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Home Safety

Electrical Safety

We always talk about most common defects at the homes. Electrical most important for safety cannot be neglected at all does not matter if it is minor or major defects at electrical system. My experience shows on based of my inspections in some homes electrical panel in bath or panel close to sink or panel over loaded and/or using breakers under/oversized,improper grounding,power outlets hot/nue reversed,missing/inoperative GFCI's type outlets,missing face plates,live wires and not using junction box. These kind of electrical deffects discovered in most of self contained basement apartments.I always recommend to my clients all electrical work must be done by qualified electrical contractor to avoide safety/fire hazards.

Electrical panel at bath,closet and under stairs not acceptable by the regulations

Electrical panel above sink required minimum 39" away from sink

Some of significant findings with most talked infrared technology in home inspection industry.Most of time inspector remove panel cover if there is any hot spots cannot be detected with open eyes.Infrared is the technology can find these type of deffects.I am using Flir infrared camera since june 2011 and love to find hidden deffects.

Fused sub panel extensive over heating sign of fire hazard

Infra-Red Camera discovered hot spots at panel.Which is not visible with open eyes

Furnace Room And Water Heater Safety

Furnace rooms are important area in the homes, my opinion most neglected by home owners.In most of my inspections i observed furnace room over storage. No enough space for service person in case of emergency.Highly recommended keep furnace area clean for combution air and service person.Entry from bedroom/bathroom to furnace room, furnace may acceptable but water tank required direct vented out.

Misc. Deffects

It is very easy to find if there is any water leaks kitchen/baths under sink,faucets etc. Now question is if there is any plumbing leaks behind drywall or bath tub drain etc.. Extensive water leaks can be found with open eyes and flash light, minor leaks may not seen with open eye and flash light, also it is very hard to rub all walls and ceilings with moisture meter. One of my inspection i could not see any moisture/water stains at liv/din room ceiling. When i scan ceiling with infrared camera got surprised because infrared discovered water due to plumbing leaks from bath above. Seller called plumber for second opinion and plumber found minor leaks and fixed properly. I did re-inspection for my client before closing and problem was solved.

Thermal imager detected water at ceiling. This is the power of infrared

No significant findings with visual inspection at ceiling

No water/moisture stains visible. Varified with moisture meter. High moisture detected with moisture meter

Infrared technology discovered hidden moisture

No moisture/water stains observed

My Flir infrared camera detected water leaks from bath above

Varified with moisture and extensive moisture/water detected

When home inspector inspect the attic it very easy to find out if there any leaks or any wet insulation at attic or lack of insulation. Now question is if there is lack of insulation or wet insulation behind the drywall visual inspection cannot find these kinds of deffect. Only infrared camera is the best tool for home inspector to use and find hidden defects.

Minor signs of water/moisture observed at bedroom wall. Moisture meter shows MC with in limit

My Flir thermal imager discovered wet insulation behind drywall at bedroom

Environmetal Hazards: Mold can grow any where in the home and require only water/moisture/humidity.Mold can be control but cannot be eliminate due to part of nature.The only key to control modl is control moisture and fix any water leaks in the home.Minor mold growth can be remove. Mold can grow very easy at cold rooms and attic. Many home owners block ventilation at cold room and potential of moisture/mold. Attic is the hidden place and not often get chance to home owners to take a look at. Most common reasons to mold grow at attic such as poor ventilation, attic soffits covered with insulation,roof leaks,bath exhaust pipe discharged at attic etc..If extensive mold growth we always advise consult an mold removal company.
Still asbestos present in some older homes. If your home inspector found any asbestos in duct registers should be removed bt qualified asbestos removal company. Vermiculite insulation may mixed with the asbestos at attic. Home owner should call asbestos company to varify if vermiculite insulation mixed with asbestos.

Asbestos type material found at duct register

Asbestos type material found at the time of inspection

Vermiculite insulation mixed with asbestos found in 40 years home

Moisture control is the key to mold control!
Tips for moisture control:
1.When water leaks, areas should be dried 24-48 hours to avoid mold growth.
2.Keep indoor humidity between 30%-50% relative humidity.(High humidity hold high moisture in air)
3.If you see condensation or moisture collecting on windows and pipes take a quick action to dry the wet surface.(Condensation can be sign of high humidity.
4.Use A/C and/or De-Humidifier in summer months. 
5.Run the bath exhaust fan when showering and leave it on for 15+ minutes.
6.Use exhaust fan and/or open window when cooking and running the dishwasher.
7.make sure your home grading sloped away from foundation wall to avoid moisture penetration.