The Leavenworth and Wenatchee Home Inspection World: 2012

Wednesday, December 12, 2012

Proper roof valley installation- When weaving is wrong

Proper roof valley installation-When weaving is wrong- Quincy and Cle Elum Home Inspection Services

When installing asphalt roofing there are several types of valley details that can be used. Depending on the roofing material this may dictate what style can be used.

The two most common styles of asphalt roofing materials are strip roofing also called 3-tab or laminated roofing referred to as three-dimensional or architectural shingles because the shingles create visual depth on a roof and create a more custom appearance.

There are three common valley details... woven, open and closed cut. There is a variation on the closed cut referred to as a California Valley. Here are diagrams of each style valley style.

Here we have a laminated shingle roof that has been installed with a woven valley detail. Woven valleys should only be used with strip shingles.

Improper Valley detail for laminated shingles

This is an incorrect installation of this type of roofing material and will be more prone to water intrusion and will void the manufacturer’s warranty for this material. Valleys are the second most prone area for leaks on a roof after penetration such as chimneys and vent stacks.

This is an indication that whoever performed this roof installation was not aware of the proper installation method for this roofing shingle. This leads to the next question, what else is wrong?

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Orville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

Monday, May 21, 2012

Taking a bath

Taking a bath- Lake Wenatchee and Cle Elum Home Inspection

“Bath twice a day to be really clean, once a day to be passably clean, once a week to avoid being a public menace.”

Anthony Burgess

Baths are one of the great pleasures for many. I know in my world a wonderful whirlpool soaker tub is a must for my wife. If my lovely wife is happy I am happy.

But there is a dark side to soaker tubs. On several recent home inspections I have seen these tubs converted to a shower/tub combos.

Most soaker tubs are not designed to be used in a shower application. They do not have the have a tile flange to create a drip plane for water to run back into the tub from the surround.

The result is water will sit and most likely find it way in the substructure leading to rot and mold. This is also an invite to wood destroying insects who love these conditions.

There are flange kits that can be used to convert these types of tubs for use as a shower.

Shower installations need to be carefully evaluated and installed to ensure that water intrusion of the wall will not become an issue.

“An investment in knowledge pays the best interest.”

Benjamin Franklin

“Inspecting the World-One Home at a time”

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Orville, Cle Elum, East Wenatchee, Quincy and many more…
Your Wenatchee and Chelan Professional Home and Structural Pest Inspection Service

Permitted but not inspected…The Shocking Truth- Cle Elum Home Inspection

One item a buyer should be aware of is if any permits have been issued to a home that has not been completed. This will be especially true if the plan is to perform any work on the home that will require a permit. Uncompleted permits can hold up and complicate any future work to be performed.

Here is an interesting example-

There have been 6800 electrical permits pulled in Washington State that have never been inspected between January 2009 and August 2011.

Washington State requires that any electrical permit that is pulled must have the inspection within 12 months of the issue date.

In addition the permit holders are required by Washington Administrative Codes (WAC 296-46B-901(10)(a)) to make inspection requests within: 3 business days after completing the installation; or 1 business day after energizing circuits or equipment, whichever comes first.

Washington State has offered an amnesty on electrical permits. Their reason is to ensure safe electrical installations have been performed and completed per these expired permits. The amnesty is from any compliance action for any electrical contractor that purchased an electrical permit: Since January 1, 2009, and is expired with no request for an inspection of the electrical work.

To qualify for the amnesty, the contractor must obtain a new permit and request inspection for the work before February 15, 2012.

The contractor must apply for a new permit and let the local supervisor aware that the new permit is replacing an expired permit.

After February 15, 2012 the department will take compliance action on all identified permits with inspection request violations.

Ensuring compliance has been performed can save you some headaches in the future.

“Be a yardstick of quality. Some people aren't used to an environment where excellence is expected.”

Steve Jobs

Your Wenatchee and Chelan Professional Home and Structural Pest Inspection Service

Lay over me… or not- Cle Elum Home inspection- Roofs

So you need a new roof what should I do, and what is right?

We all know that one layer of roofing material is best, right? This should always be the standard answer in my book, no exceptions but hey I do always get to write the rules.

And it is very obvious that most think the code says we can add a second layer of roofing, right?

Well hold on there buckaroo, the answer has a qualifier… The code actually states something that many overlook.

So let’s take a peak what the code actually states:

From the IRC (international residential code)-

R907.3 Re-covering versus replacement.

New roof coverings shall not be installed without first removing existing roof coverings where any of the following conditions occur:

1.      Where the existing roof or roof covering is water-soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing.

2.      Where the existing roof covering is wood shake, slate, clay, cement or asbestos-cement tile.

3.      Where the existing roof has two or more applications of any type of roof covering.

4.      For asphalt shingles, when the building is located in an area subject to moderate or severe hail exposure according to Figure R903.5.

Exceptions:
1. Complete and separate roofing systems, such as standing-seam metal roof systems, that are designed to transmit the roof loads directly to the building’s structural system and that do not rely on existing roofs and roof coverings for support, shall not require the removal of existing roof coverings.
2. Installation of metal panel, metal shingle, and concrete and clay tile roof coverings over existing wood shake roofs shall be permitted when the application is in accordance with Section R907.4.
3. The application of new protective coating over existing spray polyurethane foam roofing systems shall be permitted without tear-off of existing roof coverings.

So there you have it, the answer is maybe if certain condition can be met.

Or the simpler answer, which is what this Wenatchee Home Inspector always advises, is do not do it and just remove the exiting roof and do it right.

This way your roof decking is inspected and the job can be completed more professionally, your home will love you for it!

Make me happy and hire a true professional roofer.

“Be a yardstick of quality. Some people aren't used to an environment where excellence is expected.”

Steve Jobs

Your Wenatchee and Chelan Professional Home and Structural Pest Inspection Service

www.ncwhomeinspections.com

The Cracked Crown... Chimney Issues

The Cracked Crown- Cle Elum and Chelan Home Inspection

When performing a home inspection if the home has a masonry chimney it is very important that the home inspector evaluates the condition of the chimney crown.

The chimney crown is the area that is around the top of the chimney. This is not to be confused with the chimney cap. A chimney cap is an attachment that is added to the top of the flue pipe.

The chimney crown tops the masonry walls of the chimney and is best if it is wider than the masonry area. The crown is a solid covering that stops moisture from filtering down through the brick or stone work in your chimney. It protects the mortar that holds everything together.

You want to ensure that the chimney crown is in good shape and is not allowing moisture to seep into the chimney structure below.

There are chimney crown sealants that can be able applied to a chimney crown that still has structural integrity, but just needs to be waterproofed.

Here are a few examples of crown cracks that will need to be sealed.

If the crown has larger cracks they will need to be filled prior to applying a chimney crown sealants. The sealant s will form a waterproof membrane from the elements such as rain, snow and ice that can cause structural damage to the chimney.

A cracked crown that just need a sealant applied may cost a few hundred dollars. But if the problem lingers it can cause masonry damage and a cracked flue which the repair cost may be in the thousands.

Here are a few examples of crown failure that is cause of structural loss of the brick and masonry materials.

If the flue happens to become cracked or damaged, along with the additional repair costs involved this can become a very serious fire hazard.

If your chimney crown is showing its age, it may be time to be replaced before it becomes too late.

These structures usually do not get inspected as often as they should and hiring a professional home inspector or mason to inspect the chimney periodically can save you money and ensure safe operation of your fireplace or other fuel appliances.

"If you think it's expensive to hire a professional to do the job, wait until you hire an amateur..."