Shower wall damage
The back wall of this shower is damaged. The tiles are pushing in and the wall board is soft. Because this is a molded pan, the repairs will cost about $600.00. If there had been a vinyl shower pan here the repairs woudl have been over $2000.00.
Posted by Bill Siegel Florida Home Inspection Team Inc.
The Importance of Hiring a Qualified Home Inspector
Here is one reason why it is important to hire a qualified home inspector. I just came from a four point insurance inspection. Another inspector had done the regular inspection. I did see his report before going out and he did catch numerous items. The following is a list of items he did not catch:
The air conditioner is a package unit. The label on the unit states that the maximum service disconnect for this unit should be 30 amps. The breaker in the panel box is a 50 amp breaker and the disconnect by the unit is only a switch. This means that if the unit malfunctions and the breaker should trip, it will not, which will cause harm to the unit and most lilkely result in higher repair costs. It is also a fire hazard. This is a fairly simple repair that will cost about $150.00 to correct.
There are mis-matched breakers in the electrical service panel. This will usually void the manufacturers waranty on the box and could possibly result in the loss of a claim due to an electrical failure. While not a major item, it should have been mentioned. There were also missing knock out plugs on the distribution panel and improperly terminated ground and neutral wires noted.
On his report he lists the main water meter shut off as being at the meter. The first point of shut off is a valve at the rear of the house under the electrical service panel.
All of these items can cause problems for the homeowner. Each one of them should be listed in the report. How many other things did he miss. I don’t know because my inspection was limited to just these issues.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Leaking dishwasher
Leaking dishwasher
This one was kind of easy to see. The dishwasher was leaking and has ruined the kitchen wood floor. Not only has it done that, but the entire wall behind the cabinet was wet and there was mold growth on the wall. Had this been corrected early on when it was first noticed, the repairs would have been minimal. Now, because the cabinets are going to need to be removed and because of the mold, the repairs will cost considerably more.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Plumbing leaks
When you hire a home inspector you need to remember that they are not all alike. Some will do more than others.
Today I found this leak in a ceiling. It was found with a thermal imaging camera. Unfortunately I cannot show you the image from the camera due to software problems, but as you can see there is no stain on the ceiling. The camera showed me an image, which, and always is, verified with a moisture meter. This area is directly under the master bathroom tub on the second floor. The severity of the leak or any damage between the floors will not be known until the ceiling is opened up. Obviously the seller was not too happy to see this, for he now has a repair, and expense, to take care of. Needless to say, I have a happy client.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Water Heater Inspection West Palm Beach
Everyone always wants to know how long a water heater will last. Here in South Florida the average life expectancy is 10 years. Many will go longer. This one did not make to eight years. The bottom element is totally shot and the tank is starting to leak.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Septic systems in South Florida
Septic systems treat and disperse relatively small volumes of wastewater from individual and small numbers of homes and commercial buildings. Septic system regulation is usually a state and local responsibility. The EPA provides information to homeowners and assistance to state and local governments to improve the management of septic systems to prevent failures that could harm human health and water quality. 
Information for Homeowners
If your septic tank failed, or you know someone whose did, you are not alone. As a homeowner, you are responsible for maintaining your septic system. Proper septic system maintenance will help keep your system from failing and will help maintain your investment in your home. Failing septic systems can contaminate the ground water that you and your neighbors drink and can pollute nearby rivers, lakes and coastal waters.
Ten simple steps you can take to keep your septic system working properly:
- Locate your septic tank and drainfield. Keep a drawing of these locations in your records.
- Have your septic system inspected at least every three years. In Florida, only a licensed Septic Company or Master Plumber can inspect your system
- Pump your septic tank as needed (generally, every three to five years).
- Don’t dispose of household hazardous waste in sinks or toilets.
- Keep other household items, such as dental floss, feminine hygiene products, condoms, diapers, and cat litter out of your system.
- Use water efficiently.
- Plant only grass over and near your septic system. Roots from nearby trees or shrubs might clog and damage the system. Also, do not apply manure or fertilizers over the drainfield.
- Keep vehicles and livestock off your septic system. The weight can damage the pipes and tank, and your system may not drain properly under compacted soil.
- Keep gutters and basement sump pumps from draining into or near your septic system.
- Check with your local health department before using additives. Commercial septic tank additives do not eliminate the need for periodic pumping and can be harmful to your system.
How does it work?
A typical septic system has four main components: a pipe from the home, a septic tank, a drainfield, and 
the soil. Microbes in the soil digest and remove most contaminants from wastewater before it eventually reaches groundwater. The septic tank is a buried, watertight container typically made of concrete, fiberglass, or polyethylene. It holds the wastewater long enough to allow solids to settle out (forming sludge), and oil and grease to float to the surface (as scum). It also allows partial decomposition of the solid materials. Compartments and a T-shaped outlet in the septic tank prevent the sludge and scum from leaving the tank and traveling into the drainfield area. Screens are also recommended to keep solids from entering the drainfield. The wastewater exits the septic tank and is discharged into the drainfield for further treatment by the soil. Micro-organisms in the soil provide final treatmentremoving harmful bacteria, viruses and nutrients.
Your septic system is your responsibility!
Did you know that, as a homeowner, you’re responsible for maintaining your septic system? Did you know that maintaining your septic system protects your investment in your home? Did you know that you should periodically inspect your system and pump out your septic tank? If properly designed, constructed and maintained, your septic system can provide long-term, effective treatment of household wastewater. If your septic system isn’t maintained, you might need to replace it, costing you thousands of dollars. A malfunctioning system can contaminate groundwater that might be a source of drinking water. And if you sell your home, your septic system must be in good working order.
Pump frequently…
You should have your septic system inspected at least every three years by a professional, and have your tank pumped as necessary (generally every three to five years).
Use water efficiently…
Average indoor water use in the typical single-family home is almost 70 gallons per person per day. Dripping faucets can waste about 2,000 gallons of water each year. Leaky toilets can waste as much as 200 gallons each day. The more water a household conserves, the less water enters the septic system.
Flush responsibly…
Dental floss, feminine hygiene products, condoms, diapers, cotton swabs, cigarette butts, coffee grounds, cat litter, paper towels, and other kitchen and bathroom waste can clog and potentially damage septic system components. Flushing household chemicals, gasoline, oil, pesticides, anti-freeze and paint can stress or destroy the biological treatment taking place in the system, as well as contaminate surface waters and groundwater.
How do I maintain my septic system?
- Plant only grass over and near your septic system. Roots from nearby trees or shrubs might clog and damage the drainfield.
- Don’t drive or park vehicles on any part of your septic system. Doing so can compact the soil in your drainfield or damage the pipes, the tank or other septic system components.
- Keep roof drains, basement sump pump drains, and other rainwater and surface water drainage systems away from the drainfield. Flooding the drainfield with excessive water slows down or stops treatment processes and can cause plumbing fixtures to back up.
Why should I maintain my septic system?
A key reason to maintain your septic system is to save money! Failing septic systems are expensive to repair or replace, and poor maintenance is often the culprit. Having your septic system inspected (at least every three years) is a bargain when you consider the cost of replacing the entire system. Your system will need pumping every three to five years, depending on how many people live in the house and the size of the system. An unusable septic system or one in disrepair will lower your property’s value and could pose a legal liability. Other good reasons for safe treatment of sewage include preventing the spread of infection and disease, and protecting water resources. Typical pollutants in household wastewater are nitrogen phosphorus, and disease-causing bacteria and viruses. Nitrogen and phosphorus are aquatic plant nutrients that can cause unsightly algae blooms. Excessive nitrate-nitrogen in drinking water can cause pregnancy complications, as well as methemoglobinemia (also known as “blue baby syndrome”) in infancy. Pathogens can cause communicable diseases through direct or indirect body contact, or ingestion of contaminated water or shellfish. If a septic system is working properly, it will effectively remove most of these pollutants.
Posted by Bill Siegel Florida Home Inspection Team Inc
Plumbing leaks
Sometimes sellers just make it too easy on the home inspector. This is in the downstairs bathroom. The bucket was filled with water.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Crawl space inspection in South Florida
Just another example of why you want to make sure you attend your inspections and make sure your home inspector goes under the crawl space. This is a leaking waste pipe. The entire system out to the septic system will need to be replaced, as it was leaking in three different areas. I also found evidence of subterranean termites that the termite inspector did not find because he did not crawl the entire area.
Posted by Bill Siegel Florida Home Inspection Team Inc
Homeowner plumbing repairs in Miami Florida
This picture shows a homeowner plumbing repair. The lower pipe is covered in silicone caulk and will surely leak in the near future. I am not sure what the upper pipe has been sealed with. It probably would have been cheaper to have a plumber fix it right the right the first time.
Leaking stall shower pan
Found this leaking shower pan on my home inspection this morning. This would not have been found if I did not pull back the carpet. the cost to replace a shower pan is about $2200.00. This does not include matching the tiles all the way up the shower wall. If the wife is involved you can expect this repair to total about $3500.00.
Posted by Bill Siegel Florida Home Inspection Team Inc