspection in Louisville, KY this week, we inspected a heat pump that was 23 years old. Typical life expectancy for a heat pump is around 16 years, but this system was in great shape- it had been maintained through the years and was delivering very good performance. As a note, we use a licensed HVAC technician to test the heating and cooling system, which is not typical. In fact, I don't know of any other company in Louisville or southern Indiana who uses a licensed HVAC company for their home inspections, but it gives the homebuyer a much higher degree of confidence regarding the health of their system.
The HVAC system, although older than the typical life expectancy, showed no signs of impending failure. How long will that system last? I don't know, but based on its history, good maintenance and current performance, it will probably last several more years.
At HomeTeam, our licensed inspectors will always be honest and candid about a home's components, but there is never a reason to be alarmist. As we say in the business, "The house is the house!".
At a home inspection in Louisville, KY this week, we inspected a heat pump that was 23 years old. Typical life expectancy for a heat pump is around 16 years, but this system was in great shape- it had been maintained through the years and was delivering very good performance. As a note, we use a licensed HVAC technician to test the heating and cooling system, which is not typical. In fact, I don't know of any other company in Louisville or southern Indiana who uses a licensed HVAC company for their home inspections, but it gives the homebuyer a much higher degree of confidence regarding the health of their system.
The HVAC system, although older than the typical life expectancy, showed no signs of impending failure. How long will that system last? I don't know, but based on its history, good maintenance and current performance, it will probably last several more years.
At HomeTeam, our licensed inspectors will always be honest and candid about a home's components, but there is never a reason to be alarmist. As we say in the business, "The house is the house!".
Tuesday, January 4, 2011
Old Roof
It's a common question: "How much longer will the roof last?"
Unfortunately, it's a bit like asking any of us, "So, what date will you die?"
The same goes for hot water heaters, HVAC units, and so many other aspects of a home. A better metaphor is probably a car. Cars rarely truly die. Instead, the cost of maintaining them begins to outweigh the value of replacing them.
Back to the roof. Roofs can be repaired quite nicely and will generally last around 25 years (some quite a bit longer). Others may have been installed by a shoddy roofer, have been subjected to a few too many windstorms, or have otherwise experienced some trauma that makes the shingles more inclined to fly away. So the real question is for the homeowner and not the inspector: at what point will it be too costly for you to maintain the roof? The answer to that is really the point at which the roof needs to be replaced.
One caution for the buyers and realtors out there: very few roofers are interested in repairing a roof and will usually look for reasons it needs to be replaced. One of the reasons for this is obvious (repair jobs do not have high profit margins), but the other is less obvious: good roofers usually guarantee their work, and few are interested in guaranteeing a roof after simply repairing it.
Till next time, happy inspecting in Louisville!
See our website at www.HTLouisville.com for more details.
Unfortunately, it's a bit like asking any of us, "So, what date will you die?"
The same goes for hot water heaters, HVAC units, and so many other aspects of a home. A better metaphor is probably a car. Cars rarely truly die. Instead, the cost of maintaining them begins to outweigh the value of replacing them.
Back to the roof. Roofs can be repaired quite nicely and will generally last around 25 years (some quite a bit longer). Others may have been installed by a shoddy roofer, have been subjected to a few too many windstorms, or have otherwise experienced some trauma that makes the shingles more inclined to fly away. So the real question is for the homeowner and not the inspector: at what point will it be too costly for you to maintain the roof? The answer to that is really the point at which the roof needs to be replaced.
One caution for the buyers and realtors out there: very few roofers are interested in repairing a roof and will usually look for reasons it needs to be replaced. One of the reasons for this is obvious (repair jobs do not have high profit margins), but the other is less obvious: good roofers usually guarantee their work, and few are interested in guaranteeing a roof after simply repairing it.
Till next time, happy inspecting in Louisville!
See our website at www.HTLouisville.com for more details.
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