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Weathervane Home Inspections, LLC, Topeka, KS (2026)

02/27/2023

Spent yesterday just outside Kansas City attending the InterNACHI Heartlands regional chapter seminar. It was great meeting up with other Kansas home inspectors and brushing up on inspection topics such as decks and stucco/EIFS exterior wall claddings. Never stop learning and improving!

02/21/2023

The builder developing my neighborhood lets me tour his builds, so I spent this morning observing his pros do what they do best.

Once upon a time, the consensus was that homes needed to be built "loose" in order to allow the structure to "breath," per se. Modern building science now directs us to make homes air tight; sealing all gaps and equipment penetrations through the exterior walls is a requirement to maximize energy efficiency and maintain HVAC equipment in good working order (as well as to keep out moisture and pests).

It was definitely time well spent this morning, getting out in the field and observing the techniques employed (and the level of attention to detail applied) by the folks constructing our homes and building our communities.

If you are buying a new construction or having your next home custom-built, consider having a pre-drywall inspection conducted on your future property. It is misconception that these inspections are the same as whole-house inspections, "just without the sheetrock." Give us a call if you have any questions or are ready to schedule your inspection!

02/14/2023

Notes from the field.

The attached photos are from an inspection I performed earlier today in Wakarusa, KS. The focus here is on the roof and on the importance of routine maintenance to promote longevity of your home's roof covering.

The first photo shows loss of embedded granules in these three-tab asphalt shingles. It's a little difficult to see, but the fibers of the fiberglass matte are showing at the edges of the shingles.

The next photo depicts shingles that either lost adhesion to the underlying layer, or never adhered during installation. A majority of the shingles on the north-facing slope of the building suffered this condition. These shingles are vulnerable to damage during high wind events.

The third photo shows the building's service entrance conductors (power lines) running from the utility pole to the weather head, with branches from a nearby tree endangering the wires.

The most interesting photo to me is the last one, where it appears that a branch had penetrated through and undermined the shingle cap on the ridge of the roof; it's likely that the branch ended up in that position by means of a storm uplifting damaged or torn shingles and blowing the branch beneath them... but part of me also suspects that perhaps the branch grew in that way. Regardless, it's not my role to answer "how" in these instances. But the takeaway here is that some periodic inspection and routine maintenance could have mitigated some of these issues, or at least minimized the amount of time between when the damage occurred to when the damage was detected. A compromised roof covering can quickly set the stage for water infiltration and the myriad of expensive repairs that come with water damage.

02/08/2023

Apologies for my absence, folks - I took some time away to focus on a few personal goals while the market was in its slow season, but we're back in the saddle and getting back after it. Stay tuned for more material, and reach out when you are ready to schedule your home inspection.

Go Chiefs!

11/23/2022

Notes from the field.

Deck defects are going to be a common theme that we visit. This photo is from a demo home for a local builder. What we're looking at is a 4x4 post with partial bearing on its concrete footing. The argument can certainly be made that this deck may last through its anticipated service life without encountering issues related to this defect, but that is not a guarantee anyone can make - what is for certain is that this is not proper installation. And it is carrying the weight of not just the deck but the overhanging roof above it as well. This was not a client inspection, but my recommendation to a client would be to periodically re-inspect the footing, post, deck, and roof structure to detect any signs of movement or failure, and ensure an uninterrupted load path from the roof covering all the way to the ground.

11/18/2022

Notes from the field.

So, this is not how to start your rooftop garden.

Ethylene propylene diene terpolymer (EPDM, also referred to as rubber roof membrane) roof coverings are widely used on both residential and commercial structures with low-slope roofs. There are plenty of benefits and advantages to this roof covering, but one disadvantage is its vulnerability to puncture damage. This is especially true towards the end of its service life, when shrinkage pulls the membrane tight as a drum instead of adhering firmly to the roof deck.

What we're seeing in these photos is a tear and displaced flap in the membrane, with the flap opening oriented towards the upslope of the roof. The significance of this detail is that rainwater running off the roof will catch this open flap and contact the roof deck beneath the roof covering (though to be fair, this water damage was inevitable regardless of the flap orientation).

The plant life growing through this tear was a nice touch, but the underlying condition is concerning. I deduced that there was significant moisture-induced rot of at least the roof deck sheathing in order for plants to find suitable conditions for growth, and walking this part of the roof was hazardous because of how poorly supporting, spongy, and deteriorated the underlying roof deck was. I would have put my foot straight through the roof if I applied my entire weight on certain areas.

My recommendation to the client was to bring in a roofer immediately to do a more invasive assessment of this section of the roof, and to be prepared for bad news that could include at a minimum replacing the roof covering and sheathing. I wouldn't be surprised if rafters or other structural components had also been compromised by water damage. It is so important to periodically inspect the roof in order to detect and correct roof covering defects, so as to spare the heartache of damage to this extent.

As an added bonus, the last photo shows a large rock holding down a corner of an improvised repair to the EPDM membrane. First of all, there are excellent adhesives available specifically for this exact application. Second, the front porch and sidewalk are below this roof. I don't think I need to explain why you shouldn't place large, heavy, unstable objects on roof slopes overlooking walkways...

11/12/2022

"What a long, strange trip it's been."
- Grateful Dead

What a ride those 21 years were. The Army took me to such crazy places and gave me unbelievable experiences, and throughout it all connected me with incredible people that I would call comrades and friends. It had its challenges - not just for me, but for my wife and family, and I will always be grateful for their support through thick and thin.

I always feel embarrassed when people thank me for serving, because serving this country was one of the greatest privileges of my life. It was an absolute honor, and I would do it all again if it were asked of me.

11/10/2022

Notes from the field.

Let's talk about decks and load transfers.

According to the North American Deck and Railing Association, an estimated 30 million of the over 60 million residential and commercial decks in the US are past their useful service life and need to be replaced. I didn't have injury data associated with deck failures immediately available, but I can say it is not an insignificant statistic. I do think that this particular deck is in danger of contributing to those statistics.

There were a number of deficiencies with this deck (I'll post those in the near future), but I'm going to focus on one of the four posts supporting a roof overhanging the deck. The post needs to be able to support the weight of the roof itself as well as the weight of precipitation on the roof, and this weight needs to be transferred to the ground (and preferably to concrete footings in the ground).

This particular post was resting on a 2 x 4 handrail, mid-span, with no other structural components to help bear this weight to ground aside from the balusters. The handrail will flex under this weight, and the roof will move with it. Ideally, a column or post would be secured to the roof structure and continue uninterrupted to a concrete footing. Associated beams and joists of the deck would be supported and/or secured with appropriate hardware to create a solid structure capable of resisting lateral and vertical forces. My recommendation to the client was to have a qualified contractor brought on ASAP to evaluate and repair (or replace) the entire deck.

11/10/2022

Notes from the field.

The photos here show an electrical service panel (located in the home's basement) with pretty decent corrosion buildup at the termination of one of the service entrance legs (one of the two cables providing power to the home from the utility company). The bottom of the panel also had rust and corrosion.

The service entrance corrosion was concerning enough - unchecked, the conductor may loosen at its termination and allow opportunities for highly dangerous arcing events to occur. The presence of rust elsewhere within the panel suggested that moisture was a persistent problem at least at some point in the home's history.

There were water stains on the basement's slab floor, indicating standing water at some point (which could readily explain elevated moisture levels). When I looked up, though, I could see directly into the upstairs bathroom. The wooden structural components in proximity also showed signs of water damage. Any leaks in the distribution or drainage plumbing, or even runoff from an overflowing sink or tub, would expose the panel to water.

I did convey to the client my impression that there likely wasn't an active water problem in vicinity of the panel (I did not find any leaks during the plumbing portion of the inspection), but that he needs to be very attentive to what's happening in the bathroom so that any new leaks are detected and repaired immediately. Additionally, I recommended that he considers budgeting to relocate the panel in the near future, and to get an electrician immediately to remedy the service entrance conductor (as well as a few other deficiencies within the panel, but that's a discussion topic for another day).

11/09/2022

Wife and I took some time off to hit up last Sunday's game against the Titans. We had a lot of fun, and it was a ridiculously good game! Go Chiefs!

09/21/2022

Notes from the field.

The tape caught my attention first.

In terms of timelines, my guess is that the home had a mid-efficiency furnace that was upgraded to high efficiency. It explains the wye fitting in the metal vent; the taped off portion was an improvised attempt to seal off the run that most likely went to an old furnace (the other run ties into the gas water heater).

Using aluminum tape is better than cloth-backed tape, but all adhesives eventually fail. My recommendation was to replace the junction and run a dedicated double-wall vent to the water heater. And then I noticed the run was a combination of single and double wall vent materials and taping.

Carbon monoxide is not something to take lightly, and safety is not worth gambling on improvisation and improper equipment installation. My recommendation to the client was to have a licensed HVAC specialist reevaluate the whole system.

08/27/2022

Notes from the field.

Glad to see that the sidewall-roof intersection was flashed - I just wish it was on the correct side of the sheathing.

Metal flashing helps keep rain water away from the wooden structural components that comprise the roof structure and exterior walls. What I found in this particular home was that the step flashing presented on the interior side of the wall, when it is supposed to be on the exterior side of the wall between the sheathing and cladding (in this case, the vinyl siding). Signs of water infiltration and subsequent wood deterioration were present in sections where the flashing had been removed.

Weathervane Home Inspections, LLC

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