Is it true that they don’t build houses like they used to?

It is common for Home Inspectors to whine about the problems with New Construction.  I have to say that for all the faults with these houses, they are almost “always” easier to inspect and result in shorter inspection reports than older homes of comparable size and the monies spent on them.

The Doctor's house at Fort Casey, Whidbey Island, WA

The Doctor’s house at Fort Casey, Whidbey Island, WA

I see some VERY nice new homes out there—-along with the new ones that are not so nice.

It is very easy to point to some beautiful old mansion—-or very well built older home—-and say, “They sure don’t build them like they used to.”  But if we take that 100 year old house with all its faults, and compare it to the cheaper houses built around that same period of time we realize that this nice house is the only one left standing—-there is nothing to compare it to. 

The crappy new houses of today are those same houses of yesterday that are no longer around—-except that they are still here.  It does not mean there are no great ones.  In 100 years, when all the crappy houses being built are no longer around, people will be looking at the houses of Bill Gates, Paul Allen, and millions of other homes that are not anywhere near as expensive as these, and they will be saying, “They sure don’t build them like they used to.”

But back to new construction and a recent inspection—-and I would put this home in the category of those homes that will likely be around in 100 years. 

I was up in the attic and discovered that the vent pipe from the Laundry Exhaust fan had become disconnected and had been turned into an “insulation blowing” machine.

Disconnected exhaust fan

Disconnected exhaust fan

Actually a pretty easy fix—-and one of only a few real defects that I found in the home.  It could have happened in a $150,000 tract home or a Carbon Billionaire’s $12,000,000 Green home.

They actually do still build them like they used to—-and better.

 

By Charles Buell, Real Estate Inspections in Seattle

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Stoned Steps—someone else was stoned as well!

If you look closely at the following the picture—-you should be able to see three exhaust vent caps hidden in the shadow between the side of the house and the rockery steps.

vents stuck behind steps

vents stuck behind steps

A question comes to mind.

How is anyone going to be able to inspect or maintain these caps?

The kicker is that one cap is a screened dryer vent.  All vents need to be maintained—-especially dryer vents.  Dryer vent caps should never have screens installed in the cap to begin with—-they clog up quick enough without a screen.  It will be virtually impossible to maintain these caps with the stones installed this close.

Perhaps the rockery installer was stoned while setting these 800+ pound stones.

Someone is going to have to get stoned again and move them far enough away to create adequate access.

 

 

By Charles Buell, Real Estate Inspections in Seattle

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I could not make this stuff up if I tried!

At an inspection a while back, when I was looking across the roof from from the top of my ladder leaning against the gutter, I could see an uplifted area of the roof with some discoloration around it—-just to the right of the chimney near the top.

Can you see it? covervent1

Any guesses as to what might be going on? covervent2

Well if you were able to think WAY outside the box and were able to guess that it was the “vent cap” for the kitchen exhaust fan, you would be correct.

If not, well I guess you could not have made it up either.

 

By Charles Buell, Real Estate Inspections in Seattle

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“Free” Heat!

Since 1991 in Washington State, there has been a requirement provide a mechanical means of changing the air in homes.  This came about as we started making houses too tight for them to do it on their own—-the way they would when they were just naturally leaky as a sieve.

There are several ways to meet this requirement—today I only want to discuss the method I saw at a recent inspection.

It is very common to utilize the bathroom or laundry fan in conjunction with a 24 hour type timer so that the timer can be set to automatically turn the fan on at set intervals.  This particular installation was a version of this method where the fan is designed to operate in conjunction with an air intake tied into the forced air heating system in the home.  There is an automatic damper installed so that the duct is only open to the outdoors when the timer tells it to be open and won’t open when the furnace is running.   When the timer is set it will turn an exhaust fan on (in this case the laundry fan) and open up the damper at the furnace.  This allows outdoor air to be pulled through all the ductwork into the individual rooms on its way to the exhaust fan in the laundry—-and in this way effectively changes the house air.   This picture shows the air intake pipe and its attachment to the furnace plenum.  It also shows the automatic damper location in the intake duct.

Automatic damper

Automatic damper at air intake

The interesting thing about this set-up was that the air intake was run up through the garage ceiling into the attic space—-instead of to the “actual” outdoors.  Now some would argue that the attic is “sort of outdoors.”  But let me ask a question—-how outdoors is it if it is 120 degrees Fahrenheit in the attic?  Now in the winter this might not be too much of a problem and might actually reduce the heating needs of the home but what about all summer when the fan turns on and pulls hot air into the home.  This gets even more problematic if there is air conditioning in the home and we are attempting to cool the home while at the same time heating it when the vent fan is running.

In this picture you can see my infrared thermometer pointing at the air intake.

(Please note that these infrared thermometers are notoriously poor at reading accurate temperatures of metal surfaces and the duct is likely considerably higher.)

Warm air intake pipe

Warm air intake pipe

I did not wait to see just how hot this duct would get but there was 80 degree air being delivered to the rooms.  The sun beating on the black roof would likely keep up with the demand of the fan.  Of course the simplest solution would be to only run the fan at night—but that would not fix the issue of the intake in the attic being inaccessible.

These intakes typically need a screen over them which need to be periodically cleaned.

Obviously even if it is just hot outdoors—like 100 degrees—we might end up with some amount of “heating” of the home while the vent fan is running, but nothing quite like the free heat provided by a solar heated attic.

 

Charles Buell, Real Estate Inspections in Seattle

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English muffins—all them nooks and crannies!

In your home there are likely all kinds of vent caps for exhaust fans.  Whether installed on the roof, on side walls, or on soffits, there are many different styles and brands that are available for whatever the application is.  There are caps for dryer vents.  There are caps for bathroom/ laundry exhaust fans.  There are caps for kitchen exhaust fans.  Many of these caps come with screens because in most instances screens are required.

Today I want to talk about the use of these caps where the screen should be removed—-in particular dryer vent caps and also kitchen range hood vent caps.  Screens are actually not allowed on dryer vent caps because we know how quickly lint can clog the vent caps.  In my opinion any application where the screen is likely to become  clogged with debris is a good place to NOT have a screen when there is a back draft damper.  Screens in dryer vents can quickly become clogged with lint making the dryer work very hard and take a long time to dry the clothes.  It may cause a fire.

clogged dryer vent

Clogged screen in dryer vent

Since the codes require that Kitchen exhaust fan vent caps have screens, it is important that they be maintained clean.  The air that is being exhausted from the kitchen is often dust and grease-laden—depending on what is being cooked.  Doughnuts, French-fries, and bacon can make for some very greasy air.  The grease collects on the screen over time and becomes a sticky (and yucky) dust magnet.  As air is restricted less air is moved out of the duct and more grease builds up inside the ductwork and in the exhaust fan itself—and sometimes even runs down the outside of the pipe as well.

clogged kitchen vent

clogged screen in kitchen vent cap

Everyone knows that grease fires can be very dangerous and these ducting systems are not designed for chimney fires.  In this next picture we can see where the build-up of grease inside the pipe and cap is leaking out of the connections and running down the sides of the pipe in the attic.  The inside of the pipe is always going to be even worse.

Grease dripping out of kitchen exhaust vent cap

Grease dripping out of kitchen exhaust vent cap

Kitchen exhaust ducts should be cleaned often and be only smooth wall metal pipe.    They should also never be terminated at ordinary Attic vent caps.  These roof vents have screens in them.  When the duct is attached over them in the attic, there is no way to inspect or clean the screen and there is no back draft damper.  The only proper type of cap for the kitchen range hood is one with a back draft damper and a screen at the exterior.

In my opinion this is something that should be changed in the building codes.  The reality is that these screens do not get maintained, and the benefits of not having a screen outweigh the benefits of having one.  Of course getting people on board with proper maintenance of many things around the home would be the best solution.

The readily available corrugated metal and flexible foil ducts should NOT be used because they create many nooks and crannies where grease can collect.  The foil type ducts also should not be used because they are essentially plastic and are vulnerable to damage by vermin (mice and rats love a good source of grease) and would likely not be able to be cleaned when greasy.

Rodent damaged ductwork in a kitchen cabinet

Rodent damaged range hood ductwork in a kitchen cabinet

Save the nooks and crannies for the English Muffins.

 

Charles Buell, Real Estate Inspections in Seattle

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