Having attic access in an inspection is important, but not always feasible when a house is occupied:... http://fb.me/1CWjkkgbE

The following is an excerpt from Working RE magazine:

Editor’s Note: Inspecting an attic can be tricky business. Here is what a few inspectors have learned over the years about when and how to inspect an attic.

 Inspecting the Attic
By David Brauner, Editor

F. Kelly, inspecting for 12 years in Arizona, has a problem common to inspectors: “I declined to go into an attic the other day. The access was in the master bedroom closet, full of clothes, etc. When I attempted to open the scuttle cover, it was obvious there were about 15 inches of blown in insulation covering it. I was able to access another portion of the attic so I knew approximately how much insulation was up there,” said Kelly. “I wrote up that I didn't access that portion of the attic due to excessive insulation on the hatch cover. I suppose I could spend half an hour or so covering their clothing and cleaning up but what do you do when the cover is heavily caulked in place and you will damage drywall removing it? I usually report that the seller needs to provide access but with these short sales, the inspection period is usually very short.”

If at all possible in preparation for the inspection, have all attic accesses prepared with clothing, storage, etc. removed.  This prevents any damage or distress to contents and insures that the inspector will be able to perform a complete and thorough inspection for the client and buyer of the property.

One of the easiest ways to reduce energy usage is to install a programmable thermostat. Since most homeowners spend approximately 50% of their annual energy bill on A/C and heating, a simple way to reduce this cost while maintaining a comfortable temperature is what you want to achieve.

A programmable thermostat will automatically adjust the indoor temperature to preset times, which according to Energy Star can save you an estimated $180/year or more. You can program it to adjust the temperature before you wake in the morning or return at the end of the day, so your home is comfortable when needed but not wasting energy when you’re not at home.

If you’re comfortable with wiring and electrical equipment you can install the thermostat yourself following these steps:

1. The thermostat should be installed on an interior wall away from sources of heat and drafts such as doorways, windows, skylights, and bright lights. Make sure to install in a location this is not near heating and cooling vents.
2. Carefully read the instructions and electrical safety guidelines before attempting the installation.
3. Turn off the power supply.
4. Remove the old thermostat and wall plate, but use caution because older models can contain mercury which is a toxic substance that should be appropriately recycled.
5. Label all wires and secure by tying in a loop.
6. Install the wall plate first, then connect the wires following the instructions in the manual.
7. Mount the programmable thermostat on the wall plate and turn back on the power.
8. Most models include pre-programmed settings to maximize energy efficiency, but you can make adjustments to suit your needs by following the guidelines in the manual.

If you’re inexperienced with the installation of electrical equipment, then it is best to contact an HVAC specialist who can install it properly so that all warranties remain valid.

Instead of our ususal inspection blog, we wanted to say a few things we are thankful for this Holiday Season!

Thanks to those men and women who bravely and selflessly stood and fought for our freedom. To those who that gave it their all, fully knowing the consequences and many suffering the sacrifices. We proudly stand, applaud and support
our soldiers, past and present. A grateful thank you to each and everyone. May we never presume our freedom but be always thankful.

We thank our families for all the support and encouragement they so frequently give - and the wonderful spirits in which they give it.

We are extremely thankful for our agents, clients and referrals, which without you our business would not be. 

Here's wishing each and everyone a safe and Happy Thanksgiving!

New homes over the past decade have actually gotten thirstier, using even more water than the new homes of the prior generation. Considering the advancement in water-efficient household items like washing machines and showerheads, how can this be possible?

Surprisingly enough, the main culprit is the external irrigation systems used for landscaping.

"Builders can impact 30 percent of water usage, all inside the home", said Robert Broad, director of purchasing for Pulte Homes. "Sixty percent to 70 percent of all home water usage is external. All these great plumbing features put in were being completely dwarfed by the demand for sprinkler systems."

In the past, very few new homes came with sprinkler systems. Now, sprinkler systems are becoming commonplace in a new home package, just like appliances. The trouble is most people don't use sprinklers properly and have a tendency to overwater, especially in times of prolonged dry periods.

WaterSmart homes like ones that Pulte Homes built in the desert communities combat this problem with landscape irrigation control units.  These units can be programmed for different types of shrubbery, soil and model of sprinkler. Text or email alerts can be programmed to notify users of plumbing malfunctions via a water usage monitor.

Internally, the plumbing network can be re-aligned in and around the homes using cross-linked polyethylene so that hot water is delivered quicker or also use of "tank-less" on-demand systems. A myriad of other water-efficient appliances, such as high-efficiency toilets, faucets, and showerheads can also be installed.

A water-smart home can use half as much water as a new home of the preceding years, including those that were built just the year before.

So what's in our future for more water-conservation in the building industry?

National code developers are starting to move in the direction of greener measures for commercial and residential buildings; WaterSense programs have mandated standards for showerheads and faucets; more efficient appliances such as toilets have become mainstream; and the International Code Council is moving in a green direction.

Whether consumers are choosing traditional turf or desert landscaping actually has a greater impact than what builders are doing inside the house. Some states advise moving in a "brown" direction. Turf front yards are banned in many desert locales, with recommendations for landscaping with native plants/xeriscaping.

Have an older home?  Try monitoring your irrigation system usage and replacing water-guzzling appliances when possible.  Rain water collection systems are a great backup and can be very cost-effective. There are many articles and blogs on installing water conservation ideas for the DIY person.

If anything this drought in Texas has taught us this season, never take rainfall for granted!

We write about ARC-Fault protection (or the lack of) in about 98% of our inspection reports.  Here is a an excerpt from the latest NACHI newsletter to help you better understand its purpose and function.

Arc-Fault Circuit Interrupters

by Nick Gromicko, Rob London and Kenton Shepard

Arc-fault circuit interrupters (AFCIs) are special types of electrical receptacles or outlets and circuit breakers designed to detect and respond to potentially dangerous electrical arcs in home branch wiring.

How do they work?

AFCIs function by monitoring the electrical waveform and promptly opening (interrupting) the circuit they serve if they detect changes in the wave pattern that are characteristic of a dangerous arc. They also must be capable of distinguishing safe, normal arcs, such as those created when a switch is turned on or a plug is pulled from a receptacle, from arcs that can cause fires. An AFCI can detect, recognize, and respond to very small changes in wave pattern.

What is an arc?

When an electric current crosses an air gap from an energized component to a grounded component, it produces a glowing plasma discharge known as an arc. For example, a bolt of lightening is a very large, powerful arc that crosses an atmospheric gap from an electrically charged cloud to the ground or another cloud. Just as lightning can cause fires, arcs produced by domestic wiring are capable of producing high levels of heat that can ignite their surroundings and lead to structure fires.

According to statistics from the National Fire Protection Agency for the year 2005, electrical fires damaged approximately 20,900 homes, killed 500 people, and cost $862 million in property damage. Although short-circuits and overloads account for many of these fires, arcs are responsible for the majority and are undetectable by traditional (non-AFCI) circuit breakers.

Where are arcs likely to form?

Arcs can form where wires are improperly installed or when insulation becomes damaged. In older homes, wire insulation tends to crystallize as it ages, becoming brittle and prone to cracking and chipping. Damaged insulation exposes the current-carrying wire to its surroundings, increasing the chances that an arc may occur.

Situations in which arcs may be created:

• electrical cords damaged by vacuum cleaners or trapped beneath furniture or doors.
• damage to wire insulation from nails or screws driven through walls.
• appliance cords damaged by heat, natural aging, kinking, impact or over-extension.
• spillage of liquid.
• loose connections in outlets, switches and light fixtures.

Where are AFCIs required?

Locations in which AFCIs are required depend on the building codes adopted by their jurisdiction. Inspectors are responsible for knowing what building codes are used in the areas in which they inspect.

The 2006 International Residential Code (IRC) requires that AFCIs be installed within bedrooms in the following manner:

E3802.12 Arc-Fault Protection of Bedroom Outlets. All branch circuits that supply120-volt, single-phase, 15- and 20-amp outlets installed in bedrooms shall be protected by a combination-type or branch/feeder-type arc-fault circuit interrupter installed to provide protection of the entire branch circuit.

Exception: The location of the arc-fault circuit interrupter shall be permitted to be at other than the origination of the branch circuit, provided that:

1. The arc-fault circuit interrupter is installed within 6 feet of the branch circuit overcurrent device as measured along the branch circuit conductors, and
2. The circuit conductors between the branch circuit overcurrent device and the arc-fault circuit interrupter are installed in a metal raceway or a cable with metallic sheath.

The National Electrical Code (NEC) offers the following guidelines concerning AFCI placement within bedrooms:

Dwelling Units. All 120-volt, single phase, 15- and 20-ampere branch circuits supplying outlets installed in dwelling unit in family rooms, dining rooms, living rooms, parlors, libraries, dens, sun rooms, recreation rooms, closets, hallways, or similar rooms or areas shall be protected by a listed arc-fault circuit interrupter, combination-type installed to provide protection of the branch circuit.

Home inspectors should refrain from quoting exact code in their reports. A plaintiff's attorney might suggest that code quotation means that the inspector was performing a code inspection and is therefore responsible for identifying all code violations in the home. Some jurisdictions do not yet require their implementation in locations where they can be helpful.

What types of AFCIs are available?

The four most common types of AFCIs are as follows:

• Branch/feeder—installed at the main electrical panel or sub-panel.
• Outlet circuit—installed in a branch-circuit outlet.
• Combination—complies with the requirements of both the branch/feeder and the outlet circuit AFCIs.
• Cord—a plug-in device connected to the receptacle outlet.

Nuisance Tripping

An AFCI might activate in situations that are not dangerous and create needless power shortages. This can be particularly annoying when an AFCI stalls power to a freezer or refrigerator, allowing its contents to spoil. There are a few procedures an electrical contractor can perform in order to reduce potential “nuisance tripping," such as:

• Check that the load power wire, panel neutral wire and load neutral wire are properly connected.
• Check wiring to ensure that there are no shared neutral connections.
• Check the junction box and fixture connections to ensure that the neutral conductor contacts a grounded conductor.

Arc Faults vs. Ground Faults

It is important to distinguish AFCI devices from Ground Fault Circuit Interrupter (GFCI) devices. GFCIs detect ground faults, which occur when current leaks from a hot (ungrounded) conductor to a grounded object as a result of a short-circuit. This situation can be hazardous when a person unintentionally becomes the current’s path to the ground. GFCIs function by constantly monitoring the current flow between hot and neutral (grounding) conductors, and activate when they sense a difference of 5 milliamps or more. Thus, GFCIs are intended to prevent personal injury due to electric shock, while AFCIs prevent personal injury and property damage due to structure fires.

In summary, AFCIs are designed to detect small arcs of electricity before they have a chance to lead to a structure fire.

Watering around your foundation has been on our list of maintenance tips for homeowners for 27 years.

But this heat and extra dry conditions we are currently experiencing can play havoc on your foundation, especially here in Central Texas.  Here is a good how-to video to help keep your foundation movement to a minimum provided by TAREI.

http://wateryourfoundation.com/