Roof Safety for Inspectors: Balancing Risks and Opportunities

Roof inspections are a critical component of commercial and home property evaluations, providing essential insights into the condition of a building’s roofing system. However, accessing and inspecting roofs poses significant safety risks for inspectors, particularly when navigating the distinct requirements and challenges of residential versus commercial properties.

While Calibre is a commercial inspection company, nearly all of our inspectors started in the residential inspector role. As I (Paul Duffau) personally know four inspectors who faced serious injury from roof and ladder accidents, we’re going to take the time to explore roof safety considerations for home and commercial inspectors. To do so, we’re highlighting regulations from the controlling organizations, the Occupational Safety and Health Administration (OSHA) in Idaho and Washington State’s Department of Occupational Safety and Health (DOSH), the inherent risks of traversing the roof, and the opportunities to deliver valuable information to clients. We draw on the Washington State Home Inspection Standard of Practice, the InterNACHI Standards of Practice, and the CCPIA Standards of Practice to provide a comprehensive framework.

So, let’s move on.

Understanding the Roles: Commercial Inspectors vs. Home Inspectors

Commercial and home inspectors operate under different scopes of work, standards, and expectations, which directly influence their approach to roof safety.

• Commercial Inspectors: The CCPIA Standards of Practice (ComSOP) define commercial inspections as evaluations of building structures and improvements on commercial real estate, such as offices, retail centers, or multi-unit residential buildings operated for profit. Commercial roof inspections often involve low-slope or flat roofs, which differ from the steeper residential roofs. The ComSOP requires inspectors to follow a scope agreed upon with the client, which may include walking the roof if safe and accessible, but does not mandate exhaustive testing or specialized equipment (Section 4.3, CCPIA ComSOP). Unlike home inspections, commercial inspections may involve larger, more complex roofing systems, requiring additional safety considerations and expertise.

• Home Inspectors: According to the Washington State Home Inspection Standard of Practice (WAC 308-408C), home inspectors are required to traverse the roof to perform inspections of roofing materials, drainage systems, flashings, skylights, chimneys, and roof penetrations unless doing so could cause damage or pose a safety hazard (WAC 308-408C-030). The InterNACHI Standards of Practice similarly emphasize a non-invasive approach, requiring inspectors to observe roof coverings, drainage systems, flashings, and chimneys from accessible areas, but explicitly state that inspectors are not required to walk roofs if it is unsafe or could cause damage (Section 3.1, InterNACHI SoP).

The distinction in scope means home inspectors focus on residential systems with a standardized approach, while commercial inspectors often tailor inspections to client needs, potentially requiring more extensive roof access and specialized knowledge of commercial roofing systems, such as built-up roofing (BUR) or single-ply membranes.

OSHA and DOSH Safety Regulations for Roof Inspections

Both commercial and home inspectors must comply with safety regulations set by OSHA at the federal level and DOSH in Washington State, which has its own occupational safety standards under the Washington Industrial Safety and Health Act (WISHA).

• OSHA Requirements (Idaho & Montana): OSHA’s regulations, particularly under 29 CFR 1926.501(b)(10) for low-slope roofs, mandate fall protection for workers, including inspectors, when working at heights above six feet. For commercial roofs, OSHA introduced a rule effective November 2017, requiring top ridge anchors for attaching safety cords or fall-arrest systems for anyone walking or inspecting pitched commercial roofs (OSHA 1910.28). This applies to commercial property inspectors who choose to walk roofs, requiring the use of personal fall-arrest systems, guardrails, or safety monitoring systems when guardrails or safety monitoring systems. For inspections, OSHA allows an exception for short-duration, pre- or post-construction inspections where no construction activity is occurring, as the lack of ongoing work reduces distractions and fall risks. However, this exception does not eliminate the need for caution or compliance with local codes.

• Washington State DOSH Requirements: DOSH aligns with OSHA but often imposes stricter standards under WISHA. For example, WAC 296-876 outlines ladder safety requirements, mandating proper ladder setup, secure footing, and fall protection when working at heights. WAC 296-880 generally requires fall protection systems, such as guardrails or personal fall-arrest systems, for any work above four feet in general industry settings. However, WAC 296-880-20010 provides an exception for low-slope roofs (defined as having a slope of 4:12 or less) during inspection activities. Under this exception, inspectors are not required to use fall protection systems if the work is of short duration, performed by a qualified person, and conducted away from fall hazards (e.g., at least six feet from the roof edge). If inspectors work closer to the edge or on steeper roofs, fall protection, such as harnesses or guardrails, is mandatory. DOSH also emphasizes training and hazard assessments, requiring inspectors to be trained in recognizing and mitigating fall risks before accessing roofs. This training is critical for both home and commercial inspectors, particularly on complex commercial roofs with unguarded edges or equipment.

Risks for Inspectors

Roof inspections present several risks, which vary depending on whether the inspection is residential or commercial:

Falls: The most significant risk for both home and commercial inspectors is falling from heights, especially on steep residential roofs or low-slope commercial roofs with unguarded edges. The InterNACHI Standards and CCPIA ComSOP explicitly allow inspectors to avoid walking roofs if it poses a safety hazard, emphasizing observation from safe vantage points like ladders or the ground. DOSH data indicates that falls are a leading cause of workplace injuries in Washington, underscoring the need for fall protection compliance.

• Roof Damage: Walking on fragile or deteriorated roofs, such as those with brittle shingles or compromised membranes, can cause damage, leading to liability issues. Home inspectors are cautioned against walking roofs that may be damaged (WAC 308-408C-030), while commercial inspectors must assess roofing materials like BUR or EPDM, which may conceal weak spots.

• Weather and Environmental Hazards: Inspectors face risks from weather conditions (e.g., wet or icy roofs) and environmental factors like loose debris or electrical hazards from roof-mounted equipment. Commercial roofs often have HVAC units, exhaust fans, or skylights, increasing the complexity and risk of navigation.

• Access Challenges: Accessing commercial roofs, often via fixed ladders or hatches, can be more hazardous than residential roofs, which typically involve portable ladders. Improper ladder use or unsecured access points can lead to falls or injuries.

So, why should we attempt to traverse a roof?

Opportunities for Delivering Valuable Information

Despite the risks, roof inspections provide significant opportunities to deliver critical information to clients, enhancing the value of the inspection:

• Commercial Inspections: The CCPIA ComSOP encourages inspectors to tailor reports to client needs, which may include detailed assessments of roof systems, membrane integrity, or drainage performance. Commercial clients, such as property managers or investors, can benefit from cost-to-cure tables that estimate immediate repair costs,. Inspectors can also identify energy efficiency issues, such as poor insulation or leaking membranes, which impact operational costs and habitability.

• Home Inspections: The Washington State Home Inspection Standard and InterNACHI Standards require inspectors to report on roof coverings, drainage systems, flashings, and penetrations, identifying defects like missing shingles, improper flashing, or poor drainage. These findings help clients understand maintenance needs, estimate repair costs, and assess the roof’s remaining lifespan. For example, identifying wind or hail damage can support insurance claims, while noting poor drainage can prompt preventive measures to avoid water intrusion.

• Client Education: Both home and commercial inspectors can educate clients on maintenance practices, such as clearing debris from gutters or scheduling regular roof maintenance, reducing long-term costs. By adhering to standards and leveraging training, inspectors can provide actionable recommendations without overstepping into prescribing repair methods, which is outside the scope of both InterNACHI and CCPIA standards.

Best Practices for Safe Roof Inspections

To balance safety and the delivery of valuable information, inspectors should adopt the following practices:

• Pre-Inspection Planning: Assess roof accessibility, weather conditions, and material condition before climbing. Use drones (Calibre Commercial Inspections has FAA-certified drone pilots) or binoculars for steep or unsafe roofs, as permitted by InterNACHI and CCPIA standards.

• Compliance with OSHA and DOSH: Use fall protection systems, such as harnesses or guardrails where required, especially on commercial roofs. Conduct hazard assessments per DOSH requirements.

• Training and Education: Calibre Commercial Inspections maintains a training program and company-specific Standard of Practice for ladder safety and roof inspections. Any company that you contract with should have the same. We recommend asking.

• Clear Communication with Clients: Define the scope of the roof inspection in writing, as recommended by CCPIA’s ComSOP, to manage expectations and clarify limitations, especially for commercial clients with specific needs.

• Documentation: Provide detailed, written reports as required by all three standards, including photos and descriptions of defects. For commercial inspections, include cost-to-cure estimates or refer clients to specialists for further evaluation.

Conclusion

Roof inspections are a high-risk, high-reward aspect of commercial property evaluations. Commercial inspectors, under the CCPIA ComSOP, tackle more complex roofing systems with tailored scopes, requiring heightened safety measures. OSHA and DOSH regulations mandate fall protection and hazard awareness, with DOSH enforcing stricter standards in Washington State. Despite risks like falls, roof damage, and environmental hazards, inspectors can deliver valuable insights into roof condition, maintenance needs, and cost estimates, empowering clients to make informed decisions. By adhering to standards, leveraging training, and prioritizing safety, inspectors can mitigate risks while maximizing the value of their reports.

Safeguarding Your Commercial Property: Trees, Foundations, and Smart Solutions

First posted at my commercial inspection site, Calibre Commercial Inspections

The Appeal and Risks of Trees

Commercial property owners know trees boost a property’s aesthetic appeal, environmental sustainability, and tenant satisfaction. However, tree growth near building foundations can introduce risks that threaten structural integrity and financial stability. Understanding these challenges and taking proactive steps are critical to protecting your investment and avoiding costly disruptions. A recent encounter with Chad Greer of Parker’s Tree Service at a Boise strip mall, where I was inspecting a building and Chad was estimating costs to trim three boundary-disrespecting elm trees, highlighted the importance of addressing these issues.

How Tree Roots Threaten Foundations

Tree roots, as Chad Greer explained, are dynamic, often spreading horizontally as far as or beyond a tree’s height. Species like oaks, willows, poplars, or elms have aggressive, shallow roots that can pressure soil or infiltrate micro-cracks in concrete slabs or footings. For commercial properties—office complexes, retail centers, or warehouses with expansive foundations—this can cause uneven settling, cracks, or even compromised stability. Older buildings, particularly those pre-1950s with shallow foundations, face heightened risks, making vigilance essential.

Soil Dynamics and Structural Challenges

Soil dynamics are a key concern. Mature trees extract up to 50,000 liters of water annually, altering soil moisture. In clay-rich soils, which shrink when dry and expand when wet, this leads to uneven subsidence, causing foundation cracks or tilting. A 2024 report via DeepSearch notes subsidence-related repairs can cost commercial properties $20,000-$100,000, with larger structures facing higher expenses. Removing a tree can trigger “heave,” where swelling soil lifts foundations. Chad noted that preventing tree regrowth depletes root systems, shrinking them and exacerbating soil shifts, especially problematic for multi-story buildings or industrial facilities.

Utility Systems at Risk

Tree roots also target underground utilities. Drawn to moisture from leaky water, sewer, or drainage lines—common in aging commercial infrastructure—roots can infiltrate joints, causing blockages, pipe ruptures, or soil erosion that undermines foundations. For properties with extensive networks, like shopping plazas or medical campuses, these issues escalate into operational disruptions, tenant downtime, and emergency repairs. Poor drainage from root interference can worsen water pooling, further weakening soil stability.

Strategic Tree Selection and Placement

Mitigating these risks starts with smart choices. Opt for species with less invasive roots, like pines, crabapples, Japanese maples, or hollies, and plant them at least 15-20 feet from foundations—farther for larger trees like maples or sycamores. Chad Greer’s expertise in selecting low-risk species can guide these decisions, ensuring trees enhance value without threatening stability. For existing trees, root barriers of high-density polyethylene or metal redirect growth, while tailored irrigation prevents roots from seeking moisture under buildings. DeepSearch data from 2024 shows properties with proactive irrigation plans report fewer root-related issues.

Proactive Assessments for Prevention

Regular risk assessments are vital. Engage certified arborists—I highly recommend Chad Greer of Parker’s Tree Service—to evaluate root spread and tree health, especially for mature trees near buildings. Qualified building inspectors can spot early signs like hairline cracks, uneven flooring, or misaligned doors. For high-value properties, ground-penetrating radar maps root systems non-invasively, offering precise insights (note: I don’t provide this service). These steps catch issues before they escalate, saving significant costs.

Financial Stakes and Cost-Effective Strategies

The financial stakes are high. A 2024 industry report estimates foundation repairs average $20,000-$100,000, with utility repairs adding to costs. Delayed action risks tenant disruptions and reduced property value, and insurance may not fully cover root-related damage. Budgeting $500-$2,000 annually for tree and foundation inspections is a cost-effective alternative. Chad Greer’s thorough assessments have helped clients avoid surprises, proving the value of professional expertise.

Building a Resilient Future

By prioritizing tree management, commercial property owners can protect assets while enjoying greenery’s benefits. Select low-risk species, enforce safe planting distances, and invest in barriers and irrigation. Schedule routine inspections with us and consult experts like Chad Greer for tailored solutions. These steps ensure your property remains structurally sound, operationally efficient, and financially resilient, balancing environmental appeal with long-term stability.

Asbestos Testing in Flooring

Navigating Asbestos Testing During Home Flooring Renovation

When you're embarking on a flooring replacement project, your contractor may suggest testing for asbestos. It's crucial to understand why this is important and how to proceed safely. I hope that this guide will help you, the homeowner facing this scenario.

Why Test for Asbestos?

Health Risks: Asbestos, once valued for its durability and fire-resistant properties, is now known to be a health hazard. When disturbed, asbestos can release microscopic fibers into the air, which, if inhaled, can lead to serious lung diseases like asbestosis, lung cancer, and mesothelioma. This is particularly concerning during renovation activities like floor removal where materials might be broken or sanded, releasing asbestos fibers into the home environment.

Prevalence in Older Homes: Homes built before the 1980s are the most likely to contain asbestos in various forms, including in floor tiles, adhesives, and the backing of vinyl sheet flooring. Even if your home looks modern, materials from older renovations or from overseas manufacturers can be asbestos containing.

Understanding the Testing Process

Professional Testing: Testing for asbestos should be conducted by professionals. While DIY kits exist, they're generally not recommended due to the risk of contamination and misinterpretation of results. A certified asbestos inspector will take samples from potentially hazardous materials and send them to an accredited lab for analysis. This ensures that if asbestos is present, it's identified accurately, safeguarding both your health and the health of anyone working in your home.

Cost: Asbestos sampling is done on an hourly basis with a two hour minimum plus the cost of the laboratory tests. Travel fees may apply.

What to Expect:

• Inspection: The inspector will examine areas where flooring materials are to be disturbed.

• Sample Collection: Small samples are collected for laboratory analysis.

• Lab Results: Typically, results can take a few days to a couple of weeks depending on the lab's workload and whether you've opted for expedited processing.

If Asbestos is Found

Don't Panic: Intact asbestos is generally not harmful. The danger comes when it's disturbed, releasing fibers.

Safety Precautions

• Avoid DIY Removal: Never attempt to remove asbestos yourself. This can lead to significant health risks and legal issues.

• Contractor Qualifications: Ensure your contractor is licensed for asbestos abatement, has the necessary insurance, and follows all regulatory guidelines. Check their credentials and possibly their past performance with local agencies.

• Containment: During any work involving ACM, the area should be properly sealed to prevent the spread of fibers.

Moving Forward

Once the asbestos issue is addressed, whether through encapsulation or removal, you can proceed with your flooring project. Keep records of all testing and abatement work done, as this will be useful for future renovations or when selling your home.

Conclusion: It's important to approach asbestos with caution but not fear. By understanding the risks and following professional guidance, you can ensure that your home renovation project is both safe and successful. Remember, the health and safety of your family and workers should always be the priority in any home improvement project.

Pre-Offer Consultations, Walk-and-Talk Inspections, Whatever - I Don't Like Them!

Let's talk about walk-and-talk inspections. Which, I will point at in the beginning, isn't really an inspection - it's the inspector blabbing away and hoping that the client is taking copious notes, a plentitude of photos, and understands what is being conveyed.

Can I get a show of hands on how likely that might be? Very? Or, nope?

These have become popular, especially among real estate licensees who hate written reports that require future disclosure. Pesky things, written reports. Discoverable documents.

Walk-and-talk inspections are popular with some inspectors as half a fee is better than none, and the inspector is not required to walk the roof, walk the attic, enter the crawlspace, take the cover off the electrical panel or furnace, or generally do anything that you might expect from an inspector.

All of them have contracts with disclaimers: "THIS IS NOT A HOME INSPECTION. GET THE PROPERTY INSPECTED BEFORE PURCHASING."

Which would be great except: a) the client does not get that inspection; and, b) the seller, on the advice of their agent, is not permitting a full home inspection.

To cap it off, in the heydays of the hot Seattle market, you only had a window of time to do the walk-through, a couple of hours on next Thursday so you might have ten parties all milling through the house at one time. The buyer has the choice of a pre-offer consultation (what they call these in Washington State) and bupkis.

Total chaos.

Surprises abound.

I HATE surprises.

Now, if it should sound as though I think this is a bad practice, you would be correct.

The eventual effect is that the worst inspector rules. He's the one that doesn't find anything and has clients who buy a house with either no idea of its true condition, or worse, a mistaken idea of its condition.

I know for a fact that I can get into crawlspaces that others can't - and it isn't always a matter of willingness. Being skinny is an advantage to an inspector.

I know, for a fact, that there are inspectors who will not bend over to get a better look at the foundation more closely. Who won't look up to judge the height of the chimney from the roof.

I know inspectors who will call an electrical panel (FPE) bad in Washington and call the same one in Idaho fine.

In a world where I am king, walk-and-talk inspections would disappear. But, then, I'm a curmudgeonly inspector who hates surprises - and hates to have his clients surprised. And, no, the government shouldn't pass a law. They do too much of that already.

I would like common sense and ethical behavior to fix the situation.

Sadly, walk-and-talk inspections are not going away any time soon.

The Rise of Smart Homes: A Comprehensive Guide for Sophisticated Buyers

As a luxury home inspector, I have witnessed the rapid growth and development of smart homes over the past few years. These technologically advanced homes offer a wide range of benefits, including increased comfort, convenience, security, and energy efficiency. Frankly, they do not make my job as an inspector easier - but they offer a great deal of benefit to the homeowners.

What is a Smart Home?

A smart home is a residence equipped with internet-connected devices that can be controlled remotely or programmed to operate automatically. These devices can range from smart thermostats and lighting systems to security cameras and door locks. By connecting to a central hub via computer, computer app, or smartphone app, homeowners can manage their home's systems and appliances from anywhere in the world.

Benefits of a Smart Home:

1. Comfort: Smart homes provide a high level of comfort by allowing you to control the temperature, lighting, and entertainment systems with ease.

2. Convenience: With a smart home, you can automate routine tasks such as turning on the lights or adjusting the thermostat, saving you time and effort.

3. Security: Smart homes offer enhanced security features, including surveillance cameras, motion detectors, and smart locks that can be controlled remotely.

4. Energy Efficiency: By optimizing your home's heating, cooling, and lighting systems, you can significantly reduce your energy consumption and save money on utility bills.

Key Features of a Smart Home:

1. Smart Thermostats: Smart thermostats are easily the most common of the smart home technologies that I see deployed. These devices learn your preferences and adjust the temperature accordingly, ensuring that your home is always at the perfect level of comfort. The biggest selling point for my 86-year old father is the ability to use his phone to have the house warmed up before he gets there.

2. Smart Lighting: With smart lighting, you can control the intensity and color of your lights, as well as set schedules for when they turn on and off.

3. Smart Security: Smart security systems include features such as cameras, door locks, and motion detectors that can be monitored and controlled remotely.

4. Smart Appliances: From refrigerators that can order groceries to washing machines that can be controlled from your smartphone, smart appliances are designed to make your life easier.

What to Consider When Buying a Smart Home:

1. Compatibility: Ensure that the smart devices and systems in your home are compatible with one another and can be controlled from a central hub or app.

2. Security: Be sure to choose devices with strong security features and regularly update their software to protect against potential vulnerabilities.

3. Energy Efficiency: Look for smart home systems and devices with high energy efficiency ratings to help reduce your carbon footprint and save money on utility bills.

4. Professional Installation: For a seamless and hassle-free experience, consider hiring a professional to install and set up your smart home systems.

Smart homes offer a wealth of benefits for sophisticated buyers, from increased comfort and convenience to enhanced security and energy efficiency. By understanding the key features and considerations of smart homes, you can make an informed decision and enjoy the many advantages of living in a technologically advanced residence.

Wine Cellars - A Must Have in Luxury Living

Unlocking the Secrets of a Well-Designed Wine Cellar: A Must-Have for Luxury Homes

Why a Wine Cellar?

If you're reading this, chances are you appreciate the finer things in life. A well-stocked wine cellar is more than just a symbol of luxury; it's a journey into the world of viticulture, an adventure in taste, and a commitment to preserving the legacy of winemaking. In the heart of a luxury home, a wine cellar isn't just a storage space—it's a sanctuary for your cherished collection.

The Art of Temperature and Humidity Control

First and foremost, wine demands the right environment. Think of your cellar as a time capsule, where each bottle matures gracefully. Temperature consistency is key—around 55°F is ideal. This slow maturation process is what turns a good wine into a great one. Humidity plays a crucial role too, hovering around 70% to keep corks from drying out and letting air spoil the wine.

Designing for Aesthetics and Functionality

A wine cellar is more than a storage space; it's a showcase. Whether you prefer a classic, rustic charm or a sleek, modern look, the design should speak to your personal style while maintaining functionality. Custom shelving, strategic lighting, and climate control technology merge to create not just a storage area, but a centerpiece of your home.

Location, Location, Location

The placement of your cellar is as important as its design. Traditional below-ground cellars are popular due to natural temperature stability. However, with modern technology, you can integrate a wine cellar anywhere—from a spacious basement to a cozy nook under the stairs. The key is insulation and a climate control system tailored to your home's unique environment.

Security and Protection

A wine collection can be a significant investment. Protecting this asset goes beyond physical security systems. Proper racking prevents vibration, which can disturb sediments in the wine. UV-protected glass and LED lighting safeguard against light damage. Think of it as an insurance policy for your collection's longevity and taste.

The Social Hub

Beyond storage, a wine cellar can be a social hub. Imagine hosting tastings or intimate gatherings surrounded by your curated collection. It's a space that invites conversation, appreciation, and enjoyment—a true reflection of your lifestyle and passions.

Inspecting the Wine cellar

When inspecting a wine cellar, my role as the inspector would be t0 meticulously examine the cellar's temperature and humidity control systems, ensuring that the temperature is consistently around 55°F and humidity hovers around 70%. This balance is crucial to prevent wine spoilage and to maintain cork integrity. I would also assess the cellar's insulation and overall construction, checking for signs of proper ventilation, absence of direct sunlight, and effective climate control integration, especially if the cellar is located in unconventional areas of the home, like under the stairs or in a converted room.

A well-designed wine cellar is more than a luxury; it's a necessity for the connoisseur. It's where your collection is not only stored but celebrated. It's where every bottle tells a story, and every glass poured is a memory in the making. So, here's to your future wine cellar—the heart of your home, where each bottle rests, waiting to add another chapter to your life's finest moments.

What Goes Into Preparing for an Inspection?

A twitter post (I guess its X now) by @leo_szac got me to thinking - dangerous habit, that it is - about how I prep when I leave my local area to inspect a luxury home or commercial site elsewhere. Nothing changes in the inspection process.

What changes dramatically are the environmentally conditions, soil conditions, and building practices of another region.

When I inspect a hotel in West Yellowstone, the soils are far different than I see when I do a multi-million dollar log home on the Olympic Peninsula or historic hotel in Moscow, Idaho.

Moscow is in my local region. I know that like the back of my hand. On new construction, I can predict what defects will be built into a home before I get there.

You Can’t the Soils -But They Make a Difference

Commercial property I inspected in Montana. Hours of prep work before I even agreed to the contractr.

When I prep for another region, the very first thing I look at are the geological data on soil structures because the bones of a structure must be good and that starts with a solid foundation. The loess of the Palouse is very different than around Yellowstone which is a very stony sandy loam. The Inland Northwest and western Washington have alluvial soils but, even there, there are differences as Seattle has outwash from melting glaciers and Coeur d'Alene soils are much closer to base rock.

Environmentally, rainfall on the Olympic Peninsula is non-stop as befits a rainforest. I live in the Lewis-Clark valley, a desert. I have literally left an inspection on the peninsula where it was 50 degrees and raining and come home to sunny skies and 100+ degree temperatures. Which area do you suspect has much higher wood-destroying fungal growth?

In terms of building practices, the materials don't change much - but the mistakes that the contractors make, do. My joke is that I go visit other regions to visit a whole new inventory of defects.

All this prep is a lot of work before I ever hit a job site but utterly critical to get things right on my end for my clients. I know, all this is six kinds of nerdy. Back to Leo's point. Your local pro in the specific market will likely have a much better handle on that market than someone who helicopter's in from Timbuktu.

There are exceptions to this rule, of course. I can think of at least one nerdy inspector who is.

Sewer Scoping and Home Inspections

Sewer Scoping and Home Inspections

Having a sewer scope done while the home inspector completes his works looks like a no-brainer. After all, the home inspector will not be checking the plumbing under the slab of the house or underground.

I agree. That's why I recommend professionals to do sewer line inspections with professional grade equipment.

Why don't I do it myself? All the home inspector organizations say it is a great add-on that will make me a lot of money.

The truth is that I did offer sewer scoping with home inspections in Moscow and Pullman and Lewiston. But, the same as with home inspections, a person who does six a day is going to be far better at sewer scoping, finding problems before their YOUR problem, than a home inspector who does it on an occasional basis.

Also, in the State of Washington, a contractor's license from Labor and Industries is required to perform sewer scoping. I let my lapse when I stop sewer scoping. None of the inspectors in Pullman or Clarkston carry the license, either.

So, I recommend the following companies for sewer scoping here:

Clearwater Rooter

Roto-Rooter

Drain Pro

All will do a great job for you. They're pros in their field.

And, if you need a pro in the home inspection field, please give me a call. I'd be delighted to be of service.

Your House is Not a Boat - Water and Foundations

I joke (funny/not funny) that three things damage to home more than anything else - water, water, and more water.

As a home inspector, I have seen countless cases where improper water drainage has caused serious damage to the foundation of a home. Water is one of the most destructive forces that a home can face, and if not properly controlled, it can lead to costly repairs and even compromise the structural integrity of the building.

The foundation of a home is the base on which the entire structure rests. It provides the necessary support for the walls, floors, and roof. Anything that compromises the foundation has ripple effects to the rest of the home. When water accumulates around the foundation, it causes a number of problems . These include:

1. Cracks in the foundation: As water seeps into the soil around the foundation, it can cause the soil to expand and contract. This movement can put strain on the foundation and cause it to crack.

2. Weakened foundation: Water can gradually erode the soil around the foundation, causing it to become weaker. This can lead to walls that bow out, floors that sag, and other serious problems.

3. Uneven settlement: When water pools around the foundation, it can cause uneven settlement. This means that different parts of the foundation will settle at different rates, leading to an unlevel house.

4. Mold and mildew: Water that accumulates around the foundation can create a damp environment that is ideal for mold and mildew growth. This can lead to serious health problems for the inhabitants of the home.

To prevent these problems, it's essential to control water drainage around the foundation of the home. This involves a number of steps, including:

1. Proper grading: The ground around the foundation should slope away from the home, with a drop of at least six inches over the first ten feet. This will help to direct water away from the foundation and prevent pooling.

2. Gutters and downspouts: Gutters and downspouts are essential for directing water away from the foundation. If you think of your roof as a giant rain collector, you can see the importance of proper gutter and downspout systems. They should be cleaned regularly and should extend at least six feet from the home.

3. French drains: French drains are a type of drainage system that directs water away from the foundation. They consist of a trench filled with gravel and a perforated pipe, which allows water to seep into the ground.

4. Waterproofing: A high-quality waterproofing system can help to prevent water from penetrating the foundation. This may involve applying a sealant or installing a vapor barrier.

5. Sump pump: A sump pump is sometimes an essential component of a water drainage system when other methods don’t complete the job. It is a device that pumps water out of the basement or foundation and directs it away from the home.

In addition to these steps, it's also important to monitor the foundation for signs of damage. If you notice cracks, bowing walls, or other signs of trouble, it's essential to consult with a professional inspector or contractor as soon as possible.

As a home inspector, I can’t urge you enough to take steps to control water drainage around you homes and to monitor the foundation for signs of trouble. By doing so, you can protect your investment and ensure the safety and durability of your home for years to come.

Manufactured Home Foundation Certifications

As part of the process of buying a manufactured home, you may be required to provide a foundation certification. These certificates are required by HUD, VA, and FHA for all manufactured homes that exist on permanent foundations - what the industry calls ‘real property’ to distinguish it from home located in a park.

FHA or VA loan underwriters requires that the manufactured home has been placed on a permanent foundation according to HUD standards, though this requirement is becoming more common with conventional lenders, too. The reasoning is simple - they are providing the loan, so they have an ‘ownership’ position in the property. They would like to ensure that the property is structurally sound until their lien is released.

The issue in our region has been getting the certifications done in a timely manner. The Foundation Certification for manufactured homes is required to be performed by a Professional Engineer. They tend to be busy individuals and, frankly, the Foundation Certification is not a big money project so it tends to slip down the list of priorities.

That is why I have partnered with Manufactured Home Certifications, LLC . Their engineers can run all the calculations needed to generate the Foundation Certification. My role is to provide the date - the same responsibility I have to my clients - for them to generate accurate numbers.

That includes physically measuring the dimensions of the home, entering the crawlspace to document the type and spacing of the column supports, the marriage point connection for the structure if it is more than a single-wide manufactured home, and the type and spacing of the foundation anchorage if present.

All of this I can do in conjunction with a home inspection which speeds the turnaround of the Foundation Certification and keeps your transaction on track.

There are two ways to order a Manufactured Home Foundation Certification. First, you can go to the Manufactured Home Certifications scheduling site, type in the zip code, and locate the inspector you would like (preferably me!) The second way is either to call me or to go directly to my Homegauge site and order it directly. I’ll take care of the rest.

Mold Problem Here?

Mold Problems Here?

I'm seeing a big uptick in requests for mold testing. Interestingly, these are being driven by doctors asking their patients to get tested. Since I am certified in Mold Inspection, I have been getting a number of these referrals.

In each such case where doctors have referred their patients for mold inspection, I have found, through air sampling, surprising levels of mold. Unusually, it is in the exterior samples that I am seeing high numbers which is, obviously, affecting the indoor air quality. Oftentimes, there is NO visible mold present but there have been plenty of mold spores in the air.

And, before anyone thinks “Well, not around here!”, I have done mold testing in Lewiston, Clarkston, Moscow, and Pullman - plus a bunch out of town. Mold is becoming a problem here. Now, that may be the result of a really wet spring - or, it may not. I suspect, but don’t and can’t know, that the past several years of national health issues have impacted the population such that mold that did not affect people previously is now a much more serious concern.

When I am inspecting for mold (NOT included in a home inspection), I am looking for sources of moisture in the entire structure. So, if a client says they have mold in the bathroom, I'm still going to be in all the other rooms, up on the roof, in the attic, and in the crawlspace. I'm also going to be testing surfaces for moistures, testing the air for humidity, and looking under and behind things to find the moisture source.

Sometimes, there just isn't a problem. But, more recently, there has been, from leaking plumbing to a failed dryer vent to water in the crawlspace.

Without testing, we just can't know.

If mold is a concern in your home, I recommend testing. It is a worthwhile investment in your air quality.

Was Your Home Inspector Licensed? In 2021, Maybe Not

I want to stress this point at the start - MOST REALTORS ARE WONDERFUL PEOPLE AND PROFESSIONAL IN THEIR CAREERS!

That said, let’s move on.

You have an accepted offer on a new home and now you need an inspection. Since you only need these on a once-in-a-decade basis, you don’t know who to use so, you followed your Realtor’s suggestion and hired a home inspector based on their favorable comments. You assume that the Realtor knows who is the best inspector, too. In many cases, that is quite true. They know the best inspectors, refer them, and expect them to perform to standard. You expect the same. You want the professional who gets it right.

That, unfortunately, does not always happen. There are bad apples in the inspector ranks, just as there are in any industry, but there is nearly no mechanism to remove them short of litigation which most people do not want to pursue. You would think the real estate agents would know who is a lousy inspector and they would eventually run them out of business.

You would be incorrect. There are bad apples in the ranks of the real estate agents, too. They don’t want a top-flight inspection. They want a deal that closes. Period. End-of-story. They go with the ‘easy’ inspector and hate the ‘deal-killer.’ They will, in fact, go so far as to prohibit a licensed inspector from inspecting a property in what appears to be a violation of their own contracts if that inspector is too thorough.

But even when they are good and honest, there’s a major flaw in the referral system in real estate.

How do you know the inspector is legally qualified to perform inspections in the State of Washington? If you think your real estate agent knows who and who is not licensed, I have bad news for you. They do not verify licenses. In fact, I have had exactly one request for proof of license. Mine is current, obviously. I am the longest-serving, continuously-licensed inspector in our area.

By my estimate, between five and eight percent of all inspections completed in Whitman and Asotin Counties in 2021 were performed by inspectors with expired licenses.

It used to be relatively easy to verify the license status of an inspector from the Department of Licensing site. Now, they have instituted Secure Access Washington which adds quite a few steps to what was a simple process.

Of course, you can always ask - and always should. I carry an electronic version of my license with me to all inspections. It’s not that complicated.

As for what can be done if you think your inspector wasn’t licensed, your options are limited. If you reach out to me by phone or email, I can confirm the information for you. Note that I will not put that information online publicly. You can search the DoL information yourself.

If you discover that your inspector was not operating with an active home inspection license in Washington State during 2021, I recommend contacting the Department of Licensing. RCW 18.280.140 allows the DoL to issue a civil infraction and fine for operating under an expired license.

You should also probably tell your Realtor. Please be nice to them. They were trusting the inspector to be honest, too.

Sensing a Pattern

Seventeen years as an inspector and never had this happen once, much less twice.

I don’t care if he’s only a foot or 18” long. I don’t want to share my crawlspace with a snake.

On the plus side, I did not shriek like a little girl when I found him.

Is the Wall Moving - Or is the Floor?

Commercial inspections, known as property condition assessments or PCAs, are a totally different beast from a residential inspection. The standards are very different with commercial work much more focused on the document record and future expenses.

Some problems are common to both residential and commercial work. Foundation issues can obviously affect both and this commercial job was one of the more interesting that I have encountered.

Here, the owner who commissioned the PCA thought that he had a problem with the masonry walls of his building moving so, I naturally started there, examining the exterior foundation and wall assemblies.

Lo and behold, no major movement. There was minor cracking in the mortar joints of the masonry system but nothing that suggested a major failure.

Inside, I had considerable wall separation so I understand why the owner thought the walls were moving. However, I am simply not willing to take things on face value. I investigated further. As it turns out, the exterior walls were plumb. They weren’t moving. That being the case, I turned my attention to the floor. Now, I know, everyone expects the floor to be flat, almost by definition so that seems just silly. I checked anyway. I started tapping on the tile and found hollowness underneath. Time to break out the level again. The floor was not flat.

“Hmmmmm,” he thought.

So, what was going on?

If you look at the this picture, you'll see soil subsidence at the water meter and the fire hydrant. The obvious question to ask is "Do we have a major water problem at the curb?" Is there a leak on the water main? At the hydrant? Maybe the storm gutter for the street is failing?

Now, I'm guessing that you are already ahead of me here. Yes, the building is DOWNHILL from this apparent leak. My best guess was that the water flowed under the building causing a combination of erosion in some areas and soil expansion - clay soils can expand greatly when hydrated. That would explain the hollow areas AND the up-raised edges.

My recommendations? First, find and correct the source of that water. Second, they need an engineer to determine how badly the structure is damaged and how to repair it.

I'm glad the owners called me when they did - water problems such as this NEVER get better with time.

Welcome to the Great Hunkering Down

What is the Great Hunkering Down, you ask?

It is a term I invented to describe the current real estate marketplace. We have, at the moment, next to no inventory in a time of year where we normally see houses hitting the market in droves. And we’re not alone in this - it is a national phenomena.

The reasons that I see - and feel free to disagree - that there is great uncertainty upon the land. We’ve just come through the traumatic shock of Covid, we had violence in the streets in many major cities, inflation is at levels not seen in four decades, and the war drums are beating. On top of that, you are trying to buy a home which is highly stressful all by itself.

I don’t know about you, but my crystal ball is totally fogged. I have no idea how any of this plays out in the next year and the next decade.

Human nature is such that, when faced with this level of anxiety and stress, human beings tend to shut down. It is a survival mechanism left-over from our days on the savannah. We focus on the core necessities of the moment. Long-term planning, creativity, and deep thinking are all effected.

But, we are not being threatened by a lionesses salivating over the tasty morsel that we might be. That kind of threat triggers the ‘fight or flight’ response that we know so well.

Instead, we have a bunch of perceived threats combined with no means of adequately influencing the outcomes. We don’t know if flight is better - though the mass exodus from certain cities shows that is some people’s answer - or fight is better.

Without a clear course of action for the majority, we freeze and consolidate our resources. So, if you have a home in an area that is not threatening to you, you stay put, hunker down.

When it happens on a scale this large, I think capital letters are warranted, thus the Great Hunkering Down. If people are not moving, up-sizing, down-sizing, right-sizing, selling their homes, we get the constrained inventory supply that we see today.

I’ve seen a version of this before. In 2008, we had the financial crisis that brought “too big to fail” into our lexicon. Then, like now, great uncertainty invaded our mostly happy world. The biggest difference was that was a sudden event in the news. Today, we are dealing with a rolling litany of negative news.

The good news is that this too shall pass. For all the frustrated buyers out there, be patient, take deep breaths. As with 2008, everything runs in a cycle, the pendulum continues to swing, and you will find that home.

The best of luck to you. If there is anything I can do to help, let me know - even if it’s a question you need answered instead of an inspection job. I’m a fount of information and have a wealth of answers for you about homes and home inspections,

Holding The Line On Price

Reading the news has become a somewhat depressing event - almost as bad as grocery shopping and getting gas. Yep, even without the headlines, I could see inflation surging on the stuff I buy.

Most businesses are responding by doing the logical thing - they are raising prices. Again, I understand. My E&O insurance went up, my credit card fees have gone through the roof, gas prices are up everywhere, and all the little incidentals have nudged higher. Profits? . . .

Depressing. (pun intended.)

To all of you buying houses today, the prices are up and interest rates are headed that way. Likewise, my competitor’s prices increasing.

Mine aren’t, not now, not until July at the earliest.

I have traditionally been the highest priced - and the best! - inspector in the region for home inspections based on my surveys. Now, competitors are raising their prices and I’m somewhere in the middle.

I’ve never been inclined to try to take advantage of my customers. I discovered in the first year of the home inspector business that I wasn’t particularly money-motivated.

I’m a craftsman - I want the best possible inspection for my customers. This often puts me at loggerheads with Realtors. Too bad for them (though a group of them in Moscow have now started blacklisting me. I’ve got the documents to prove it.)

So, the prices on my website today will be the same ones in place on June 30th.

So, to the home buyers - the best of luck to you. I hope that you will find your dream home and I hope that I can be your inspector so you know exactly what you’ve purchased.

Can You See It?

Can you see it?

Look closely.

Where the walls meet in the corner, in the brown area. See it now?

No?

The wood shingles for the siding have fish-mouthed. And, if you look above the shingles, you'll see the barge rafters at the edge of the roof have separated.

This, unfortunately, gets the home inspector excited and you don't want me excited - you want me bored, bored, bored. Boring houses are good houses.

The gaps above are signals and the place to trace that signal is back to the foundation.

That roof segment is connected to a column connected to a masonry wall that also supports the deck/wraparound veranda. That wall is moving.

I say 'is' because an attempt at repair was made made for the deck - and failed. Newer movement broke a part of the repair.

The mortar for the masonry wall that was cracked has been repaired - and re-cracked.

We have an ongoing, slow-moving problem. It won't fall down tomorrow, but the systems aren't working, they're failing.

What's the solution?

A good structural engineer. I know one and, for stuff like this, I refer him. That's what I did here.

All things are fixable. The only question is who gets to pay. Part of my job is for you to have that question answered up front.

There's nothing worse than you moving in and discovering a year later that you're the deep pocket that will fix a structural failure.

Does Your Inspector Get Into the Crawlspace?

I have maintained for years that property inspection is a equal mix of knowledge and effort. As one of the most knowledgeable inspectors in the industry (I've held six different code certifications, served on the Washington State Home Inspector Licensing Advisory Board, been certified as a mold inspector, an asbestos inspector, a thermographer, chimney sweep, and a licensed drone pilot), I have a base of information as wide as the Pacific. Those millions of bits of useless information tend to prove quite useful at surprising times. 

None of that counts though if the inspector is LAZY.

Your inspector needs to be willing to put forth effort - even when it is uncomfortable. The picture included here is a crawlspace opening. That's a skinny little opening to fit into - and many can't. I can - I don't like to - but I do. 

And, because I did, I found that water intrusion had eroded the pad footing on the center beam causing the whole interior line of the building to sag. 

Effort. It is arguably more important than knowledge in my industry. I apply it to every job, every day. I walk roofs even in winter (if safe), I crawl under the house, I take apart electrical panels, I walk or crawl the attic.

Do I get into every space? Nope, I don't but it's not from a lack of trying. 

Your inspector needs to put forth the effort. 

And being trim and fit generally helps, too.

Chimney Fires Are a Thing

When you buy a home, does the inspector inspect the chimney?

The answer is . . . kind of.

By standard, the inspector is supposed to inspect the visible elements of the chimney. That would include the exterior structure, whether it is masonry or metal chimney pipe, and the interior hearth, extension, and firebox. They should also be checking for proper operation of the damper assembly.

Most inspectors will provide a cursory look at these and then include language in the report to let themselves off the hook for any liability. Phrases such as “I recommend having the chimney professionally cleaned” or “recommend further evaluation by a qualified specialist” are common in inspection reports.

And, that would be fine, if the inspector actually inspected the chimney. All too often, what I see when I go out to sweep a chimney after someone has purchased it is thousands of dollars of repairs to the chimney structure or, worse, a fundamentally unsafe situation.

Chimney Problems

The problems I see on the exterior range from several deteriorated crowns and mortar work to bad flashing. Chimneys are fully exposed to weather which means that Mother Nature beats on them constantly. Add to that chimneys are not consistently maintained and you have a recipe for a thousand dollar repair bill to secure loose brick or stop water intrusion.

This kind of damage gets missed in reports all the time.

But that’s not the worst of it . . .

Chimney Fires

I bring this up because I am working on my 11th chimney fire investigation this year. Several of them are on homes that just recently sold. In addition to that, I’ve done a dozen NFPA Level II inspections after the buyers take possession of the home that have resulted in my asking the owners to NOT use the fireplace or wood stove due to the damage I observed in the system.

The single biggest cause of chimney fires that I’ve investigated so far is a poorly installed wood insert. These ‘slammers’ as the sweep trade calls them lack a connector pipe into the flue which leads to an enormous amount of creosote build up in the smoke chamber and at the top of the firebox.

Can your inspector identify this? Sure. But they don’t. they treat everything past the door as a ‘black box’ outside the scope of a home inspection. Which would be fine if they would recommend a chimney inspection. They don’t because that would upset the agents, and they know where their referrals come from.

So, my advice. Get your chimney inspected - before you buy the house. I know, it is an extra expense when everything is costing you money. But, it might save you thousands of dollars . . . or a life-threatening fire.

What a Difference Can a Thermostat Make? In $$$, A Lot!

I recently completed an inspection of a home that had a heat pump installed. Since heat pumps are very dollar efficient at preforming heating and cooling functions, I also take that as good news for my client.

Provided, of course, that the system was properly installed.

I’m amazed that this wasn’t caught by a previous inspections.