Termites
Wood-destroying insects and other organisms can cause serious problems in the wooden structural components of a house, and may go undetected for a long period of time.
New Construction
All chemical soil treatments, bait systems, and chemical wood treatment must be approved by the Environmental Protection Agency (EPA) and applied in accordance with the EPA label’s instructions. In some cases, it is not feasible for a builder to arrange for soil treatment. In this regard, the International Residential Code (IRC) by the International Code Council allows a builder to utilize pressure-treated wood as a measure of termite protection. If pressure-treated wood is used, however, it must be used in all framing members up to and including the top plate of the first floor’s level wall. This includes the sub-floor and floor joists of the first floor. The use of pressure-treated wood in only the sill plate is not acceptable. In such cases, the builder must provide the lender with a letter stating that the house is protected from termites by the use of pressure-treated wood. The builder must also provide the home buyer with a one-year warranty against termites. The use of post-construction soil treatment where the chemicals are applied only around the perimeter of the foundation is NOT acceptable in new construction.
Signs of Infestation
Hire a licensed termite inspector to inspect for termites or other wood-destroying organisms. Generally, the first sign of infestation is the presence of swarming termites on the window or near indoor light. If they are found inside the house, it almost always means that they have infested. Other signs that may be found are termite wings on window sills or in cobwebs, and shelter tubes, which are tunnels constructed by the termites from soil or wood and debris. Usually, wood damage is not found at first, but when it is found, it definitely reveals a termite infestation. Anywhere wood touches soil is a possible entry into a home for termites. Examine wood which sounds dull or hollow when struck by a screwdriver or hammer. Inspect suspected areas with a sharp, pointed tool, such as an ice pick, to find termite galleries or their damage.
Check the foundation of the house, garage and other buildings for shelter tubes coming from the soil. Look closely around porches, connecting patios, sidewalks, areas near kitchens and bathrooms, and hard-to-see places. Check window and door frames, and where utility services enter the house for termite infestation or wood decay. Also, look behind shrubbery and plants near walls. Pay special attention to areas where earth and wood meet, such as fences, stair carriages and trellises. Open and check any exterior electrical meter or fuse box set into the wall, a common point of infestation.
Carefully check all doors, window facings, baseboards, and hardwood flooring. Discoloration or stains on walls or ceilings may mean that water is leaking and can decay wood, and this can aid termite infestation. It is very important to inspect where plumbing and utility pipes enter the foundation and flooring. Also, examine the attic for shelter tubes, water leakage, and wood damage.
Aluminum Wiring
Between approximately 1965 and 1973, single-strand aluminum wiring was sometimes substituted for copper branch-circuit wiring in residential electrical systems
due to the sudden escalating price of copper. After a decade of use by homeowners and electricians, inherent weaknesses were discovered in the metal that lead to its disuse as a branch wiring material. Although properly maintained aluminum wiring is acceptable, aluminum will generally become defective faster than copper due to certain qualities inherent in the metal. Neglected connections in outlets, switches and light fixtures containing aluminum wiring become increasingly dangerous over time. Poor connections cause wiring to overheat, creating a potential fire hazard. In addition, the presence of single-strand aluminum wiring may void a home’s insurance policies. Inspectors may instruct their clients to talk with their insurance agents about whether the presence of aluminum wiring in their home is a problem that requires changes to their policy language.
- On April, 28, 1974, two people were killed in a house fire in Hampton Bays, New York. Fire officials determined that the fire was caused by a faulty aluminum wire connection at an outlet.
- According to the Consumer Product Safety Commission (CPSC), “Homes wired with aluminum wire manufactured before 1972 ['old technology' aluminum wire] are 55 times more likely to have one or more connections reach “Fire Hazard Conditions” than is a home wired with copper.
Aluminum as a Metal
Aluminum possesses certain qualities that, compared with copper, make it an undesirable material as an electrical conductor. These qualities all lead to loose connections, where fire hazards become likely. These qualities are as follows:
- higher electrical resistance. Aluminum has a high resistance to electrical current flow, which means that, given the same amperage, aluminum conductors must be of a larger diameter than would be required by copper conductors.
- less ductile. Aluminum will fatigue and break down more readily when subjected to bending and other forms of abuse than copper, which is more ductile. Fatigue will cause the wire to break down internally and will increasingly resist electrical current, leading to a buildup of excessive heat.
- galvanic corrosion. In the presence of moisture, aluminum will undergo galvanic corrosion when it comes into contact with certain dissimilar metals.
- oxidation. Exposure to oxygen in the air causes deterioration to the outer surface of the wire. This process is called oxidation. Aluminum wire is more easily oxidized than copper wire, and the compound formed by this process – aluminum oxide – is less conductive than copper oxide. As time passes, oxidation can deteriorate connections and present a fire hazard.
- greater malleability. Aluminum is soft and malleable, meaning it is highly sensitive to compression. After a screw has been over-tightened on aluminum wiring, for instance, the wire will continue to deform or “flow” even after the tightening has ceased. This deformation will create a loose connection and increase electrical resistance in that location.
- greater thermal expansion and contraction. Even more than copper, aluminum expands and contracts with changes in temperature. Over time, this process will cause connections between the wire and the device to degrade. For this reason, aluminum wires should never be inserted into the “stab,” “bayonet” or “push-in” type terminations found on the back of many light switches and outlets.
- excessive vibration. Electrical current vibrates as it passes through wiring. This vibration is more extreme in aluminum than it is in copper, and, as time passes, it can cause connections to loosen.
Identifying Aluminum Wiring
- Aluminum wires are the color of aluminum and are easily discernible from copper and other metals.
- Since the early 1970s, wiring-device binding terminals for use with aluminum wire have been marked CO/ALR, which stands for “copper/aluminum revised.”
- Look for the word “aluminum” or the initials “AL” on the plastic wire jacket. Where wiring is visible, such as in the attic or electrical panel, inspectors can look for printed or embossed letters on the plastic wire jacket. Aluminum wire may have the word “aluminum,” or a specific brand name, such as “Kaiser Aluminum,” marked on the wire jacket. Where labels are hard to read, a light can be shined along the length of the wire.
- When was the house built? Homes built or expanded between 1965 and 1973 are more likely to have aluminum wiring than houses built before or after those years.
Options for Correction
Aluminum wiring should be evaluated by a qualified electrician who is experienced in evaluating and correcting aluminum wiring problems. Not all licensed electricians are properly trained to deal with defective aluminum wiring. The CPSC recommends the following two methods for correction for aluminum wiring:
- Rewire the home with copper wire. While this is the most effective method, rewiring is expensive and impractical, in most cases.
- Use copalum crimps. The crimp connector repair consists of attaching a piece of copper wire to the existing aluminum wire branch circuit with a specially designed metal sleeve and powered crimping tool. This special connector can be properly installed only with the matching AMP tool. An insulating sleeve is placed around the crimp connector to complete the repair. Although effective, they are expensive (typically around $50 per outlet, switch or light fixture).
Although not recommended by the CPSC as methods of permanent repair for defective aluminum wiring, the following methods may be considered:
- application of anti-oxidant paste. This method can be used for wires that are multi-stranded or wires that are too large to be effectively crimped.
- pigtailing. This method involves attaching a short piece of copper wire to the aluminum wire with a twist-on connector. the copper wire is connected to the switch, wall outlet or other termination device. This method is only effective if the connections between the aluminum wires and the copper pigtails are extremely reliable. Pigtailing with some types of connectors, even though Underwriters Laboratories might presently list them for the application, can lead to increasing the hazard. Also, beware that pigtailing will increase the number of connections, all of which must be maintained. Aluminum Wiring Repair (AWR), Inc., of Aurora, Colorado, advises that pigtailing can be useful as a temporary repair or in isolated applications, such as the installation of a ceiling fan.
- CO/ALR connections. According to the CPSC, these devices cannot be used for all parts of the wiring system, such as ceiling-mounted light fixtures or permanently wired appliances and, as such, CO/ALR connections cannot constitute a complete repair. Also, according to AWR, these connections often loosen over time.
- alumiconn. Although AWR believes this method may be an effective temporary fix, they are wary that it has little history, and that they are larger than copper crimps and are often incorrectly applied.
- Replace certain failure-prone types of devices and connections with others that are more compatible with aluminum wire.
- Remove the ignitable materials from the vicinity of the connections.
In summary, aluminum wiring can be a fire hazard due to inherent qualities of the metal. Inspectors should be capable of identifying this type of wiring.
Posted by Bill Siegel Florida home Inspection Team Inc.
Roof Inspection
This is a contractor repair done on a 19 year old shingle roof. First of all, the roof is already past its expected life span in Florida. These repairs are done improperly and will not last. They were done in the hopes of being able to quickly flip this house for a quick profit. Bottom line is – this roof needs to be replaced to the tune of about $6000.00. This is why it is important to get a home inspection.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Foreclosure repair
This is a stall shower in the master bathroom of a two story house. The home is in foreclosure. I guess it was easier to just tape the walls to stop water from leaking down into the kitchen than it was to repair the problem. This is typical of what we can see in foreclosed properties.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Parkland drops permit fees for Chinese drywall victims
Parkland homeowners grappling with Chinese drywall are getting a bit of a break on repairs.
The city commission has agreed to eliminate building permit fees in such cases, which could run from $1,700 to $3,000 per house. Chinese drywall gives off a sulfurous odor, tarnishes metals, and corrodes pipes and wires.
Several hundred houses in Parkland are thought to have been built with the tainted walls, which some homeowners say is causing nosebleeds, headaches, sore throats and respiratory issues.
"It's meant as a way to help the people who got stuck with a home with
Chinese drywall,"Mayor Michael Udine said Monday. "We wanted to figure
out a way to cut them some slack."
Homeowner repair
This is how some people actually repair things. Usually you will see this in a rental apartment where the landlord is not such a good landlord.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Buyer/seller mistakes
BUYERS
1. Not getting preapproved for a mortgage — A letter of commitment from a lender before searching for homes can save plenty of time and heartache later.
2. Forgoing home inspections — Not forking over the $300 for an inspection could mean expensive repairs later after you close.
3. Not shopping mortgages — A difference of even half a percentage point can mean a considerable savings over the life of a loan.
SELLERS
1. Overpricing — If a property is dismissed as too expensive early on, it can result in later price reductions.
2. Limiting showings — Have an open door policy and ensure the home is ready and able to be shown on a moment’s notice — even if you’re not there.
3. Failing to stage — First impressions are critical, so plant flowers, wash the windows and screens and generally make the house look inviting.
4. Offering repair credits — Eliminate any need for warranties. Make ALL repairs before you put the house on the market.
FHA tightens loan requirements
The Federal Housing Administration, which accounts for half of all first-home purchases, is making it tougher for borrowers to get loans by increasing the amount they have to pay for upfront mortgage insurance and cutting sellers’ contributions for closing costs.
Under the new requirements proposed Wednesday, insurance premiums will be 2.25 percent of the value of the loans. That’s up from 1.75 percent. And the most sellers can put toward buyers’ closing costs will drop to 3 percent of the value of the property from 6 percent.
The insurance changes will take effect in the spring, while the reduction in seller contributions is expected to start this summer.
FHA-insured loans are popular with many borrowers, particularly first-time home buyers, because of the low 3.5 percent down payment requirement. Although that will stay the same for nearly all borrowers, the new rules will increase their out-of-pocket expenses and slightly raise their monthly mortgage payments.
“This is going to create a greater hardship for first-time buyers,” said Louis Spagnuolo, vice president of mortgage banking for WCS Lending in Boca Raton.
“For some people, it will mean the difference between whether they buy or not,” said Scott Tennell, vice president of the Florida Mortgage Professionals Association.
The FHA rules could have a significant effect on the housing market once the first-time home buyer tax credit expires April 30, said Michael Citron, a real estate agent for RE/MAX ParkCreek in Coconut Creek. “I think it’s going to put more buyers back on the fence,” he said.
But other housing market observers doubt the rule changes are drastic enough to hurt home sales.
Thermal imaging proves roof leak
Once again, the meter shows confirmation of a roof leak that could not be seen with the naked eye. The ceiling and wall in this area were wet. just another good reason why when you are hiring a home inspector you should ask if he uses a thermal Imaging camera. The cost to repair this leak is about $1200.00, not counting any interior wall damage as a result of this leak.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Thermal imaging
This is another great example of why I use a thermal imaging gun on my home inspections. The meter is confirmation of a leak under the window. There was no visible evidence of this leak to the naked eye.
Posted by Bill Siegel Florida Home Inspection Team Inc.