December 2019 – Fox Mountain Property Inspections

‘Tis the season to be safe.

December 26, 2019 by richard

'Tis the season to be safe.

According to the NFPA, between 2013-2017, U.S. fire departments responded to an average 160 home fires that started with Christmas trees per year. These fires caused an average of three deaths, 15 injuries, and $10 million in direct property damage annually.
On average, one of every 52 reported home fires that began with a Christmas tree resulted in a death, compared to an average of one death per 135 total reported home fires.
Electrical distribution or lighting equipment was involved in 44% of home Christmas tree fires.
In one-quarter (25%) of the Christmas tree fires, some type of heat source, such as a candle or equipment, was too close to the tree.
One-fifth (21%) of Christmas tree fires were intentional.
Roughly three-quarters of Christmas tree fires occurred in December or January.
Two of every five (39%) home Christmas tree fires started in the living room.

A few fire safety tips for your holiday decorations:

1)Make sure string lights have no loose connections, cracked lamps or frayed cords.2)Use only a single extension cord that can reach your home's outlet without being too long and being tangled.
3)Use UL-approved lights and cords.
4)Make sure lights are off when you go out and before you turn in for the night.
5)Make sure all outdoor light connectors are away from metal rain gutters and off the ground.
6)Never use candles to light or decorate a tree.
7)To lessen the chance of a fire hazard, purchase a freshly cut tree.
8)Make sure to keep your tree at least three feet away from any heat source.
9)Water the tree every day, and remove it from your home after Christmas or once it becomes dry.
10)Don't burn Christmas tree branches or wrapping paper in your fireplace.
11)Keep candles at least 12 inches away from anything that could burn.

Fill the Gap!

December 19, 2019 by richard

Caulking the Wide Open Spaces

Have you ever filled that wide gap in the exterior trim with the best caulk you could buy, and the next year it pulled away from one surface, leaving a large gap? Or you tried to fill a wider gap, and the caulk just fell in the hole?

What went wrong? No backer rod.

Before professionals fill a large gap with caulk, they bridge the wide opening with a stiff foam backer rod. The backer rod is wide enough so friction holds it just below the gap’s surface. The rod supports the caulk applied in an hourglass shape with a height-to-width ratio of about 1:2.

Why? Caulk needs to expand and contract as surfaces move. The hourglass shape allows the caulk to bond to only two surfaces; the narrower section easily expands and contracts with movement. Caulk should never completely fill a space. It should never be applied to three sides or an unbridgeable wide gap, or it will quickly fail. Caulk can’t expand and contract when it is pulled in three directions or when the cross-section is too thick.

You will find backer rods in larger paint and hardware stores. It is sold in lengths like rope, and it comes in various diameters. Choose a diameter that is wider than the gap to be filled, and force the rod into place with a blunt tool or putty knife.

What are all those inspector gadgets?

December 12, 2019 by richard

We wholeheartedly believe that nothing replaces the training and experience that make a great property inspector. Exceptional inspectors use tools to enhance their experience, not make up for a lack of it. In many instances, a flashlight and a screwdriver are the only tools needed.

There are, however, a handful of go-to tools our inspectors use to provide more information for you and your client. Here are our top four.

Infrared Camera

Our inspectors carry top-of-the-line FLIR infrared cameras. This technology allows them to view a thermal image, in a non-invasive manner, to gather additional information about an area of concern including:

Identification of lacking or deficient insulation
Identification of possible moisture intrusion
Identification of overloaded or overheating electrical systems
Identification of leaks or defects in a roof
Identification of defects with the HVAC system
Infrared cameras do not see behind walls, but instead display temperature anomalies. They are most effective when used by an experienced inspector and in combination with a moisture meter. The infrared camera alone doesn’t produce a definitive diagnosis, however it can provide a clue.

Moisture Meter

You may have seen our inspectors routinely probe basement baseboards and other areas prone to moisture intrusion. Our quality moisture meters are highly sensitive instruments which will detect moisture on a dry human hand. In addition to the routine use of this tool, your inspector will use it to test areas under a visually-detected plumbing leak, for example, as well as stained areas in a ceiling (to determine if a stain may be from past water damage vs. an active moisture situation.)

Moisture meters may only be used when in direct contact with a potentially wet area.

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GFCI Outlet Tester

Exterior outlets and interior outlets located within six feet from a sink must be equipped with a Ground Fault Circuit Interrupter to shut off electric power when it senses an imbalance between outgoing and incoming current. These outlets prevent us from receiving electric shocks from faults in the devices we use in our home. Outlets that do not trip correctly will be identified on the home inspection report. An added benefit is that the location of reset buttons in the home, if not located on the outlet in question, will be determined during the inspection.

Air Quality Sampler (Mold Testing)

Whether it’s a peace-of-mind air quality test for a buyer whose allergies or immune system make them highly sensitive to mold, or an air sample taken when there is reason to suspect the existence of mold in a home, this test is the only way to definitively identify mold spores in the air of a home. Mold remediation today – as compared to a dozen years ago – is a relatively simple and frequently affordable fix. Sampling the air / mold testing during an inspection answers questions quickly and keeps everything moving forward.