Asbestos and Older Homes, What You Should Know!

Total Coliform Bacteria and E Coli:   Waterborne diseases can be spread by drinking water that has been contaminated with fecal waste from humans or animals. Examples of these diseases include salmonellosis, dysentery, and hepatitis. It may take only a small number of disease organisms to make someone sick. The symptoms of these diseases often include diarrhea, nausea, vomiting, and sometimes fever. It is not unusual for people to mistake a case of water-related disease for food poisoning or a 24-hour flu bug. Remember that contaminated water can often look, smell and taste fine.  Coliform bacteria can be found everywhere on the land surface but are usually not found more than a few feet below the soil surface. Coliform bacteria are also found in the intestinal tract (and fecal waste) of all warm-blooded animals. Most coliform bacteria do not usually cause disease, but if they show up in a water test, they indicate that surface contamination has somehow entered the water, and disease-causing organisms may also be present. Remember that waterborne infectious disease is caused by fecal contamination, which is usually found only on the ground surface (in the case of animal waste) or near the surface (in the case of contamination from sewers or septic systems).

Nitrates: Nitrate (NO3) is a chemical containing nitrogen and oxygen and moves easily through the soil to the groundwater. Some nitrates occur naturally in groundwater that is near the surface, but the levels are usually low (less than 1 milligram per liter (mg/L).)* Nitrate levels in groundwater of 1 mg/L or greater usually indicate contamination from fertilizers, animal waste, or subsurface sewage treatment systems. In some wells, particularly drive-point wells or other types of shallow wells, nitrates may only be present after a heavy rainfall or flooding when rapid infiltration of surface water occurs.  Because nitrates can move rapidly down through the soil and into the groundwater, the presence of nitrates may provide an early warning of possible problems and can sometimes indicate the presence of other contaminants. Boiling the water will not remove the nitrates; in fact, it will actually increase the concentration of nitrates in the water due to evaporation of some of the water. Also, it is not recommended to rely on a home water-treatment device to remove nitrates from water fed to infants because there is usually no way to immediately tell if a treatment device has malfunctioned. For infant feeding, bottled water or water from a source that is known to have low nitrates is recommended instead.

Arsenic: Arsenic occurs naturally in the groundwater, and about 10% of wells produce water that exceeds 10 micrograms per liter (µg/L), which is the federal safety standard for drinking water. Long-term consumption of arsenic above that level may increase the risk of health problems related to skin, the circulatory system, or the nervous system, including some types of cancer. Every private well should be tested at least once to determine whether arsenic is present in the water, and at what level. Arsenic levels in groundwater will not usually change much over time. Long-term consumption of  well water with arsenic levels above 10 µg/L should be avoided.  If the water contains arsenic, it may be possible to solve the problem by drilling a deeper or shallower well. If low arsenic levels cannot be obtained, it can be removed by reverse osmosis with pre-oxidation, distillation, ion exchange with pretreatment, or with adsorption media systems available through many water-treatment companies.

Fluoride:  Fluoride is naturally present in the groundwater in some areas, but usually in low concentrations (less than 1 mg/L). Fluoride concentrations of approximately 1.5 mg/L can be beneficial in forming human teeth and helping to prevent cavities. Discoloration or damage of teeth can occur if the concentration of fluoride in the water is too high. Some areas do exceed the health limit for fluoride. A test for natural fluoride can give a homeowner’s dentist useful information about whether their children or adolescents should be using fluoride supplements.

Lead: Water can dissolve lead from old lead pipes, lead-soldered copper pipes, or brass plumbing components when the water stands in the plumbing system for more than a few hours at a time. Infants, children and pregnant women are especially vulnerable to the potential health effects of lead. Too much lead can damage the nervous system, red blood cells, and kidneys. The intake of lead should be as low as possible.  If the household water contains lead, it is most likely coming from the plumbing system, rather than from the groundwater. Lead may be dissolved from metal water pipes and plumbing fixtures as the water sits idle in the pipes. Flushing the system in the morning or after other periods of non-use can significantly reduce lead levels. Reverse osmosis or distillation can remove lead. For community drinking water systems, the EPA requires that action be taken to reduce the level of lead in the water if reaches 15 µg/L. Homeowners can minimize their exposure to lead in their drinking water by letting the water run until it gets colder or at least 30-60 seconds before using it for drinking or cooking. Avoid using water from the hot water tap for drinking or cooking because hot water dissolves lead more quickly.

Iron:  Iron is naturally present in some groundwater. It is typically not a health concern, but concentrations above 0.3 mg/L cause an objectionable metallic taste. It can also cause reddish-brown stains on plumbing fixtures and clothes during laundering, as well as encrust well screens and clog pipes. Water softeners can typically remove up to about 3 mg/L of iron. Manganese greensand iron filters, which are regenerated with potassium permanganate, can remove higher concentrations of iron.  Water that exhibits swampy or oily tastes or smells, or red, slimy growths in toilet tanks may indicate that there is iron bacteria in the well and water system. These bacteria do not cause disease. Iron bacteria can be treated by physical removal, pasteurization, and chemical treatment, such as shock chlorination.

Hard Water Minerals: Hardness is caused primarily by calcium, magnesium and iron ions in the water. The higher the concentration of these minerals, the greater amount of soap that is required to produce suds. The soap that is combined with the minerals leaves an insoluble scum, which causes laundry and staining problems.

Sulfates: Sulfates are a naturally occurring ion present in groundwater. Sulfate concentrations above 250 mg/L can act as a laxative. Most people become acclimated to sulfate after a couple days and the symptoms disappear. Infants should not be given water with a sulfate concentration above 400 mg/L. Well water having an odor of rotten eggs may indicate the presence of hydrogen sulfide gas, which can be produced by sulfur bacteria. It can often occur together with iron bacteria. Treatment techniques for sulfur bacteria are similar to those for the removal of iron bacteria.

** Here in Southwest Florida high sulfate levels in the water will also affect interior copper and metal components, sometime developing a ” blackening” corrosion that attaches to copper plumbing extensions, copper grounding wires and other copper or metal components in the home.  These corrosions are quite similar to the blackening corrosions associated with toxic (Chinese) drywall as well, the historically bad drywall used in many new home builds between 2003 and 2007.  It is nearly impossible for a home inspector to determine the source of this corrosion if the home is built between 2003 and 2007 and is on a well system.  Further testing is needed.

VOC’S:  Volatile organic compounds (VOCs) are common components of gasoline and other fuels, as well as products such as solvents, paints, cleaners, and de-greasers. Long-term exposure to VOCs above state health limits may damage the central nervous system, liver, or kidneys.  Some VOCs are known to cause cancer. If the property is near a commercial or industrial area, a gas station, or a landfill, and especially if the well is old or shallow, the homeowner should consider having their water tested for VOCser should consider having their water tested for VOCs.

Pesticides:  Private wells most at risk of pesticide contamination are shallow or old, located close to areas of pesticide use or storage, and located in geologically sensitive areas, such as sand plains or karst (weathered limestone) bedrock areas. Wells that have high levels of nitrates are also more likely to have detectable levels of pesticides. If the homeowner has an old or shallow well and lives in an agricultural area, or if the well has a high level of nitrates, they should consider testing their well water for one or more of the pesticides used most frequently in their area.

Radon: Radon is a naturally occurring radioactive element that exists as a gas dissolved in some groundwater. It can be released into the air when water is run inside the home.  However, well water usually contributes only a small fraction of the total amount of radon in indoor air. Exposure to radon increases the risk of developing lung cancer. Simple, low-cost detectors for radon gas are available. If the air inside the home has annual radon concentrations at or above the EPA’s action level of 4 picocuries per liter (pCi/L), steps should be taken to reduce the radon level.

The goal should be to have a naturally safe, potable water supply, without the need for chemical treatment to safeguard health. If any type of water treatment is used, it is critical to install the right treatment device, perform regular maintenance, and test the water on a regular basis to make sure that the treatment system is functioning properly.

The Hip Roof as previously mentioned is currently the most popular as far as new construction because of its superiority to heavy wind load.  Hip roofs, sloped to roofs edge on all sides, are the predominant roof shape found here in SW Florida, where much of the construction had occurred in the last 25-30 years.  Insurance companies in the State of Florida generally offer a substantially cheaper rate for the hip shape as opposed to others, notably gable roof systems.  Wind Mitigation is an insurance program here in Florida that rates a home against the stronger winds, the hip shaped roof offers a discount through this report as well.  There are many homes though that have other featured shapes tied in to a roofs total perimeter, such as a flat patio roof or reverse gables which can cost a home its hip rating with an insurance company, dependent on total square footages of each.  The wind mitigation report calls for no non-hip features greater then 10% of the roof total perimeter.  Many times a flat roof over the rear patio or a few reverse gables will measure greater then 10% of the perimeters square footage, rendering what appears to be a hip roof as “Other roof shape” in the report and sending the homes insurance premiums back up to higher ammounts!  This is an important piece of information for ANY professional in the real estate industry as well as anyone in the market for a home.

Know these simple facts when looking at houses, whether be for yourself or a client.  Education is power!  Remember also, if you do have a home that is not a hip or it is a Gable Roof, all is not lost.  You may pay a few more dollars in insurance but most homes today are built with formidable truss systems no matter what shape it is finished.  It is more about the type of covering that the roof has and its integrity, as well as flashing and other important components in a roofing system.  Preventing water intrusion and proper ventilation of the roof will go a long way in keeping your family comfortable and safe as well as getting the most longevity and cost efficiency our of your roofs covering.

Here in SW Florida, there are basically 3-4 roof coverings used 99% of the time.  Asphalt Shingle, three tab or architectural, may be the most widely used roof covering here as well as throughout the United States.  Based mainly on its economic value, Three tab asphalt shingles have average lifespans of 15-18 years, while Architectural asphalt shingles last a bit longer at 20-25 years here in SW Florida.  Our scorching sunlight here in paradise is a major factor in shortening the lifespans of most asphalt shingles.  Other factors affecting an asphalt shingles lifespan include:

– The roofs pitch, higher pitched roofs tend to last longer.

– The color of the shingle, a dark roof absorbs more heat which shortens a lifespan.

– The orientation of a roofs surface, the south slope of a building will take on more sunlight, in effect shortening its life.

– Multiple layer roof, a roof covering installed over an existing covering will not last as long its average life expectancy.  it is always recommended to remove the old covering before applying the new, increasing the ventilation value as well.

– Tree branches overgrown and hanging onto a roofs covering will damage the covering over time, basically wearing it off with the acidity of the trees branches and leaves.  We have been on multiple roofs where the asphalt shingles granules have worn right off from this condition, thus creating a haven for the beginnings of water intrusion to the roofs deck, and eventually, the home.

Poor installation and “economy” roofing materials will shorten lifespans as well.  With an Asphalt Shingle roof in SW Florida you will more than likely replaced it every 15-20 years, due diligence in choosing the proper material and craftsman for install and replacement goes a long way in getting the job done the right way, and getting the most out of your dollar and your home.

The age of asphalt shingle, whether it be three tab or architectural, will always be a concern of the insurance companies here in Florida.  Basically any asphalt roof coverings 15 years or older will need to be given a minimum of  “3 years of life” by a licensed home inspector in order for the homeowner to get insurance.  Not an easy task for the inspector, especially with some insurance companies now asking for five years!  Just for the record, we are not required to estimate any lifespans throughout a complete inspection!  Just not an easy task.

Another common roof covering seen here in the sunny south is Concrete or Clay Tiles, found on many newer homes, in gated communities with mass builds and featured generally as an upgrade because of its higher cost, cosmetic brilliance and longer lifespans.  Concrete and Clay Tiles have an average lifespan of 35 -50 years depending on style and finish.  Tile roofs are installed differently, generally interlocked or overlapped with lugs on their underside for anchoring to a batten system on roof deck, draining rainwater down slope and off edge of roof or into a recommended gutter and leder system.  As with asphalt shingle, there is also an underlayment between tile and roof deck, generally a felt paper or SWR. Secondary Water  Resistant underlayment is self adhering and thicker then felt, coming in a foam finish.  This type of SWR Underlayment is also a wind mitigation discount if the inspector or homeowner can document its existence, saving the homeowner more money on their homeowners insurance.  Concrete and Clay tiles are a more fragile roofing system than asphalt shingle, delicate to walk on and easy to crack or damage if stepped on improperly.  Most home inspectors will choose to not walk a tile roof during their home inspection with the inherent risk of damaging tiles while doing so.

Metal Roofs or Coverings are also seen on select structures and buildings, this covering easily being the most energy efficient and longest lasting.  As much as 70% of the sun may be reflected away from the home as opposed to a larger percentage normally being absorbed through such roof coverings as asphalt shingle. Roof coverings made from such metals as galvanized steel, aluminum and copper are known to last 35-50 years average lifespan or longer, depending on material, install, climate and conditions.

Almost every roofing system has a roof deck below the roofs covering. The Roofs Decking or Sheathing lies below the covering, usually a plywood or OSB wood system, 4 foot by 8 foot sheets attached with fasteners directly to the truss system or “skeleton” of the roof, visible in the attic during an inspection or viewing.  The fasteners are the staples or nails holding the plywood or OSB into the wooden trusses, usually 6D or 8D in size.  Identifying the size of these fasteners can be important for the homeowner as the larger nail (8D) and its spacing will qualify for another insurance discount through the Wind Mitigation report.  All home inspectors should have a Zircon metal detector to take measured photos of spacing along a truss.  Shiners or showable misses with fasteners are not always there.  The right tools go a long way for all situations!

Ventilation is an important concept as well when considering a roof and its components.  Asphalt shingle roofs will most often have ridge vent at the peak and soffit ventilation around the roofs edges.  Without a ridge vent look for cut in roof vents or gable vents on each side wall.  Tile and metal roofs will normally have roof vents cut in to roof slope and soffit vents at edges.  Do be sure though that a ventilation system exists, a must for the wood and other products that exist within a roofing system.

Maybe the last thing I will touch on this time around as far as roofs are concerned is the existence or nonexistence of a Gutter and Leder System for Drainage and divergence of rain water from the home and its foundation.  Many beautiful homes are built here in SW Florida without complete gutter systems and many times with no gutters at all! Why?  Why risk what could become a major problem for your foundation?  Complete install of a full gutter and leder system can run between 700.00 and 1600.00 dollars.  Installed with materials.  Not to mention the convenience of entering the doors and the garage of a home without a solid sheet of water coming off the roof in one of the many, almost daily storms we have here in Fla… not to mention protecting exterior components from the shower that comes with this runoff, a constant flow of heavy water on your AC unit, a pools filtering system, well system components or any other mechanical component along the outside of your home.  Gardens?  Concrete walkways and entries? They too will get washed out and vulnerable to damage without a proper gutter system in place…

I hope this ten minutes of reading the basics about a roof, its shape, its covering and its value to the insurance industry and the structure in general helped you to understand a bit more about this very important piece to the puzzle that you call home.

This is a 90 day warranty on the inspection results protecting the client if visual defects or repairs were missed during the home inspection by our inspection team.  Lee County Inspection Services Home Inspections also carries Errors and Omissions insurance up to $1 Million dollars which also protects the client against…you guessed it, errors and omissions by our inspectors!  Quite honestly our track record of no complaints and claims speaks for itself.

In 2015 we did almost 500 inspections with no complaints!  We are proud of this but also adhere to a standard of practice which we are confident in. Honesty, integrity and educational power are part of our mission statement and this is how we live our lives, from family through home inspection!  As I always state, I take all company phone calls still (how I don’t know) believing that it is important to speak to my clients.  My phone is always on, 24/7, I am available for a free consultation.  We will not be outdone, my promise to you.  Now guaranteed in writing!

They will also be invited to the Dropbox file online where they will have permanent record of the 150-200 original photos taking for inspection. They should also be told that the inspection company carries Errors and Omissions Insurance and the inspector and his company are responsible for anything missed within our scope of inspection. The buyer needs to understand what a minor or major condition is, the inspector explaining to them that most houses inspected have a list of common repairs and not to dwell or pass by on a nice home because of something that can be corrected. For example, the common stucco crack on the outside of a home here in Southwest Florida, found on probably 90% of homes inspected. Here the client should understand that it is not structural (most often) and a common occurrence considering settlement and the sand bed they build on here in the southwest.

The common person may panic over a crack in home without proper explanation. My point being someone should not be alarmed by the home inspectors description of something that is common or easily fixed. Also, each property inspected may not only have a deficiencies list but also a list of quality components or upgrades that exist. We are not there to only find repairs needed but should also bring to light the good things within a home. Hip shaped roof that will save money on your insurance? Updated plumbing supply in the home? Nice location? Let them know!

Comprehending the home inspection report a client will receive is huge for impression and outlook moving forward on purchase. The average client may not understand terminology and language about inspections and components and this should be considered when explaining things and reporting, breaking down wording to simple and comprehensive terms for the customer or buyer. My experience as a home inspector ( which includes over 400 homes in 2015 alone and thousands overall) has shown me numerous times that followup and review together with my client helps them immensely in understanding the issues or benefits at hand.

Here at Lee County Inspection Services Home Inspections it is always welcomed for the customer to be at the inspection as well, spending a few hours together helps as well in showing and explaining different components within the home. Additionally, our customers become much more confident, comfortable and happy when watching our expert inspectors and the thorough job we do! But again, if not there, followup and report review together are vital.

Choose your home inspector wisely, this is a big part of the process and hopefully closing of your next deal or purchased property. We are always available for free consultation and scheduled inspections.

REMEMBER, YOUR FAMILY. YOUR HOME. OUR PRIORITY.

Same thing for a hard water condition, calciums and lime will build up more inside unit based on content of water.  Flushout is done by first turning off your electric to the water heater, a labeled circuit breaker in your main electrical panel.  If your water heater is gas turn the gas switch to the pilot position. Very important to make sure the energy source is off.  Next you will turn off your cold water supply to heater, stopping the water flow from the plumbing system.  On the lower end of your water heater you will see the drain valve where a garden hose can be connected.  Run the hose to either the outside of home or a bathtub for drainage, keeping in mind the water discharging from the unit during a flushout will be scalding hot, doing so with care and safety in mind.  Open the TPR valve at top of unit and also open the drain valve where you have just connected your garden hose.

The water heater will drain completely this way.  When done close both valves again and disconnect your hose. Turn a hot water faucet on in home and open the cold water valve on top of heater that was originally closed.  The unit will fill up and once you have water flow at open hot water faucet you are good to go and done with your flushout and refill.  Your last step will be to turn on the energy source, whether it be gas or electric.  Simple stuff that is a big part of your homes maintenance.  Another part of a water heater that can be monitored is the “Anode Rod”, a metal rod installed down into inside of water heater tank which is there to attract the natural corrosions inside unit, keeping them from the walls and other components.

Check your diagram above for the rods location.  This Anode Rod can be removed every five years to check for its breakdown and appearance.  Tank should be empty when inspecting this component. If located in unit it can be accessed from the top of the tank, removing straight up and out.

In todays market there are also “Tankless” water heaters as well, a system of heating lines the water runs through with no tank.  Average lifespan of the tankless systems are 30 years or more, yes, a more convenient and longer lasting system if the affordability and supply is there.  I hope you have made it to this point of the article and this helped a bit to understand how this creature works.  Yes, the Water Heater!

Most of the plumbing lies in the attic here in SW Florida homes which tends to create quite a mess and rehab once this piping begins to fail, water basically pouring through the ceilings of the home in question.  Our company has been on job sites where this plumbing has failed, and it is not pretty, destroying insulation, sheetrock and other interior components. Today I inspected another 1990 home that had Polybutelyne throughout the attic, and of course the buyer did not know the history of its failure and its uninsurability.  Three inspections this week alone had this plumbing supply. Homes built between 1985 and 1995 are prime structures for this plumbing unless a replumb has occurred, and up to date Pex or CPVC has already been installed.  This is so important for real estate professionals to know, and how to begin a possible negotiation or way to get through the deal with all parties satisfied.

Honestly, we have seen sellers pay for replacement, buyers pay or a meet in the middle, all situations are unique.  A home inspector that is inspecting your home is responsible to identify type of plumbing ( if visual ), and advise of its condition, lifespan and history.  As I always say, I am here for you to review and discuss if needed.  Don’t delay, call today!

SNAKES!

One thing common with one of the more venomous snakes, Water Moccasins don’t enjoy the presence of people, usually seeking out places that have the least human contact as possible.  But remember, we are in their habitat so there will be interaction, usually when you least expect it.  Make sure to keep doors closed to your house, and a screened in patio must be reviewed for functional screens and door sweeps!  Garage doors too!  A Moccasins natural habitat consists of calm waters, lakes and marshlands, or the thick vegetation that grows near shorelines.  If walking around outside of home pay close attention to bushes and other components that a snake will hang near and sometimes call home for a while.

A good rule of thumb in identifying venomous snakes is the triangular head, most poisonous snakes in Florida and other parts of our country will have a triangular head, a strong characteristic of identifying a dangerous snake….

Probably the most common snake you will see in SW Florida is the Black Racer Snake, non venomous and usually between two and four feet long and extremely fast, a Black Racer will bite if picked up or cornered.  The spring time will show much more activity as well, and there will be more baby snakes around, sometimes only the size of a large worm.  Black Racers should not be confused with the thicker Indigo Snake, which is a bit more docile, approachable and not as likely to bite if handled.  Remember my advise about your screened in patio, a staple in most houses here in Florida.

My nightly routine of reading outside in the evening was rudely interrupted one night in March of last year, as a Black Racer Snake was curled up on the back of my chair, waiting to greet me with a kiss!  Turned out my door sweep under screen door was not sealing properly with ground line, giving the snake access to our patio and possibly the inside of our home.  Did someone say I now put snake repellant purchased in Home Depot around the outside of this entrance?  OK , I admit it, growing up in Long Island New York did not prepare me for future encounters with Florida Snakes!!

This new company in Lee County would provide an honest. reliable and knowledgable service mostly for new home buyers… people who are making probably the biggest investment in their life in buying a new home.  They now put their trust in you, the home inspector, to inspect their new house in the most thorough of manners, leaving not even a cracked tile or the smallest of defects unnoticed. A detailed approach and inspection.  Time and patience spent in explaining to the client many of the different systems and components that exist within the new walls. This is where the children will play and family pets will lay… quite honestly we started in 2007 taking very seriously our responsibility in providing unmatched standards of practice for a safe and efficient living environment for the new home buyer, evolving over time each year to become the 30 page, 60 plus photo inspection and report we provide today.

Each year we have grown to what is now in 2015 a two man team in the field daily providing unrivaled service and turnaround times on reports. Both men State licensed home inspectors with experience now on the construction of the Florida lifestyle homes that exist in Southwest Florida, including licensing requirements up to three stories for both residential and commercial. Special thanks to our office manager Josh Harvel who is hard at work daily providing unmatched customer service and response.  What else do we do?

-10% Lowes Coupon up to $5000.00 total purchase to every client?!?  DONE!

-Slashed and discounted rates on Insurance inspections including Wind Mitigation, Four Point Inspections and Roof Certifications?!?  DONE!

– Guaranteed same day turnaround on reports or you don’t pay?!?  DONE