This week we'll take a brief look at lath and plaster walls and ceilings. These are typically found in older homes, whereas in newer homes the walls are covered with drywall. Most people are familiar with drywall- it comes in sheets (sometimes referred to as sheetrock), and it is nailed or screwed to the wood studs on the interior of the home. The seams are then taped and "mudded" (plastered) to produce a smooth, seamless wall. OK- that's the modern construction method. What about that older home you're interested in buying?
The old technique is called "lath and plaster", and you've probably seen the backside of walls in older homes and have some idea of the technique. The walls have wood studs (vertical), and then have thin wood strips (lath) going horizontally. These wood slats have gaps between them, and when the initial, or key, coat of plaster is applied, it smooshes in to fill the gaps (see video). Once this sets, it forms a key that anchors the coat of plaster to the wall, and then a finishing coat of plaster is applied.
What you need to know about lath and plaster walls is that they tend to develop cracks over time. These are age-related and can be exacerbated by high heat, excessive moisture, and other factors. Cracking of the exterior coat is usually not a cause for concern since it is most often cosmetic. The trouble comes in when the key coat begins to break down. You'll usually notice problems on ceilings first, since gravity is trying to pull the key coat down. Repair of the key coat is obviously a bit more involved and more expensive, but several companies in Louisville perform that service and can get your walls back to looking like new.
One thing to keep in mind: older homes require a different type of care from what a newer home requires. When you buy an older home, perhaps in the Highlands or Germantown, go in with the understanding that part of your ownership experience is really bound up in stewardship. As with owning a classic automobile, owning an older home provides a certain level of pride and satisfaction that you are in effect carrying the torch for awhile. Stay on top of maintenance, and when things require repair, go with a professional. It will cost more money in the short term but will likely save you money in the long run, and oh, what a difference in enjoyment of your home.
Contact us at HomeTeam (www.HTLouisville.com) if you need an inspection of an older home, or if you just want to talk about old houses.
HT initial
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Thursday, February 9, 2012
Friday, January 27, 2012
Heating and Air Conditioning inspection
One of the benefits of using HomeTeam is our high level of service to the buyer, and part of that includes having your heating and air conditioning system inspected by a licensed HVAC technician. A typical home inspection in Louisville includes some very basic tests of the system, but we go much, much farther than that. From typical standards of practice, here are the basics:
9.0 SYSTEM: HEATING
9.1 The inspector shall observe:
A. Permanently installed heating systems including:
1. heating equipment
2. normal operating controls
3. automatic safety controls
4. chimneys, flues, and vents
5. solid fuel heating devices
6. heat distribution systems including fans, pumps, ducts and piping, with supports,
dampers, insulation, air filters, registers, radiators, fan-coil units, convectors
7. the presence of an installed heat source in each room
9.2 The inspector shall:
A. describe:
1. energy source
2. heating equipment and distribution type
B. operate the systems using normal operating controls
C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance
9.3 The inspector is NOT required to:
A. operate heating systems when weather conditions or other circumstances may cause equipment damage
B. operate automatic safety controls.
C. ignite or extinguish solid fuel fires.
D. observe:
1. the interior of flues
2. fireplace insert flue connections
3. humidifiers
4. electronic air filters
5. the uniformity or adequacy of heat supply to the various rooms
10.0 SYSTEM: CENTRAL AIR CONDITIONING
10.1 The inspector shall observe:
A. Central Air Conditioning including:
1. cooling and air handling equipment
2. normal operating controls
B. distribution systems including:
1. fans, pumps, ducts and piping, with supports, dampers, insulation, air filters, registers
and fan-coil units
2. the presence of an installed cooling source in each room
10.2 The inspector shall:
A. describe:
1. energy sources.
2. cooling equipment type.
B. operate the systems using normal operating controls.
C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance
10.3 The inspector is NOT required to:
A. operate cooling systems when weather conditions or other circumstances may cause equipment damage.
B. observe non-central air conditioners
C. observe the uniformity or adequacy of cool-air supply to the various rooms
In a nutshell, this is a very topical look at your HVAC system. We do all of this, of course, and much, much more. And remember that most home warranties require you to have a licensed HVAC tech inspect your system anyway, so why not kill two birds with one stone and have us bring him with us?
Next week: plumbing
9.0 SYSTEM: HEATING
9.1 The inspector shall observe:
A. Permanently installed heating systems including:
1. heating equipment
2. normal operating controls
3. automatic safety controls
4. chimneys, flues, and vents
5. solid fuel heating devices
6. heat distribution systems including fans, pumps, ducts and piping, with supports,
dampers, insulation, air filters, registers, radiators, fan-coil units, convectors
7. the presence of an installed heat source in each room
9.2 The inspector shall:
A. describe:
1. energy source
2. heating equipment and distribution type
B. operate the systems using normal operating controls
C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance
9.3 The inspector is NOT required to:
A. operate heating systems when weather conditions or other circumstances may cause equipment damage
B. operate automatic safety controls.
C. ignite or extinguish solid fuel fires.
D. observe:
1. the interior of flues
2. fireplace insert flue connections
3. humidifiers
4. electronic air filters
5. the uniformity or adequacy of heat supply to the various rooms
10.0 SYSTEM: CENTRAL AIR CONDITIONING
10.1 The inspector shall observe:
A. Central Air Conditioning including:
1. cooling and air handling equipment
2. normal operating controls
B. distribution systems including:
1. fans, pumps, ducts and piping, with supports, dampers, insulation, air filters, registers
and fan-coil units
2. the presence of an installed cooling source in each room
10.2 The inspector shall:
A. describe:
1. energy sources.
2. cooling equipment type.
B. operate the systems using normal operating controls.
C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance
10.3 The inspector is NOT required to:
A. operate cooling systems when weather conditions or other circumstances may cause equipment damage.
B. observe non-central air conditioners
C. observe the uniformity or adequacy of cool-air supply to the various rooms
In a nutshell, this is a very topical look at your HVAC system. We do all of this, of course, and much, much more. And remember that most home warranties require you to have a licensed HVAC tech inspect your system anyway, so why not kill two birds with one stone and have us bring him with us?
Next week: plumbing
Wednesday, January 11, 2012
Radon mitigation
I've spoken of the high radon levels in Louisville before, but I wanted to give you an idea of how easy it is to mitigate the risk. As a reminder, radon gas is the second leading cause of lung cancer in the US according to the EPA (next to smoking), and the really good news is that it is very simple to keep the radon levels in the home below the recommended mitigation threshold of 4.0 pico Curies per liter (pCi/L).
The system is basically a PVC pipe stuck in the slab of the home on the lowest level that vents to the outside of the home. A fan housing is attached and runs 24/7, putting a slight negative pressure under the foundation of the home. That small pressure differential is enough to lower the radon levels significantly. In fact, we have tested many homes for radon that had an operational radon system in place, and I've never seen a radon level above 4.0 in any of those homes. Check out the video for more.
The system is basically a PVC pipe stuck in the slab of the home on the lowest level that vents to the outside of the home. A fan housing is attached and runs 24/7, putting a slight negative pressure under the foundation of the home. That small pressure differential is enough to lower the radon levels significantly. In fact, we have tested many homes for radon that had an operational radon system in place, and I've never seen a radon level above 4.0 in any of those homes. Check out the video for more.
Wednesday, September 21, 2011
Why Get an Energy Audit?
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.
- 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.
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?
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