Homewerx Home Inspection in Mesa, AZ

Category: Owning a Home

  • Mitigating High Radon Levels

    Picture of a radon mitigation system including the fan and vent pipesPicture of the venting pipes used in a radon mitigation system There are many methods that can be employed to reduce radon levels should your home test above the EPA’s action level of 4 piccocurries per liter of air (pCi/L).  Those methods can include crawl space ventilation, vapor barriers and sub-slab depressurization systems to name a few.  The method used (and the costs involved) will be determined by the radon level and the type of construction of the house.  Please remember that all houses are different and the approach used to reduce radon levels should be determined by the specific conditions of the house.

    The most common type of construction we see in the Phoenix area is slab on grade foundations.  However, some of the older homes and manufactured homes in the valley have crawl spaces.  Some slab on grade houses have the return air ducts for the HVAC system located beneath the slab floor and can be an entry point for radon.  A house with below slab return ducts will most likely require a different approach to radon mitigation then a house without these ducts.  High vacuum pressures can be generated in below slab ducts that can result in radon laden soil gasses being drawn in and circulated throughout the home by the heating and cooling system.  For more information on mitigating radon in houses with below slab ducts visit the Arizona Radiation Regulatory Agency.

    However, for most slab on grade homes, a soil depressurization system will be used.  This type of system consists of 4 inch piping and a ventilation fan (see pictures above).  The pipe penetrates the concrete floor and is exposed to the soil beneath the house.  A depressurization fan installed in the vent pipe creates a vacuum and draws the radon into the venting system.  This pipe is then routed above the roof line where radon gasses can be safely vented.  This type of system can be contained inside the wall structures of the house or installed on the exterior of the house.

    As with any mitigation system, it is recommended that a qualified contractor be consulted and radon testing be conducted before and after the installation of any product to insure that radon levels have been reduced.

    If you are in need of a radon test, give us a call at:

    (480) 503-2611 or 1-888-THE-WERX

    Because an ounce of inspection is worth a pound of repair!

  • Your Home’s Electrical System

    Unless you are familiar with electricity and how it works, your home’s electrical system can be very confusing and sometimes frightening.  In fact, some conditions can be extremely dangerous.  So let’s take a look at some things that anyone can do to keep an electrical system safe and in good working order.

    First, if you did not buy your house new, you should consider having a home inspector or an electrician inspect your electrical system for any defects or unsafe conditions. It is NOT unusual to find that a previous homeowner (amateur electrician) has wired in an appliance with a lamp cord or some other inappropriate material.  These conditions need to be identified and corrected for your family’s safety, as they can be possible fire and shock hazards.  Once the defects have been corrected, it’s just a matter of maintaining your electrical system.

    There are several ways to keep your electrical system in good repair.  To begin with, it is important to avoid overloading the circuits. Overloading usually occurs when more than one appliance is operated on the same circuit at the same time.  Many appliances, even small ones, draw a significant amount of amperage (i.e. vacuum cleaners, hair dryers, power tools).  Copper wiring is standard in most homes, but due to a copper shortage during the 1970’s and 1980’s, many homes built during this period were wired with aluminum instead.  If you have an aluminum electrical system, overloading can be extremely dangerous due to its low melting point.

    However, your home has built in safety devices to prevent overloading the circuits.   These devices are called fuses and circuit breakers.  Without getting into too much detail, these devices will shut off the power in the event of an overloaded circuit.   But they will only do so if they are in good working order.  If you have fuses (mostly in older homes) never replace a fuse with a larger one to keep it from blowing out.  If the fuse routinely blows out, there may be several reasons and you should call an electrician to evaluate the circuit.  And NEVER hot wire the fuse with a piece of metal, such as a coin.  If you do, you are asking for a shock, or even a fire.  If circuit breakers are installed in your home, it is recommended that  you exercise your breakers once a year.  No, we are not talking about doing push-ups or sit-ups!  All that is needed is to move your breakers from the ON position to the OFF position and then back ON a few times. This will keep them lubricated and able to move freely.  But first, be sure to turn off and/or unplug all appliances.  Don’t forget to shut down and unplug your computer!

    Picture of a GFCI In addition to the circuit breakers, Ground Fault Circuit Interrupters (GFCI’s), if installed, should be tested on a monthly basis to insure proper operation.   GFCI’s are usually installed in kitchens and bathrooms for increased safety near water.  Just push the test button and it should pop, cutting power to all outlets on that circuit.  If it fails to operate correctly, it should be replaced immediately.  GFCI’s cost about $10 each and should take an electrician less than a half-hour to install.  It is definitely worth the small price to ensure these safety features work properly around water.

    Cords should always be removed by the plug to avoid damage to both the cord and the outlet.  Also, never use an appliance if the cord is damaged.  The cost to repair an electrical cord is usually less than the cost of a trip to the emergency room.  Remember, an electrical circuit is only as good as its weakest point.   That weakest point is often an appliance that is in poor condition.  Take a few seconds and look before plugging in an appliance to be sure it’s not damaged.   Broken or loose switches and cover plates should be tightened or repaired.

    The Consumer Product Safety Commission (CPSC) publishes a list of all recalled items in the United Stated.  Many of these products are electrical.  Unfortunately, most recalls don’t occur until someone is hurt, or even worse, killed.  With the holidays approaching, it might be a good idea to visit their web site at www.cpsc.gov for ideas on what NOT to buy.

    If you have any questions or concerns, contact a professional.

  • Builder Warranty Lacks Customer Service

    First of all, I would like to apologize up front for this blogopotamus.  But I believe that information is power and can help reduce the amount of wasted time and frustration on the part of new homeowners, especially when dealing with warranty issues. 

    Not all builders are created equal and that is also true when it comes to their warranty departments.  In fact, I can almost predict the types of issues that my Clients will face when it comes to dealing with the builders’ Warranty Representatives.  It appears to me that many builders have perfected the art of the run around.  Let me walk you through a typical scenario (one that I hear repeatedly from my Clients).

    It starts even before closing.  Usually the final walk-through is where you’ll first meet your Warranty Representative. However, in many cases he’s nowhere to be found and the Superintendent performs the final walk-through in his place.  Although the Superintendent is probably more qualified to do the walk-through than the warranty guy (because he knows the house better than anyone else), he will most likely be gone (on a different project or even a different company) when the warranty is about to expire and repairs are to be performed.

    During the final walk-through, you will walk through the house, make notes and put blue tape (sometimes green) on cosmetic dings and scuffs that you want to have repaired before closing.  The Warranty Rep or Superintendent will go over warranty paperwork, such as repair work request forms and contact information. In the few days after the walk-through but before you get the keys, the builder is supposed to have a work crew finish all of the items on the punch list.  Many times, I find that the work crews will remove the tape without actually making any repairs or they will just leave the tape and act like they can’t see it.

    (more…)

  • Sewer Capacity Approaches Overload in Phoenix

    In recent months, it has come to my attention that several areas in the Phoenix sewer system are near or exceeding capacity.  I found this out by accident while conducting a video sewer line inspection on a property I was interested in purchasing.  During the inspection, it was apparent that waste water was backing up into the sewer tap.  Not a pretty picture I can assure you.

    Upon making this discovery, I contacted the City of Phoenix Water Services Department.  It turns out that the city is aware of this issue and is currently spending in excess of $60 million over 3 years to increase the sewer capacity in these areas.  For more information on these projects and the areas affected, visit Phoenix.gov.

    If you live in one of these areas or are thinking of buying, building or renovating in one of these areas, I recommend that you find out all you can about this issue.  The city has restricted building permits to help prevent sanitary sewer overflows (SSO), an issue that has had increasing regulations from state and federal agencies.

    If you suspect that you have a problem with your sewer line, a video inspection is the easiest way to detect back ups, clogs, roots and collapses.  Although your sewer line is out of sight, repairs can be quite expensive.

    If you need a video inspection of your sewer, call us today!

    (480) 503-2611

    Because an ounce of inspection is worth a pound of repair!

  • Home Heating Prices Increase Significantly

    Home heating costs are expected to be significantly higher this winter due to recent hurricanes in the Gulf Coast, as well as other factors.  The prices of natural gas, heating oil and propane are all expected to rise, with natural gas increasing approximately 41% over last winter’s prices.  Heating oil is expected to be about 27% more expensive this winter, and propane is expected to cost in excess of 20% more than last winter.  In dollars and cents, this means the average U.S. family can expect heating bills to cost over $300 more this winter than last.  Once we get through the cold weather, those of us that live in Arizona will be rewarded with yet more high utility bills this summer!

    But help is on the way!  Homewerx Home Inspections is now offering a new service that can help homeowners keep those electric and gas bills affordable.  It’s called a Home Energy Tune-uP and it’s easy and inexpensive to have done.  Our Certified Home Inspector will collect certain data throughout your home such as information about your windows, doors, insulation, heating and cooling units, etc.  The Inspector examines and measures all energy related parts of the house, and then uses the data to prepare a report describing what you can do to improve the energy efficiency of your home.  For each energy-saving recommendation, your report will estimate the cost and potential savings.

    Anyone who plans to live in their home for more than a few years should consider having a Home Energy Tune-uP.  It can easily pay for itself by reducing your utility bills, and we should all do our part to conserve energy!

    For more information or to schedule a Home Energy Tune-uP, call Homewerx Home Inspections today.  The sooner you call, the sooner you can start saving energy and money!

    (480) 503-2611 or 1-888-THE-WERX

  • Stay off the Roof!

    As Christmas rapidly approaches, homeowners climb their ladders and hang their Christmas decorations.  And each weekend, I witness yet another one of my neighbors walking on their tile roof as they string their lights up.  This is a really bad idea!  Tiles crack very easily.  It takes an extremely skilled professional to walk on a tile roof without damaging it.  Don’t try it – you will most likely be sorry!  Home Inspectors generally do not even walk on tile roofs to inspect them!

    If you have already walked on your tile roof this year or in the past, you may want to have your roof inspected for broken tiles before it begins to leak.  It’s relatively inexpensive to have a few tiles replaced.  But once they start leaking, it can be much more costly.

    If you or someone you know is in need of a home inspection, call today!

    (480) 503-2611 or 1-888-THE-WERX

    Because an ounce of inspection is worth a pound of repair!

  • EPA Says 1 in 15 U.S. Homes has Radon Problem

    Radon is a cancer-causing, radioactive gas that has been found in homes all over the United States. It is created naturally by the breakdown of uranium in soil, rock and water.  Radon typically gets trapped inside your home by moving up through the ground to the air above, then into your home through cracks and other holes in the foundation.  Radon can also get into the home through well water.  Once inside your home, it becomes part of the air you breathe or the water you drink.  Depending on ventilation and other conditions inside your home, the radon concentration may pose a serious health risk to your family. Radon is invisible, odorless and tasteless so the only way to know your home’s radon level is to test for it.

    Most people feel safe when they are at home and don’t worry about getting radiation exposure from their house.  But according to the Environmental Protection Agency, home is where you and your family are most likely to get your greatest radiation exposure because it’s where you spend most of your time.  In fact, the EPA estimates that radon causes 21,000 lung cancer deaths in the U.S. each year.  This makes radon the second leading cause of lung cancer in the U.S. today, second only to smoking.  And if you smoke plus have high radon levels in your home, your risk of lung cancer is extra high.

    The EPA says one out of every fifteen U.S. homes has an elevated level of radon (4 pCi/L or more).  Furthermore, radon can be a problem in any home – new house or old, well-sealed or drafty, basement or no basement and regardless of the home’s geographical location.  It’s not possible to predict radon levels based on state or local radon measurements, nor can you rely on radon test results taken in other homes in the neighborhood.

    If your home’s radon level is 4 picoCuries per liter (pCi/L) or higher, the EPA recommends that steps be taken to reduce the radon level.  Radon mitigation contractors may use a variety of techniques to reduce your radon level.  Sealing cracks and other penetrations in the foundation may be part of the solution, but sealing cracks alone is not enough.  A system of vent pipes and fans may be installed in the crawl space or another location in your home, creating a "sub-slab depressurization system".  This system draws the radon gas through the vent pipes, preventing it from entering the home from below the concrete floor or outside the foundation.  Radon mitigation contractors may also use other methods depending on the design of your home and other factors.  While it sounds complicated and intrusive, these systems generally do not require major changes to your home, and repairs can usually be accomplished for around $800-$2500.  Even in homes where the radon level is less than 4 pCi/L, radon may still pose a risk and in many cases, can be reduced.

    While radon cannot be eliminated, the radon level in your home can be minimized.  Testing for radon is the first step.  The EPA recommends a radon test for anybody that is buying, selling or building a home.  The EPA also recommends testing your home after any major renovations, or if you change your living patterns (i.e. you begin occupying a basement level that was previously not used much).  You should also re-test your home after having radon mitigation features installed to be sure that radon levels have been reduced.

    A Radon Test costs:

    • $200 by itself, or
    • $150 if done in conjunction with a home inspection or other service.

    For more information or to schedule a radon test for your home, CALL HOMEWERX HOME INSPECTIONS TODAY!

    (480) 503-2611
    or Toll Free 1-888-THE-WERX

    or you can schedule online!

    ….because an ounce of inspection is worth a pound of repair!

  • Ask the Home Inspector

    If you have a question relating to home inspections, you may ask it by using the ‘Comments’ below.  Keep in mind that anything you post in the ‘Comments’ will become a permanent part of this blog.  If you have a more personal question that you do not want published, you may email me your question instead.

    Your question will be answered within 48 hours.  If you email your question, the answer will be emailed to you.  If you post your question in the Comments, the answer will be posted in the Comments.  Please understand that I cannot always answer your question definitively without actually seeing and inspecting the condition you are asking about, but I will do my best!

    You are always welcome to call my office with any questions or concerns.  My contact information is below.  Have a great day, and remember…an ounce of inspection is worth a pound of repair!

    Click here to visit Scott Hubbard's Home Page Scott Hubbard
    Certified Home Inspector, ASHI Member
    Homewerx Home Inspections
    Office: (480) 503-2611
    Toll Free: 1-888-THE-WERX
    Email me

  • Homewerx At a Glance – Home Inspections, Termite Reports**, Environmental Testing & More!

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    We offer the following services VALLEYWIDE, 7 days a week:

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    Because an ounce of inspection is worth a pound of repair!

              

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