Ask the Charlotte Home Inspector

Have you ever been told there is no such thing as a hot water heater? I must have heard this a thousand times growing up. The water is not hot before it goes into the water heater. The people who told us this were actually right but I would make me so mad when they would say this because I think they just wanted to be a smart alec. You can call it a hot water heater and I want give you a hard time.
There are basically two types of water heaters or hot water heaters if you prefer. There is gas and electric. You can tell which type you have by looking at the top and bottom of the unit. A gas unit will have a metal flue and possibly a draft hood. The gas unit will also have a gas line with a cut off (hopefully) at the bottom with a burner. Also if the gas unit is in the garage it should be “18 off of the floor for safety reasons. If you have an electric unit it doesn’t have to be off of the floor. The electric unit will not have gas line or a flue but it will have a 220 line in a conduit going into the top of it.
When inspecting an electric water heater one of the first things you want to check is the water temperature. Most manufacturers have the temps preset to 100-150 degrees F. You have to keep in mind that if the water is over 120 degrees F it can scold a small child. We usually write it up if it over 120. You check the temperature of the water by using a digital meat thermometer in the hot water as it is coming out a faucet preferably close to the water heater. The next thing you want to check for is a reverse water-line installation. You can tell whether the installation is reversed by touching the pipe and comparing it the hot outlet fitting at the top of the tank. If it’s cold where it says hot and hot where cold it’s reversed. A reversed connection results in inefficient operation of the heater. When the inlet-outlet is connection is reversed, the cold water enters the tank at the top and mixes with the hot water as it settles to the bottom near the outlet fitting. So for the same thermostat setting the temperature of the hot water is lower than it otherwise would have been. The next thing you need to check is the element and the thermostat. There are checker for these that can be bought at Lowes or Home Depot. I think it is important to note here that you must turn the electricity off to do this. Another thing that you should know is that if you turn on a water heater with no water in it you will burn out the element. This is something you definitely want to keep in mind if you are dealing with a foreclosure in which the power and the water have been off for awhile.
An internal part of the water heater that you can’t see is the anode rod. It is usually made out magnesium and attracts any corrosives or oxidizers in the water. This saves the tank from oxidation. It is hard to see or inspect this rod without taking the water heater apart to do so. The way you test for this is to run the hot water and smell it for a sulfur smell. You obviously check for leaks and pay particular attention to the joints in the pipes. If two dissimilar metals are touching each other without some sort of dielectric connection, electrolysis will occur resulting in corrosion and then a leak. There is a drain at the bottom of the water heater that you periodically want to drain out settlement. Near the top of the water heater you should see a temperature relief valve or TPR valve. What this does is let off steam if the unit malfunctions and continues to heat the water. The spring in the relief valve will depress and release the pressure to keep the unit from exploding. There are set for certain temperature and a certain pressure which is stamped on the side of the valve. Sometimes after a couple of years the spring goes bad and this will leak. These are relatively inexpensive to replace.
For a gas water heater everything is pretty much the same except that instead of a heating element you have a burner at the bottom of the tank that should be checked for corrosion and rust flaking. The gas line should be checked for leaks. This can be done is a gas leak detector or bubbly water. The draft should be checked for CO with a detector. Also the flue should not be in direct contact with wood or drywall (or any o the flammable material for that matter. I hope this gives you a better understanding of how to check water heaters. I will talk extensively about thankless water heaters in another writing. The next time someone correct with the old “no such thing as a hot water heater” You can ask them something like what does an anode rod do on a water heater. For more info on water heaters check out the audio at http://www.blogtalkradio.com/the-charlotte-home-inspector or http://www.charlottenchomeinspector.com .

I am asked this all the time. Is there toxic Chinese Drywall here in North Carolina and more specifically in Charlotte NC? Since I am a home inspector in Charlotte NC that is a pretty valid question. Before I answer that though I feel it is necessary to explain what the problem is with this drywall.
During the housing boom of 2004-2006 (some sources say 2001-2008) some drywall suppliers imported drywall from China. This is a little unusual to import drywall because it is so heavy and expensive to ship. The reason it was it made sense though at this time was the high demand for drywall caused by the housing boom at the time. Demand exceeded the US domestic supply. This demand was increased further by several hurricanes. The drywall was obviously shipped into seaports and most of the drywall that has been found so far has been found near ports on the gulf coast, Southeast sea ports including Charleston SC and Wilmington NC.
Drywall is made from gypsum which naturally contains sulfur compounds. It is thought that the drywall from China was held up at sea. If the gypsum is exposed to humidity it can cause the sulfides in the gypsum to off gas. The drywall once installed in the houses starts to emit these sulfides. These sulfides cause severe and rapid oxidation of metal. This has caused the air condition coils to rust out prematurely, metal plumbing pipes to rust and electrical fixtures and outlets to rust prematurely. Beside physical problems associates with this drywall there are some health concerns as well. These have been identified as some of the drywall causing problems. People exposed to this toxic drywall include respiratory irritation, headaches, eye irritation, nose bleeds coughing and difficulty breathing.
What are the warning signs that you might have toxic Chinese drywall in your house? Was your house built between 2001 and 2008, particularly 2004-2006? The first and foremost sign is a constant “rotten egg” smell. The second sign would be corrosion or turning black of metal including plumbing, electrical, jewelry, hinges and guitar strings etc. The sulfur also rusts out the air condition coil early. Another thing that you can do to check is to get to the back of the drywall. You can do this in attics or partially finished basements and garages. If you can get to the back of the drywall look to see if you see Knauf or ASTM C36 stamped on it.
The answer to question is there toxic Chinese drywall in NC? The answer is yes. In July of 2006, a cargo ship called the Star Djervanger was docked in Wilmington NC after a trip from China. Its cargo was about 9,000 tons of drywall, enough to build about 2000 homes. It is also estimated that several ships loaded with drywall have come through the harbor at Charleston SC. On April 22, 2009 the first North Carolina Family files a lawsuit involving toxic Chinese drywall in Holly Springs NC. The plaintiffs Daniel and Mary Flannigan have filed a lawsuit against Stafford Custom Homes in Southern Pines NC. The couple alleges they noticed a “rotten egg” egg smell soon after moving into their new house. The Stafford employees said it was coming from a water heater. Stafford replaced the water heater. Then the evaporator coil for the AC rusted out after 3 years. Many metal things in the Flannigan’s house turned black including jewelry and guitar strings. The couple said they were experience severe headaches. The Flannigan’s are suing for compensatory and punitive damages.

It is estimated that some 100,000 homes are affected by this toxic Chinese drywall. So far the majority seem to be in Florida and the Gulf coast but anywhere that there was a housing boom that is fairly close to a port of entry may be susceptible. As of this writing none has been identified in my city of Charlotte NC but all of our inspectors continue to look for signs in houses built between 2001 and 2008. For additional information on toxic Chinese Drywall or other home inspection issues check out or website at homeinspectioncarolina.com or CharlotteNChomeinspector.com

Preston Sandlin

Staging a home once meant adding accessories, props and even furniture to a home for sale, to create a feeling of warmth and appeal, and make it easier to sell. Today, staging a home still connotes rearranging possessions and furniture, but in more and more cases, the furniture and accessories are digital rather than real, a very cost effective alternative.

What is virtual home staging and how is it done? This new addition to the more traditional sales techniques used to market a home, focuses on taking a photo of the home as is and then dressing it up. The “after” photos of the home’s interior are created using virtual furniture, wall colors, pictures, window coverings and other décor to help potential buyers visualize a home’s possibilities.

With real home staging, furnishings and draperies need to be purchased, transported and then arranged in the home, in hope that the stager has accurately gauged current decorating trends and design techniques to catch a buyer’s eye. Unfortunately, the homeowner or the stager’s taste may or may not appeal to all buyers.

Today, virtual home stagers can embellish empty-room photographs taken and submitted by agents and owners with images of sofas, dining tables, area rugs, draperies and artwork. If one set of furnishings doesn’t quite capture the look, there’s no need to return the drapes. It’s easy as clicking a computer mouse to change the entire look.

However, there are some things most virtual staging companies won’t do for a homeowner. According to most virtual staging websites, statements of ethics reiterate that the companies will not add non-existent landscaping, wet bars or appliances, or erase power-lines or other detractions from photos. These companies also require customers to tell buyers and agents that the rooms are virtually staged, so a buyer’s expectations are realistic.

Virtual staging is easy enough on the seller’s end. Most websites simply require photos of the vacant listing and offer results usually within three to five business days. Sellers and agents can then add the photos to brochures, MLS pages, and websites.

It is recommended that the rooms immediately visible upon entering the house are staged. Other priorities are the kitchen, master bedroom, and master bathroom. For the best staging results, high quality pictures taken in a well-lit room are most desirable. For more information or to view photo galleries, you can visit VirtualStagingSolutions.com or VirtuallyStagingProperties.com.

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Question: What might cause standing water in my yard?

Answer: If your yard, or some portion of it, remains wet and soggy for extended periods after periods after a rain shower, it probably means the natural drainage ways have been blocked and have settled, and there isn’t enough grade in your yard to allow water to drain properly.

Most yards were originally graded so that water was able to flow from the front of the home to the street and from the back of the home into a ditch or storm sewer. Patios, walkways, mounds of mulch or planted beds, and even tress can add to the raising of the ground surface.

If this is the case, you may need to consider installing subsurface drainage around your yard. In addition, you should take a good look at ht landscaping around your home. Many homeowners who like a manicured yard are often tempted to mound mulch in plant beds, around trees and against their home’s foundation, for aesthetic purposes, as well as keeping away weeds or undesirable ground cover. How could this affect your yard’s drainage?

Unfortunately, this practice may produce the unintended result of encouraging water to pool in different areas of the yard. If water pools around the foundation, it can cause considerable damage to the home.

The fill around your home should be compacted and graded to slope away from the home for a minimum of ten feet, making the frond six inches lower than the ground surface at the house wall. This will drain surface water away from the wall and help prevent water from standing against the wall. Planting and mulching around outside wall should be done carefully to preserve drainage away from the wall.

Following these tips can lead to a dryer yard and a dryer home.

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Homeowners know that a great deal of energy is required to power heating, ventilation and air conditioning (HVAC) systems, especially once winter or summer electric and gas bills arrive. In fact, as much as half of the energy used in a home goes towards heating and cooling the indoor environment.

The goal of an HVAC system, when operating properly, is to provide a temperate climate and the best possible air quality, delivered for and affordable price. Most homes today are equipped with central air and heating systems that maintain temperatures in al l rooms of a home they service.

Whether a home is new or older, the heating and cooling equipment should always be sized to properly fit the home. Proper equipment sizing is determined by your home’s heat loss during cold weather and heat gains during warm weather, and is calculated using a design load formula. To determine if an HVAC system is the right sixe, homeowners can do their own calculations using software found at the website energystat.gov

A system that is properly sixed will prove to be more cost-efficient than an oversized unit. A unit that is too large will constantly cycle on and off, raising energy costs. Undersized equipment, with airflow that is insufficient, will reduce the efficiency of the air distribution and speed up wear on system components, leading to inadequate room temperatures and equipment failure.

However, installing new equipment isn’t always the answer when homeowners are looking to lower energy bills. Before an HVAC system needs to be replaced, it pays to review routine maintenance issues. One problem that can be remedied easily is stopping air leakage within the home or around air ducts. These leaks can be sources of problems rather than the HVAC equipment itself. The homeowner or a contractor can seal ducts and pipes by using mastic or metal-backed tape, or an aerosol-based sealer. Once any leaks have been sealed, the system can be checked for optimal air flow. When the air flows at proper levels, a home is comfortable and energy bills are more affordable. If air flow is too high, duct leakage increases and the temperature at the register is not sufficient for optimal home comfort. If air flow is too low, air distribution efficiency drops and accelerates the wear on system components, causing discomfort as well as premature failure of equipment.

There are a number of systems that can be checked when trouble-shooting HVAC systems. Thermostat settings can be adjusted to ensure comfort levels are maintained when family members are home and energy is conserved while they are away. Moving parts in the HVAC system can be lubricated for better operation and reduced electricity use. Evaporator and condenser air conditioning coils can be cleaned and air conditioner refrigerant levels can be checked and adjusted.

Homeowners also can extend the life of their system by staying on top of filter maintenance by inspecting, cleaning or changing filters at least once every three months. Filters should be changed monthly during the heavy-use summer and winter months. A dirty filter will slow down air flow and make the system work harder to keep family members warm or cool and that wastes energy. A clean filter will also prevent dust and dirt from building up in the system which could lead to expensive maintenance and/or early system failure. Routine maintenance can make a big difference in the life and effectiveness of an HVAC system , as well as the cost to maintain a comfortable and healthy home.

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Preston Sandlin of Home Inspection Carolina was recently doing a home inspection in Monroe NC near Charlotte when hw noticed some trouble with the gutter system There are several causes of overflowing gutters. In could be that they are clogged, rusted or leaking at the seams. They might also be loose or sloped the incorrect direction. To find out for sure what the problem might be you need to climb up on a ladder to inspect your gutters.

Overflowing gutters can cause problems worse than just stained siding. The repeated flow of water from overflowing gutters can cause wood siding to rot. A more serious problem can be caused when gutters overflow and water backs up under roofing shingles and flows down inside the wall cavity. Moist conditions like these can also increase the likelihood of termite infestation.

Every homeowner should clean and inspect his or her gutters twice a year: once in late fall and once in the spring. If you cannot do it yourself and cannot afford two cleanings per year, clean your gutters once after the last of the leaves have fallen in late fall. Don’t wait until spring because seeds will have sprouted in the leaves and other organic matter that accumulates in your gutters, which makes them much more difficult to clean.

If you have a single-story house, first use a gutter-cleaning attachment for a leaf blower/vacuum or a wet/dry vacuum. These attachments have a long tube with a U-shaped bend on the end designed to reach into gutters. The ideal time to clean gutters is after a long, dry spell so the debris in the gutters will be dry and more easily sucked into the tube.

Next, climb up on a ladder near the downspout end.
Always have a helper steady the ladder. Move the ladder often and don’t try to reach too far because it is easy to lose your balance.

Wearing gloves to protect your hands from sharp metal or protruding screws clean out the downspout opening and stuff a rag in the opening so debris will not fall into it. A garden trowel works well for scooping out debris.

After you have the gutters cleaned out, remove the rag from the downspout opening. Move the ladder to the other end of the gutter. Flush the gutter with water from a garden hose and observe the flow of the water. It should flow toward the downspout and there should be very little standing water when you turn off the water. Also, check for leaks from beneath the gutters.

If you notice leaky spots, hopefully they are at the seams. You can repair leaking seams with caulk and probably get many more years of service before the gutters need to be replaced. If the leaks are from a non-seam section, the gutters likely need to be replaced.

When water is left standing in the gutter, this means the slope of the gutter is incorrect or it is sagging. Changing the slope is a major job you might not want to tackle yourself. If there is a just a sagging spot, several of the mounting nails have pulled out.

Don’t just drive the nails back into the holes. They may feel tight, but they will pull out during the next rain. Go to your home center and get some long gutter screws made for this purpose. They screw into the old mounting holes and support the gutter. http://www.homeinspectioncarolina.com

Preston Sandlin of Home Inspection Carolina recently used a Rigid See Snake to find out where a plumbing leak was in the ceiling od a Charlotte home. The advantage of this is that we did not have to tear out the whole ceiling to find out where the leak was. The new RIDGID® SeeSnake® micro™ Inspection Camera allows you to perform detailed visual inspection in hard to reach areas. Its comfortable pistol grip design and forward facing controls make it easy to detect and diagnose the unreachable. Available with a 17mm camera head for general use or a 9.5mm camera head for up-close visual inspections in tight spaces, the SeeSnake micro Inspection Camera provides solutions whenever and wherever you need them. http://www.homeinspectioncarolina.com

During a recent home inspection in Waxhaw Nc by Charlotte home inspector Preston Sandlin, he found exposed raw exterior wood that is going to be vulnerable to the weather which could now delaminate and weather. All exterior wood on a house needs to be primed painted and caulked to be protected. After you’ve cleaned, sanded, and masked, don’t forget the important step of priming exterior surfaces. Bare wood needs a primer to seal the surface. You’ll use less topcoat and the color will lay rich on the top layer. If the surface is new construction or a recent repair, or if you have sanded down to bare surface, apply a high quality primer before painting. Duramax High Performance Exterior Paint does not require a primer over bare surfaces. More on Exterior House & Trim Primers http://www.homeinspectioncarolina.com