Hi Dave.
You completed our home inspection a couple of years ago at 9121 Tennyson Street in Westminster. We still get your e’mail newsletter and I have a question for you. I know that our attic is not fully insulated, both in terms of overall depth and in coverage. The edges of most of our rooms are cold to the touch. Primarily where the wall meets the ceiling. I have been in the attic to inspect and I can see that the insulation does not go all the way to the edge. The space is very tight so I am thinking blown-in insulation might be the best way to go. Any recommendations on hiring someone to do this versus me doing it myself? I also understand that I would need to install (or have installed) the rafter vents to make sure air can still flow. This will be a fairly time consuming project if I do it but I have no idea what contractors charge for this sort of work. Thanks Dave!
Hi Steve,
Thanks for writing. I pulled up your report and it looks like you have roughly half of what the International Energy Conservation Code calls for for new homes, which is R-38. See these articles for recommendations on insulation levels in various areas of the home. Articles on my blog.
Cost to upgrade insulation if you have a contractor do it is roughly $1 per square foot. It’s something you can do yourself with supplies from Home Depot. Now’s a good time while the attic is cool. Be careful to step on the rafters only. You may want to bring a couple 2×12′s up with you to walk on.
Check ServiceMagic.com for a qualified contractor.
Hi Dave.
Quick question for you, our house (9121Tennyson) came with an electric stove. Neither one of us wants it because we prefer gas. However, we don’t have an gas line running into the kitchen. We have a gas furnace (directly below the kitchen) but that’s it. Do you know who we would hire to tap into our existing gas line and run one to where we want the stove? Does a plumber do this? Can you recommend anyone? And how much should this cost? Thanks Dave!
Hi Steve, A plumber would do that for you. It should be relatively easy as long as the main line coming into the utility room is large enough for your furnace, water heater, and the new stove. Please see http://askinspectordave.wordpress.com/find-a-contractor/ for a list of plumbers. Dave
Hi, Dave…
Nice talking to you today. Thank you for adding Mark
to your referral list…
He is capable of doing things in several areas, so
instead of another “Handyman”, would it be okay to
put him under – Home Repair Expert. Here is his
information: Mark Bennett
BENNETT FIX-IT
(303) 547-4757
Email: bennettfixit1@comcast.net
Thank you soooo much, Dave.
Deena
Dave, long time no see. Hope business is good.
I am renting a home off of Yosemite and Hampden, (we looked into buying it and I’m glad we didn’t). You would have had a field day in this place had we agreed on a price.
The other night I was startled by quite a crash. Found that the corion sp countertop cracked in two. It looks like the cabinets were not level at a corner lazy Susan and the spice drawer module. My problem is that the landlord is kind of shifty and we have a substantial deposit with her. Having experiences with bad landlords before, I want to protect ourselves by getting a professional to look at the top and document the cause. If she ever wants to claim it is our fault for some reason. I think from the difference in levels from one side of the crack to the other that it is pretty obvious that the cabinets were of different levels.
I have no problem paying a service call to take a look. I of course thought of you as someone we trust (having inspected several homes for us and my son’s first home). Would you be interested ? The home itself is unique and worth a walkthrough. I think it would have taken you two days to inspect this one.
Here’s hoping you can help us out. Thank you,
Tom Boyce
Hi Tom, I would recommend Shawn Weaver of Marblelife (303) 320-7815. They do repairs on solid surface counter tops. The materials don’t have much tensile strength so any bending forces applied would easily cause a crack. Dave
You did a home inspecton for a house in denver. You told me that the aluminum branch wiring was a serious concern. I was supposed to close on this house tomorrow just to find out today when we went to to the finial walk-thru of the house to notice that they did not fix anything. They were going to give me home warranty for the house that they used for someone to go look at the electical panel box. They had someone from crestview electric that inspected the main panel (100 amp GE main breaker panel) and determined that the condition of the existing panel is in statisfactory condition and requires no new work. The main electrical panel contanied aluminum wiring that has been torqued properly on the branch circuit breakers. On a visual inspection only, the condition of the inspection was intact. Our inspection is limited to a visual condition only and we have not ARC/trip tested the main/branch circuit breakers or tested the OHM resistance of the branch circuit insulation. I dfo not feel safe on buying a house when they use a electrition that does not to any type of test on the box. I want your advice if not buying this house because they did not fix the main concerns from the inspection report is the right choice im making. I do not feel safe on buying a house that can have a fire at anytime to to faluty breakers and wires.
Thanks for your note. Aluminum branch wiring should be remediated at all termination points, meaning inside the panel and at the other end of the wire where it lands at receptacles, light switches, and light fixtures. It’s a significant undertaking. Many people do not understand the process very well, including some electricians. Please call Alex Consantino at Aluminum Wire Repair. He is an expert and his company has a proven process for fixing houses with aluminum wiring. http://www.alwirerepair.com (720) 299-4706.
i do not know if I will have time for them to go look at the house i was supposed to close on this house at 2:00 pm. I was recommend to use you for my home inspection by fred Joregensen. I really like this house but I need to know if Aluminum branch wiring is up to code in houses know and if i close on this house and have them come and look at it I will end up paying for what ever proplems the box can have sence the electritian never tested the box. I do not know what to do? I guess i can see if they will hold of on the closing today and have the sellers use tthis company to to a real test on the electrial panel box because I do not know how much it will cost for them to do that. I guess i can call and see what it will cost and if they can go look at it today before 2:00 p.m becuase if the box has issues they should pay for it and not me.
Hi Dave,
You did my home inspection a little over 2 years ago on Appleton Circle in Centennial. Yesterday I was pulling baseboards off my basement laundry room to get ready for a new floor and discovered some mold. The drywall paper is moldy and the dry wall itself on the bottom is crumbling. I also notice a very musty smell in the bathroom (w/ shower) behind the laundry area. My insurance compay can’t tell me if I’m covered until I can find out the source of the mold. Is that something you can help me with, or can you recommend someone that can help me? I obviously don’t want to spend a lot just trying to figure out the source of the mold as I’ll probably need to spend a lot to fix it. Thanks!
Hi Kathy,
For mold you must have moisture so I’d be looking for water either from a plumbing supply leak, a plumbing drain leak (or backup), or for water from the exterior. Is it possible your laundry floor drain has backed up or that the shower enclosure is leaking?
I noted some leaks in your report, that you’ve probably attended to by now but those would be candidates too.
Also, I noted that the window well may be allowing water in from the outside.
These are some ideas. Please phone me if you’d like me to come have a look. 303-324-5855 cell anytime.
I was successful in putting a home under contract last night. I asked the buyers to use you for the home inspection and they agreed. The reason I am contacting you is to let you know they will be calling your office today to ask for an inspection to be done on Monday, March 1st. Both husband and wife work odd hours and Monday is the first day they are both off. I hope you will be able to accomodate them. They are
Chad & Jennie Campbell. The property is a single family detached home at 18234 E. Nassau Drive, Aurora. Just an FYI. Thank you!
Howard
Hi Dave.
You completed our home inspection a couple of years ago at 9121 Tennyson Street in Westminster. We still get your e’mail newsletter and I have a question for you. I know that our attic is not fully insulated, both in terms of overall depth and in coverage. The edges of most of our rooms are cold to the touch. Primarily where the wall meets the ceiling. I have been in the attic to inspect and I can see that the insulation does not go all the way to the edge. The space is very tight so I am thinking blown-in insulation might be the best way to go. Any recommendations on hiring someone to do this versus me doing it myself? I also understand that I would need to install (or have installed) the rafter vents to make sure air can still flow. This will be a fairly time consuming project if I do it but I have no idea what contractors charge for this sort of work. Thanks Dave!
Hi Steve,
Thanks for writing. I pulled up your report and it looks like you have roughly half of what the International Energy Conservation Code calls for for new homes, which is R-38. See these articles for recommendations on insulation levels in various areas of the home. Articles on my blog.
Cost to upgrade insulation if you have a contractor do it is roughly $1 per square foot. It’s something you can do yourself with supplies from Home Depot. Now’s a good time while the attic is cool. Be careful to step on the rafters only. You may want to bring a couple 2×12′s up with you to walk on.
Check ServiceMagic.com for a qualified contractor.
Dave
Hi Dave.
Quick question for you, our house (9121Tennyson) came with an electric stove. Neither one of us wants it because we prefer gas. However, we don’t have an gas line running into the kitchen. We have a gas furnace (directly below the kitchen) but that’s it. Do you know who we would hire to tap into our existing gas line and run one to where we want the stove? Does a plumber do this? Can you recommend anyone? And how much should this cost? Thanks Dave!
Hi Steve, A plumber would do that for you. It should be relatively easy as long as the main line coming into the utility room is large enough for your furnace, water heater, and the new stove. Please see http://askinspectordave.wordpress.com/find-a-contractor/ for a list of plumbers. Dave
Hi, Dave…
Nice talking to you today. Thank you for adding Mark
to your referral list…
He is capable of doing things in several areas, so
instead of another “Handyman”, would it be okay to
put him under – Home Repair Expert. Here is his
information: Mark Bennett
BENNETT FIX-IT
(303) 547-4757
Email: bennettfixit1@comcast.net
Thank you soooo much, Dave.
Deena
Dave, long time no see. Hope business is good.
I am renting a home off of Yosemite and Hampden, (we looked into buying it and I’m glad we didn’t). You would have had a field day in this place had we agreed on a price.
The other night I was startled by quite a crash. Found that the corion sp countertop cracked in two. It looks like the cabinets were not level at a corner lazy Susan and the spice drawer module. My problem is that the landlord is kind of shifty and we have a substantial deposit with her. Having experiences with bad landlords before, I want to protect ourselves by getting a professional to look at the top and document the cause. If she ever wants to claim it is our fault for some reason. I think from the difference in levels from one side of the crack to the other that it is pretty obvious that the cabinets were of different levels.
I have no problem paying a service call to take a look. I of course thought of you as someone we trust (having inspected several homes for us and my son’s first home). Would you be interested ? The home itself is unique and worth a walkthrough. I think it would have taken you two days to inspect this one.
Here’s hoping you can help us out. Thank you,
Tom Boyce
Hi Tom, I would recommend Shawn Weaver of Marblelife (303) 320-7815. They do repairs on solid surface counter tops. The materials don’t have much tensile strength so any bending forces applied would easily cause a crack. Dave
You did a home inspecton for a house in denver. You told me that the aluminum branch wiring was a serious concern. I was supposed to close on this house tomorrow just to find out today when we went to to the finial walk-thru of the house to notice that they did not fix anything. They were going to give me home warranty for the house that they used for someone to go look at the electical panel box. They had someone from crestview electric that inspected the main panel (100 amp GE main breaker panel) and determined that the condition of the existing panel is in statisfactory condition and requires no new work. The main electrical panel contanied aluminum wiring that has been torqued properly on the branch circuit breakers. On a visual inspection only, the condition of the inspection was intact. Our inspection is limited to a visual condition only and we have not ARC/trip tested the main/branch circuit breakers or tested the OHM resistance of the branch circuit insulation. I dfo not feel safe on buying a house when they use a electrition that does not to any type of test on the box. I want your advice if not buying this house because they did not fix the main concerns from the inspection report is the right choice im making. I do not feel safe on buying a house that can have a fire at anytime to to faluty breakers and wires.
Thanks, Stacia Scott
Hi Stacia,
Thanks for your note. Aluminum branch wiring should be remediated at all termination points, meaning inside the panel and at the other end of the wire where it lands at receptacles, light switches, and light fixtures. It’s a significant undertaking. Many people do not understand the process very well, including some electricians. Please call Alex Consantino at Aluminum Wire Repair. He is an expert and his company has a proven process for fixing houses with aluminum wiring. http://www.alwirerepair.com (720) 299-4706.
You can also read the article I wrote on aluminum wiring at: askinspectordave.com>hometips
i do not know if I will have time for them to go look at the house i was supposed to close on this house at 2:00 pm. I was recommend to use you for my home inspection by fred Joregensen. I really like this house but I need to know if Aluminum branch wiring is up to code in houses know and if i close on this house and have them come and look at it I will end up paying for what ever proplems the box can have sence the electritian never tested the box. I do not know what to do? I guess i can see if they will hold of on the closing today and have the sellers use tthis company to to a real test on the electrial panel box because I do not know how much it will cost for them to do that. I guess i can call and see what it will cost and if they can go look at it today before 2:00 p.m becuase if the box has issues they should pay for it and not me.
Hi Dave,
You did my home inspection a little over 2 years ago on Appleton Circle in Centennial. Yesterday I was pulling baseboards off my basement laundry room to get ready for a new floor and discovered some mold. The drywall paper is moldy and the dry wall itself on the bottom is crumbling. I also notice a very musty smell in the bathroom (w/ shower) behind the laundry area. My insurance compay can’t tell me if I’m covered until I can find out the source of the mold. Is that something you can help me with, or can you recommend someone that can help me? I obviously don’t want to spend a lot just trying to figure out the source of the mold as I’ll probably need to spend a lot to fix it. Thanks!
Hi Kathy,
For mold you must have moisture so I’d be looking for water either from a plumbing supply leak, a plumbing drain leak (or backup), or for water from the exterior. Is it possible your laundry floor drain has backed up or that the shower enclosure is leaking?
I noted some leaks in your report, that you’ve probably attended to by now but those would be candidates too.
Also, I noted that the window well may be allowing water in from the outside.
These are some ideas. Please phone me if you’d like me to come have a look. 303-324-5855 cell anytime.
Dave,
I was successful in putting a home under contract last night. I asked the buyers to use you for the home inspection and they agreed. The reason I am contacting you is to let you know they will be calling your office today to ask for an inspection to be done on Monday, March 1st. Both husband and wife work odd hours and Monday is the first day they are both off. I hope you will be able to accomodate them. They are
Chad & Jennie Campbell. The property is a single family detached home at 18234 E. Nassau Drive, Aurora. Just an FYI. Thank you!
Howard