SureSpect Inspection Services

12/13/2018

Hi Folks, a "not so professional" dryer duct cleaning vendor did a number on the rooftop dryer vent, then tried a duct tape repair which failed. This is from yesterdays property inspection. Whenever a dryer cleaning professional goes on your roof, a tip would be to have him take a photo of the vent once work is complete if you are not able to go up and have a look yourself. This was done my a nationally know home service company.

09/22/2018

Warrany inspection - 6000+ sq ft, $1.3 + mil home. Roofers, please check your blade cutting depth before using on roof decking !
FBC: 2303.4.5 Alterations to trusses.
Truss members and components shall not be cut, notched, drilled, spliced or otherwise altered in any way without written concurrence and approval of a registered design professional. Alterations resulting in the addition of loads to any that the truss is capable of supporting such additional loading.

10/29/2017

A common defect with water heater installs is the safety high pressure temperature release valve plumbing. The valve itself is design to discharge water pressure at 150 psi and or temperature at 210 degrees. When the discharge plumbing is configured as a trap (where water has to run uphill) or is downsized will create back pressure when it needs to be released. This function is designed to prevent a ruptured tank (best case) or explosion (worse case). Here are a few classic examples - and I have seen people convert to NG from the utility company and the installer make the same mistake - again, this safety device is about the pressure. Yes, the one photo is a home where someone lived "off the grid" and was using propane with 1/4 inch diameter discharge plumbing when it should be 3/4 - and condo water heater TPRV discharge plumbing is a disaster waiting to happen. Sad thing, this is a very inexpensive to configure discharge plumbing correctly . https://www.google.com/search?
Florida Building Code for discharge piping: P2803.6.1 Requirements for discharge pipe. The discharge piping serving a pressure-relief valve, temperature relief valve or combination valve shall:
1. Not be directly connected to the drainage system.
2. Discharge through an air gap located in the same room as the water heater.
3. Not be smaller than the diameter of the outlet of the valve served and shall discharge full size to the air gap.
4. Serve a single relief device and shall not connect to piping serving any other relief device or equipment.
5. Discharge to the floor, to the pan serving the water heater or storage tank, to a waste receptor or to the outdoors.
6. Discharge in a manner that does not cause personal injury or structural damage.
7. Discharge to a termination point that is readily observable by the building occupants.
8. Not be trapped.
9. Be installed to flow by gravity.
10. Not terminate more than 6 inches (152 mm) above the floor or waste receptor.
11. Not have a threaded connection at the end of the piping.
12. Not have valves or tee fittings.
13. Be constructed of those materials listed in Section P2904.5 or materials tested, rated and approved for such use in accordance with ASME A112.4.1.=water+heater+explosion&source=lnms&tbm=isch&sa=X&ved=0ahUKEwjY7Oi3jpbXAhXC7yYKHXWkBJIQ_AUIDSgE&biw=1333&bih=605 =JlVZzUvP0rnn7M:

10/29/2017

Water heater installations - a common problem with water heater installations I have seen is that oftentimes they are not installed on a proper circuit. Yes, a "handyman" may have swapped out water heaters for yrs the same way and may even be the "go to" guy within a community. Its important to know what amp circuit the water heater is designed. However, when using an older 20 amp circuit on a heater that is designed for 25-30 amp, overheating can occur. Remember - if the heater exist in a residence with an elderly couple selling a home to a family of 4 with young kids - the circuit demand on the water heater will increase. This can cause the circuit to overheat, damage the bus bar on the main panel or worse. Here is an example on a recent inspection - me running this particular water heater which only got to 105'f, yet the circuit increased to 143'f. What I do for clients is get the mfg installation instructions on the water heater which shows this particular heater on a 240v circuit should have a 25 amp circuit and not 20 amp. All new water heater installation should be hard wired and not plugged in to an existing 20 amp 240 volt receptacle unless specified otherwise by the mfg (which I have yet to see) ; 0 !@

10/27/2017

True or false .... above ground pools need permits? Depends on the depth - if you want one deep enough for a swim - yes!
A permit is required for any above ground swimming pool that is capable of holding water with a depth of at least 24 inches. Above ground swimming pools with sides that are less than 48 inches high will require a safety barrier like those required for in ground pools (see FBC Residential R4101.17). This pool was also a safety hazard .... power line just over 8 ft above water line - this was a multi family rental - big time liability !

10/27/2017

Un permitted room conversion - from a carport to air condition living space.... you can look at the county records to see if this area is on the books as "under air living space" FYI -
When converting non - living space at lower elevation to living space, the standard practice is to install a perimeter engineered footing that is a minimum of 12" deep under the slab since the garage floor is built below the DFE, (design flood elevation). After this is done, added concrete can be poured over the existing slab to make the new living space the same floor elevation as the house. Many don't want to spend the $ to properly modify the structure. Currently, a lower elevation will drawl moisture into interior space - which can contribute to mold, termite, and pest issues. The wood framed addition is approx 2-3 inches under the mulch, one can tap on the exterior wood frame wall and you will hear where the slab ends and the wood frame stucco begins. Very Important with wood frame structures - most homes have grading / mulch way to high in relation to the foundation -
R319 - Protection against decay.
Wood siding, sheathing and wall framing on the exterior of a building having a clearance of 6 inches (152 mm) from the ground.

10/27/2017

Property shopping and wondering if the bathroom addition was property permitted? (Assuming you are dealing with a building department that has a good record keeping and is in the 21st century ; 0 ) - if something appears off, it probably is ; 0 ! Bowl should have clearances 15 inches from center line. Not to mention a few other issues with clearances.

10/27/2017

10/27/2017

Crawl space inspection - structural concerns on a home with a seawall - displaced soil observed and engineering required for repairs - not a floor jack or janga boards !

10/27/2017

Dryer hoses used as transition ducts (most installations) must be UL 2158A rated. Servicing dryer ventilation system annually is recommended. Safety is one benefit, the clothes dryer will run more efficient potentially saving electricity as well as quicker laundry loads. If your dryer is not performing as it used to - perhaps its time for duct maintenance. If you have unlicensed professionals install a duct system, at times the work will be suspect at best - like the 2nd photo shows - in which flammable lint is collecting in the attic space next to a chimney flue.
M1502.4.1 Material and size. Exhaust ducts shall have a smooth interior finish and shall be constructed of metal a
minimum 0.016-inch (0.4 mm) thick. The exhaust duct size shall be 4 inches (102 mm) nominal in diameter.
M1502.4.2 Duct installation. Exhaust ducts shall be supported at 4 foot (1219 mm) intervals and secured in place. The
insert end of the duct shall extend into the adjoining duct or fitting in the direction of airflow. Ducts shall not be joined
with screws or similar fasteners that protrude into the inside of the duct.
M1502.4.3 Transition duct. Transition ducts used to connect the dryer to the exhaust duct system shall be a single length
that is listed and labeled in accordance with UL 2158A. Transition ducts shall be a maximum of 8 feet (2438 mm) in
length. Transition ducts shall not be concealed within construction.
And Finally ..... M1502.2 Duct termination. Exhaust ducts shall terminate on
the outside of the building. Exhaust duct terminations shall be
in accordance with the dryer manufacturer's installation
instructions. Exhaust ducts shall terminate not less than 3 feet
(914 rom) in any direction from openings into buildings.
Exhaust duct terminations shall be equipped with a backdraft
damper. Screens shall not be installed at the duct termination.