Advanced Home Inspection Methodology

Developing your X-Ray Vision

A Promotion Theory for Forensic Observation of Residential Construction

Levels of Fear, and how to use them to find and

report significant, hidden problems in the
inspection of buildings or other complex systems.
This paper presents advanced building inspection techniques to improve the
detection of subtle clues and to enable more accurate reporting of difficult-to-detect
safety or costly defects in the system or building being inspected. This is an
continuing-study topic and will be revised from time to time. (1/17/2006) Thanks to
Alan Carson, Carson Dunlop, Assoc., Toronto, Steve Vermilye, Shelter Systems,
Inc. New Paltz, NY, and Dr. Jennifer Church, Vassar College, Poughkeepsie, NY
for assistance with the development of this paper. A power point classroom
presentation of this paper can be read online at www.inspect-ny.com/structure/x-
ray-ppt.htm. More in-depth, un-biased, expert information on these topics and on
building defect inspection, diagnosis, & repair can be found at "More Information
below. © 2006 Daniel Friedman, All Rights Reserved. New York State License #
16000005303

Contents

 Introduction: Dealing with "Hidden" Defects in the Inspection of Buildings or

Other Complex Systems
 Warnings About This Paper - Increased Standard of Care
 How to Detect & Report "Hidden" Building Defects - The Difficulties of How
Clues are Presented
 The Nature of Vision - Predicting When You Will See or Don't See
Something
 The Nature of Inspection Clues and the Special Problems They Present
o Randomness Actually Aids in Building or Complex System Inspection
o Subtlety Hides Building or Complex System Defects
o Volume & Detail Obscures Building or Complex System Defects
 How to Interpret & Respond to Difficult Inspection Conditions & Subtle
Inspection Clues
o Proper Building Inspection Focus: Handling the Signal to Noise
Ration Problem
 Using a Promotion Theory of Observations To Detect & Report Building
Defects
o What is the Inspection Thought Process?
 o Using Building Defect Reporting Thresholds
o Contextual Clues Can Expose "Hidden" Defects
o Weighing the Risks in Deciding What To Report
 Set Priorities for Building Repairs: - Dan’s 3-D’s
o When is the Building In Control of the Expenditure of the Client's
Money?
o When is the Client in Control of the Expenditure of the Client's
Money?
 Improving Defect Recognition By Thinking About Inspection Successes and
Mistakes
o Study Inspection Successes
o Study Inspection Errors & Failures
 Some Conclusions About Inspection Methodology - What's Needed
o How to Monitor and Improve your Inspection Methodology
o Inspection Mind - Focus A final note about the Zen-mind of home
inspection
o Delivering value for fee as a professional consultant
o Inspection Error Types:Borrowing from Statistics: type I and II
Inspection & Reporting Errors
 Adverse Selection: Borrowing from the Insurance Industry - Making Safe but
Bad (for the Client) Recommendations
o Causes of Adverse Recommendations
o How to Avoid Making Adverse Recommendations
 Real Risk Management for Home & Building Inspectors
o Inspections are not about eliminating risk
o Inspections are about reducing risk

 Home Inspection Case Studies Contextual Clue Detection, Interpretation, &

Defect Reporting
 Spotting Hidden Sink Holes at Sites
 Termite & Carpenter Ant Hidden Damage
 Hidden Building Leaks, Basement Water Entry, Moisture, Ice Dams
 Site and Environmental Hazards
o Spotting Hidden Toxic or Allergenic Mold
o Spotting Lead Paint
o Spotting Fiberglass Hazards
o Spotting Asbestos Hazards
o Spotting Radon-Inviting Construction Details
o Spotting Economic Issues - Defunct Hazards UFFI, Enviro-Scare
o Spotting Hidden Underground storage tanks
 Septic Systems and Site Hazards- detection and reporting
 Huge multi-section 3-story Old +"New" Barn, "repaired" for sheep, vehicles,
storage - finding defects
 Farm Silo, Converted to Living Space ca 1985 - noticing defects
 New/Recent construction, common maintenance by owners' association -
common defects
  Old Construction, recent incomplete "repairs" to house structure -
recognizing defects
 Run-down Country Cottage - typical defects
 Chimneys - Hidden Defects: collapsing liner, frost damage, movement,
loose, no rain cap - spot these defects
o Furnace or Boiler Chimney - clues indicating poor, possibly unsafe
system operation
o Heating Flues - Interior equipment, long runs - spotting safety
hazards
 Roofs - how to inspect, what not to miss
o Roofs with limited access: how to warn about defects in areas not
accessible - context inspection
 Interior Inspection - Finding Defects
o Previous building interior damage , repair, cover-up:
o Insulation Defectsin Buildings
 Plumbing, Wells, Water Supply - Detecting Common "Hidden" Building
Defects
 Inspecting Heating Systems - clues indicating important hidden defects
o Leaky indoor oil tank - Detection & Reporting
o Heating Appliance Combustion Air Safety Defects - Detection &
Reporting
 Bonus Inspection Expertise Questions - other unusual building observations
and what they mean
 Conclusions from Case Studies
 Footnotes
 More Information on Building Diagnostic Inspections and Repairs

Introduction: Dealing with "Hidden" Defects in the

Inspection of Buildings or Other Complex Systems
What about “hidden” defects? What is hidden? If an inspector didn't observe [and
report] a defect, it remains “hidden,” in a practical sense since no action will be
taken, regardless of how much direct, visible evidence was actually available. The
methodology discussed in this paper applies both to truly totally hidden defects and
to those which were perhaps perfectly visible but which are “missed” by the
observer. An inspector couldn't/didn't get up on a low-sloped rear dormer roof
which is later discovered to be totally worn out – a condition which might have
been predicted from the ground whether there was ready access for him to see it
or not. An inspector fails to explain in her report that evidence of a history of water
entry in a finished, paneled basement means that there is a high risk of hidden
mold, insect damage, or rot. Failing to provide this explanation of a field
observation can leave a costly and potentially unsafe mold hazard or hidden
damage in the building. It is “hidden” from the client even though there may have
been overwhelming evidence of its presence.
Superman has X-ray vision. But even if he could see inside building components,
would he understand the implications of what he was observing? Pretty nervy,
talking about obligating us to report hidden damage! Can we really address serious
problems for which there is no visual access? Should we? We don't promise to
deliver real X-ray vision. We use something that may look like X-ray vision where
we can to find faults which may otherwise go unnoticed or “hidden.”

Warnings About This Paper - Increased Standard of Care

Discussing the detection of so-called “hidden” defects strikes fear into the heart of
home inspectors.

It brings confusion to the legal profession.

It incites rage in the hearts and lungs of realtor - perfectly decent folks whose legal
and contractual obligations to building sellers put them naturally in a position of
conflicting interests with those of a property buyer.

Reading this paper or attending this lecture makes a tougher approach towards
finding hidden defects part of our professional literature and thus raises the
standard of due diligence for all of us. If you don't want to practice at this level you
should stop reading this material or if you're seeing this in a classroom, leave the
room now.

How to Detect & Report "Hidden" Building Defects

- The Difficulties of How Clues are Presented
This topic divides home inspectors into camps: the ostrich camp (if I can't see it I'm
not responsible for it and shouldn't have to even think about it), and the
investigative camp (if there is a dangerous or costly problem for which I might find
evidence and issue a warning I owe it to my client to do so).

For home inspectors, the fear is that if clues, even subtle ones, exist for a defect,
we may be expected to find it. That’s why it’s difficult. Unlike a forensic engineer,
we don't get to order destructive testing. Whichever camp is your tendency, better
investigative skills can only improve your service to your clients and reduce risks
for all.

The Nature of Vision - Predicting When You Will

See or Don't See Something
This section of this paper has been published as a separate article found as
vision.doc and online as http://www.inspect-ny.com/vision/vision.htm - The Nature
of Vision – inspecting complex systems
The Nature of Inspection Clues and the Special
Problems They Present
Let’s look briefly at some underlying theory which will empower inspectors to see
and think more forcefully and perceptively when they are in the field. Then we'll test
the theory with actual practice. Finally, we'll see what conclusions we can make
about how we might wish to modify our inspection practice.

Randomness Actually Aids in Building or Complex System

Inspection

A natural, careful program? Sounds far too orderly! Home inspections are chaotic.
There are people, control, and technical issues! Clues are often discovered
randomly with respect to space and time.

Provided the inspector understands possible implications, provided the inspector

maintains an inquiring mind, randomness is a help not a hindrance. It constantly
presents fresh data, keeping the inspector alert for important information.

Randomness prevents the inspector from becoming routinized – an automaton

which always sees, says, reports the same items is guaranteed to miss many
costly and dangerous problems whose clues lie outside the habitual automatic
range of action and thought.

The right attitude is essential. Cookbooks don't work. Checklists are incomplete.
High-speed run-throughs cheat both the consumer and the property. Every house
has a unique surprises. Look for them. Stay open to new, unfamiliar possibilities at
every house. That’s how to maximize the chance of discovering as much as
possible about the property. Don't’ assume! The last explanation for a familiar
anomaly may not be correct this time.

Subtlety Hides Building or Complex System Defects

Little clues can point to hidden (or previously undiscovered) problems. Collect
them.

Clues may be small visual anomalies, historical information, smells, sounds, both
familiar and unfamiliar.

A small anomaly may defy understanding. That’s ok. [1]

The most powerful clues are often simply construction practices which are known
to lead to trouble.

If an anomaly doesn't lead to something, just keep it on mental file for a while.
Volume & Detail Obscures Building or Complex System Defects

Looking carefully at any complex system will produce a large volume of clues.

A large volume of clues will usually produce a large volume of “findings” or

“defects.”

This large volume is distracting, confusing, and makes for trouble for everybody.

How to Interpret & Respond to Difficult Inspection

Conditions & Subtle Inspection Clues
Let’s take a look at how to respond to these characteristics by seeing how we
should respond to the difficulties cited above, and to sometimes subtle, context-
dependent, or important but obscure building inspection clues.

Proper Building Inspection Focus: Handling the Signal to Noise

Ration Problem

Before you can start contemplating details, how do we deal with the signal-to-noise
ratio problem?

That is, how do we select among the thousands of details available?

1. Stay away from unimportant details even if they "impress the client" (like testing
stove burners) - they can cost big-time by diluting attention. An expert should sort
detailed observations into clues that may justify further investigation and those that
can with confidence be classed as a terminal point for an unimportant finding. For
example, is a stain seen on a wall due to a hidden leak or due to soiling from a pet
who rubbed against that area?

2. Avoid Selection Errors – making a mistake about which details get attention.
Focus on the center of the large field of an easily-viewed steep-slope roof having
no penetrations and in good condition should not be at the exclusion of a low-slope
hard-to-see roof more likely to be worn and leaky.

3. Choose your focus based on the return on investment of your time and your
client’s money. Time spent assessing clues that suggest costly hidden problems is
more important than time spent testing stove burners or determining which water
lines are controlled by which shutoff valves (other than identifying the main shut-
off).

If the clue (or actual defect) is likely to be connected to costly or dangerous

findings, it should be pursued. If it is likely to be a dead-end, it should receive
minimum attention. Why? Because the quantity and quality of your attention are
limited and absolutely must be properly focused. [2]

Using a Promotion Theory of Observations To

Detect & Report Building Defects
What is the Inspection Thought Process?

This is what most competent inspectors actually do:

1. make observations

2. consider implications

3. evaluate interactions among components and systems

4. weigh risks and probabilities of a potential defect – levels of fear

5. collect more data which increases or decreases level of concern (fear)

6. continue until the observations (fear) force the defect across thresholds of
reporting

7. make recommendations

Using Building Defect Reporting Thresholds

As thresholds of reporting are crossed, report or act appropriately:

1. Lowest: consider but do not report – premature, keep the observation in mind
and continue inspecting

2. Medium: report potential defects to client with advice: watch, investigate

3. High: report likely defects to client and advise further action

4. Extreme: report or find and identify virtually certain costly or dangerous

conditions

Contextual Clues Can Expose "Hidden" Defects

Contextual clues, subtle little defects, visual or other anomalies, modifications,

historical data, and site conditions may later suggest the presence of a costly or
dangerous problem at probability high enough to justify a warning to the client
even when there is no unequivocal, directly visible defect. (Example: very rusty old
furnace in basement showing history of recurrent flooding, high risk of failed heat
exchanger. Dangerous. Investigate further, reserve funds to replace unit.)

There is considerable argument among building inspectors about whether or not

the inspector is obligated to report important building defects that are recognized
by inference rather than by obvious simple visual data. I inspected a house with no
accessible crawl space, a history of roof spillage around the foundation, trees close
to the house, wood siding and framing below grade, and a bulged first course of
aluminum siding all around the home. Anyone familiar with how aluminum siding is
placed on a building knows that you start from the first or bottom course and hang
siding up the wall. There is no way you could install a bulged first course. The
bulge had to happen later - in this case from building settlement on crushing,
rotted, or insect- damaged wood sills and floor framing. Yet outside there was no
visible evidence of rot or insect damage to the house sills, since they were not
visible (without invasive measures not part of a normal home inspection.).

The realtors present at this case study, and some of the building inspectors all
argued that since one could not personally see a framing problem, there was
nothing that should be reported. This camp argued that reporting a costly building
damage condition was mere speculation.

I agree - that it is speculation, but I'd call it "informed" speculation. If the collection
of contextual clues crosses a sufficient threshold of risk, such items should be
reported. And of course, as most readers will suspect, later removal of siding
showed very extensive sill and floor joist framing damage from termites and rot. At
$100./linear foot just for sill repairs, this was a very costly problem that needed to
be brought to the attention of the building buyer and owner.

Weighing the Risks in Deciding What To Report

Weigh the risk of angry realtor who feels that you should not be thinking so
carefully about hard-to-see defects, or embarrassment of being mistaken by
warning of a potential hazard against the risk of someone’s injury or in the case of
collapsing septic and cesspool systems, dangerous chimneys and flues, carbon
monoxide and combustion air problems (can't see that one can you?), or even
mundane falling hazards, there is risk of serious injury or even death!

Set Priorities for Building Repairs: - Dan’s 3-D’s

How do we cope with the quantity of details which present themselves? Focus
attention on the high-risk topics.
When is the Building In Control of the Expenditure of the Client's
Money?

Here are the classes of findings which deserve highest priority of attention. This
little list can help the inspector and the inspector's client sort through the large
volume of clues and "findings" that will be produced by any careful inspection of a
building. For the following three items, the "building is in control of the client's
money" in the sense that items in all three categories really need to be addressed
promptly.

1. Things that are Dangerous [3]

2. Things causing rapid, costly Damage

3. Things that are essential that Don’t Work [4]

Maintain this focus. Distinguish between what is potentially important (costly,

dangerous, doesn’t work) and what is not only unimportant (on a cost and risk
scale), but can be a dangerous distraction. Don’t waste energy, and don’t mislead
your client by permitting the client to think that the purpose of your inspection was
to find defects.

When is the Client in Control of the Expenditure of the Client's

Money?

Correcting other defects may be highly desirable, may make a building more
economical to operate, or more comfortable, but they may be elective in that the
client can decide when these expenses are to be incurred.

If a building has no insulation, the inspection and report need to point that defect
out, and significant cost may be involved in its remedy. But delaying the installation
of insulation means higher heating or cooling costs, not that the building is
suddenly unsafe or deteriorating rapidly (excluding the freezing pipe problem in
freezing climates). So this is an example of an item which, while important, can be
deferred.

You may point out minor defects, as a courtesy or even as an added service, but
keep yourself and your client focused on the purpose of the inspection: to reduce
the chances of a costly or very dangerous surprise. Otherwise both you and your
client will be very sorry later. Explain this focus to your client.

Isn't this what you're already doing? Then why talk about it?

Improving Defect Recognition By Thinking About

Inspection Successes and Mistakes
Case studies show that serious defects are sometimes are discovered by a small
triggering clue. Some would have been discovered anyway, some possibly not.

Study Inspection Successes

1. What did you find?

2. What was the first clue?

3. How did you follow it to a conclusion?

4. How glad were you that you found it?

Study Inspection Errors & Failures

1. What did you miss?

2. How was it later discovered?

3. How sorry are you that you missed it?

4. What could you have seen or thought that might have permitted an accurate
guess, warning, prediction?

We can develop a very simple methodological way of thinking which is helpful

without making us routinized. This paper uses mini-case studies of visible
conditions to suggest interactions among systems and therefore likely areas where
serious defects may be found.

Don't bother memorizing the specific case study conditions which follow.

The objective is to develop a way of

1. Thinking [the “Zen” of inspecting complex systems]

2. Seeing [the nature of vision for complex systems]

3. Thinking further [the promotion theory for inspection clues]

4. Investigating further [thresholds of action for inspection conclusions]

5. Concluding [a decision of the level of risk involved and an opinion of the need for
action]

6. Advising [further investigation, repair, or notification of an immediate hazard]

to substantially improve the quality of a professional inspection by reducing risk for
both the client and the inspector.

Some Conclusions About Inspection Methodology -

What's Needed
Inspection performance can be substantially improved, adding value and reducing
risk to all parties.

Techniques can improve visual detection of defects present on the system being
examined, reducing inattentional blindness by a variety of methods

Techniques for focusing vision and avoiding distraction can improve visual
detection of clues suggesting “hidden” defects

Methods of thought regarding collected clues can improve the accumulation of

evidence, the promotion of possible to probable defects, and thus recommending
appropriate action

Regardless of views about inspecting and reporting limitations expressed by

inspectors, few clients would find acceptable an inspector who indicated that
regardless of the possible implications of external evidence the inspector intends to
refuse to warn about costly or dangerous hidden damage for which there was less
than full clear visible evidence.

How to Monitor and Improve your Inspection Methodology

It should be possible for each inspector to significantly improve his/her field

performance by making an ongoing study of those cases where a costly or
dangerous defect was identified “just barely” or with difficulty.

Scrutinize your inspection process:

What is the significant finding that I made?

What was the very first clue that got me thinking about it?

What did I think then?

What did I do next?

How did I collect and correlate information?

When did I first understand that there was probably a serious defect?
What additional clue, observation, thought led me to that conclusion?

What additional information was I able to collect?

How did I find and correlate it to come to a final identification or other conclusion
that this was, or was not, a significant concern?

In sum, what small anomaly did I observe that led to an important conclusion?

This approach by no means suggests that you cast out more strict and methodical
investigative procedures. Checklists and procedures are most helpful for
determining that something is missing, or that you've left something out. But no
inspection checklist, no procedural guideline, can ever possibly cover every
anomalous condition nor every possible major defect that may be present at a
property.

Inspection Mind - Focus A final note about the Zen-mind of home

inspection

We should always be asking: what’s different here? What surprise is waiting?

What’s holding that up? How do air, moisture, people move in the building? How
does that work? What was changed here? Why did they do that? Did it work?
What did I later find out I missed at an inspection? How could I have seen it?

Addendum: Background thoughts behind inspection methodology:

Delivering value for fee as a professional consultant

What is the nature of the most valuable possible advice to a client regarding
property condition?

- It is as complete as possible within the limitations of the process

- It is as accurate as possible both in conclusions and advice

- It is as reasonable and economical as possible both in priority and level of

attention and repair.

Inspection Error Types:Borrowing from Statistics: type I and II

Inspection & Reporting Errors

Researchers are concerned about Type I Errors and Type II Error. Or: the error of
accepting a false hypothesis and the error of rejecting a true hypothesis.

Most inspectors think about the error of rejecting a true hypothesis.

A true (in this instance) hypothesis: “the fire chamber is leaky and dangerous.”

An erroneous rejection of a true hypothesis:

“The furnace is new, I don't see any rust, so the fire chamber is ok.”

Observations missed:

- burn marks on back of furnace jacket where flames escape a crack caused

during shipment – the confident inspector didn't look at all sides of the unit.

Why was this observation missed?

- assumption error (new equipment)

- attention error (tired inspector)

- distraction error (irksome realtor, client, kid, dog, owner, parent)

- inaccessibility – (but might the inspector have noticed something like a crushed
cabinet corner that might have raised a question?) Here’s “X-ray vision!”

Adverse Selection: Borrowing from the Insurance

Industry - Making Safe but Bad (for the Client)
Recommendations
Adverse selection of choices – when a consultant gives advice to the client in a
manner which benefits the consultant (minimizing his risk or maximizing his
income) rather than in a manner which most benefits the client (appropriate
expenditures based on risks and probabilities).

Causes of Adverse Recommendations

Client makes the inspector nervous

Inspector knows s/he is not informed on a given topic

Inspector is a novice, knows it, and is afraid to show ignorance

Inspector is worried about hidden damage

Contractor takes the safe, profitable choice: replace all rather than fix
So the inspector recommends that a component be replaced, or that costly
destructive inspecting be performed, when it’s not necessary and not appropriate.
The cost is a misapplication of both attention and money on everyone’s part.

How to Avoid Making Adverse Recommendations

Engage in real risk management rather than simply giving advice that is intended
to protect the inspector at the client's cost.

Real Risk Management for Home & Building

Inspectors
Inspections are not about eliminating risk

We cannot reduce risk to zero. To attempt to do so would be to tear everything

apart, replace everything, and in the course of reassembly, make new errors which
would lead to still more problems.

Inspections are about reducing risk

We identify visually detectable problems, visually detectable risks for which there is
sufficient data to suggest attention, and selecting levels of response appropriate for
economic and safety reasons.

How can we push risk reduction further in a cost-effective way?

First, why should we work to further reduce risk?

Reducing risk for the client adds value to the inspection – it’s good business.

Reducing risk for the client reduces also risk for the inspector.

We can substantially reduce risks of major costly or dangerous surprises.

Estimates of payback at any competent inspection, comparing fee to the dollar-cost
of previously unknown repairs plus the cost of savings accruing from early
recognition of those topics range from 10:1 to 1000:1.

Second, how can we push risk reduction further, cost effectively?

Improve professional competence, learn details of construction, systems, failures,

repairs, proper practices.

Improve inspection technique, practice methods which develop skill at recognizing

problems
Numerous other topics (see end of this paper).

One technique for risk reduction: develop proper inspection focus

Home Inspection Case Studies

Contextual Clue Detection,
Interpretation, & Defect Reporting
Notice that I have clients in many of these photographs. Why?

Spotting Hidden Sink Holes at Sites

There are plenty of contextual clues that can raise a dangerous sinkhole condition
to one needing to be reported, especially in states where sinkholes are a known
issue. See my separate presentation on this: http://www.inspect-
ny.com/structure/sinkholes.htm - Can X-Ray Vision Warn of Sink Holes?

Termite & Carpenter Ant Hidden Damage

[Link to separate presentation & photos to be added here] Contextual clues
suggesting Wood Destroying Insect Infestation - a case study in photographs

Hidden Building Leaks, Basement Water Entry,

Moisture, Ice Dams
See Detecting and Correcting Attic Condensation and Preventing Ice Dam Leaks in
Buildings and [Link to separate presentation to be added] "A comparison of
methods for moisture detection in buildings" in which I tested multiple moisture
detection methods and then disassembled the building to see where moisture
actually was.

Spotting Hidden Building, Site and Environmental

Hazards
See Indoor Environmental Issues.

Spotting Hidden Toxic or Allergenic Mold

See Inspect the property for mold, other contaminants, and mold-causing
conditions
See Mold Investigation Tips for Home Inspectors

Spotting Lead Paint

Was the building built before 1978? Is there any paint?

Spotting Fiberglass Hazards

See Indoor Air Quality Investigations: Fiberglass in Indoor Air, HVAC ducts, and
Building Insulation

Spotting Asbestos Hazards

See How to find and recognize asbestos in buildings - visual inspection methods,
list of common asbestos-containing materials

Spotting Radon-Inviting Construction Details

Like open blocks at the top of a concrete block basement wall, cracks in the floor
slab, basement toilets through slabs. And some areas are known to be over "hot"
uranium-bearing rock, such as the "Reading prong." But one cannot know if there
is a radon problem in a building without conducting a proper test.

Spotting Economic Issues - Defunct Hazards UFFI, Enviro-Scare

Electric Power Lines, Electromagnetic Fields, Cancer Risk, & "Enviro-Scare" - The
Normal Curve Cycle of Public Fear of Environmental Issues

Spotting Hidden Underground storage tanks

Observations: steel pipe in small bald area of ground - blocked with wood chock;
near the barn - ask yourself: What is it?

Implications: what about UST for old farm vehicles, now abandoned. Collapse and
Environmental issues.

Observations: dual sump pumps, very wet basement - distracting and obvious
older oil tank in basement, rusty - don't make an assumption error that there is no
older tank

Look again next to those sumps!

dual-oil lines coming through basement wall, abandoned oil lines right at the
furnace, flood lines on furnace wall - don't make a capture-error: note the furnace
issue and go to consideration of the abandoned buried heating oil tanks
Implications: There used to be? Or still is a buried oil tank

Further observations: coffee can found under bushes, ignored before, this time,
pick it up! - covers old tank, viewed with flashlight (not on hand at 1 st outdoor trip
around) contains liquid

Implications: old buried oil tank, not in use, not properly abandoned, possible
environmental issue/collapse hazard, significant cost and history of severe
basement flooding, high risk of water damage or rusted heat exchanger on
furnace, i.e. safety and cost issues

See Home Heating Oil Underground & Above ground Oil Storage Tank Problems &
Solutions, and the inspection and testing articles linked-to from this page.

Septic Systems and Site Hazards- detection and

reporting
Observations: microscopic site, lakefront house, crowded area, private well/septic,
very rocky hill behind house, no room for septic components, debris outside, note
pipes through wall and in ground outside kitchen; Recent pressure-treated platform
roughly 3m x 3m abutting house wall; Limited area crawl space;

Question: where could the septic be?

More data available: note pipe routing in crawl space heads right for house wall
near that wood "deck".

More observations: lift wood deck with help from client - very cautiously observe
collapsing steel septic tank

See The Septic System Information Website

See Inspecting, Testing, & Maintaining Residential Septic Systems
See Class on Inspecting Septic Systems

Huge multi-section 3-story Old +"New" Barn,

"repaired" for sheep, vehicles, storage - finding
defects
Observations - recent structure attached to old barn - look at connections, new and
esp. post and beam rot/insect damage? missing members? improper/inadequate
repairs

Implications: amateur workmanship on connections, risk of collapse, cost to cure,

control access pending repairs
More observations:

Old framing, be careful on that hay-covered floor! - child/kid hazard

New interior roof framing, rafters improperly supported on wall

Detail of above

Old framing repaired using pipe hangers - tons of load on single

Member tying together 3-story P&B walls!

Conclusions:

Unsafe conditions for kids - board up the barn pending repair

Inform client - avoid later discoveries that make client look as unhappy as this
woman!

Warning: Don't let unfamiliar structures distract you! (boat-deck takes on a new
meaning)

Farm Silo, Converted to Living Space ca 1985 -

noticing defects
Observations, outside: missing steel tie-rod band at mid-height, rough surface -
poor maintenance, modern windows back-sloping in wood shingle roof, some
bands not level

Observations, inside: bands removed at bottom for entry to sauna, >open ceiling,
heat tapes, repaired pipes, exposed wiring - history of freeze ups, bands removed
at top for entry to bedroom, badly rotted windows

Warning: Don't let one dramatic finding cause you to miss something more
important:

gaps in walls, open to outside, (similar gaps visible. in kitchen below, caulked,
open, no pix)

Implications:

structural movement, risk collapse? poor choice of windows, extensive rot, risk
concomitant insect damage
New/Recent construction, common maintenance
by owners' association - common defects
Observation - recent construction: Siding at ground, Nearby trees (leaves blow into
gutters), General maintenance company on-duty - may not care about details - just
makes more work., Wood-landscape tie steps against front door and front wall -
higher than probable sills, ROT

Implication:

Highly suspect insect/rot damage at sills.

Further observation in basement :

Removed insulation (not usual practice) to disclose gross sill damage-carpenter

ants & rot

Old Construction, recent incomplete "repairs" to

house structure - recognizing defects
Observations - insect damage/rot risk, no access below: slate patio poured against
wood siding on old house (or new) slate settled, traps water

Implication: foundation cracking, insect and rot damage, (no further access,
general warnings made consistent with next example, same house)

Observations - more insect-damage/rot risk, access below is possible: drainage

towards house, ell forms inside corner, siding at ground contact, no gutters on roof
eaves, deep drip lines below eaves, extensive structural repair in progress at wall
bottom, repair left old damaged sills in place, new concrete block foundation on
1860 house

Implications: history of gross water entry, flooding, sill and floor and possibly wall
rot and damage, also insect damage, probably water, earth, frost-load damage to
previous foundation.

Question: what has been done to prevent damage to the new foundation and wall
repair work?

Risk: future water damage, future sill crushing,

structural movement, costly repair

Prior repairs, jacking, temporary support, bulged wall, floor loads:

Observation: (same house) bulged side wall down-hill from previous
damage/repair, window pushed out of wall

Implications: ongoing movement, movement caused during jacking for foundation

repair, hidden rot/damage in wall

Further investigation: found post and beam floor joist tenons rotted off, not
connected to sill, sill tipping and moving, amateur repairs with sister 2x6's face
nailed to rotted sill and to joists, heavy load above floor from Franklin stove and
slate hearth >and large amounts of tenant possessions, 3 teleposts adding
supporting floor from below.

Implications: unsafe wood stove, incomplete and improper structural repair work,
significant cost to cure, risk structural damage or collapse

Run-down Country Cottage - typical defects

*** This is an important case as it lets the inspector draw some important
inferences: ***

Observations: drainage towards back of house, rocky hill (see hat), clogged
gutters, heaved walk at rear wall, siding at ground, rot and hole in sill at back door

Additional Observations, Inside: buckled block wall, horizontal cracks in mortar

joints, flood lines at bottom of furnace, exfoliating steel Lally column base, previous
water heater rusted to death

Implications: history of water entry and recurrent severe flooding, unsafe furnace,
(rusted heat exchanger?) (actually this is a different furnace, photographed through
the inspection door), structural repairs needed at rear wall, drainage and site work
may be needed outside, gutter maintenance needed, bug and rot damage to sills

Warning: Don't be distracted by funny construction: (trailer/house)

Chimneys - Hidden Defects: collapsing liner, frost

damage, movement, loose, no rain cap - spot these
defects
Observation: collapsing flue liner

Implications: unsafe blocked flue, improper heating system operation

Conclusion:
Unsafe conditions - risk total blockage,CO, etc.

Certain cost to repair chimney, possible whole flue re-line needed

Furnace or Boiler Chimney - clues indicating poor, possibly unsafe

system operation

Observation: Soot at chimney top, fresh, (oil-fired)

Implications:

sooty heater operation, poor system operation, possibly just maintenance, could be
very serious: blockage, draft, fire chamber, or other operating problem

Further Investigation: look for:

back pressure burn on boiler face at inspection port

pile of replaced ignition transformers damaged by back pressure and heat

damaged combustion chamber liner (obstructs flame, makes soot) (no slide)

Implications of these inspection clues:

Draft, fire chamber, oil burner defects, other possible defects:

condensation, CO, odors (depending on fuel gas or oil)

Conclusions:

Possible unsafe condition

suspect heating problems

possible costly chimney reline

Recommendations:

Competent service, look at chimney, boiler, system operation ASAP

Heating Flues - Interior equipment, long runs - spotting safety

hazards

Observations:

long flue run on gas water heater into oil-fired boiler vent
burn and char marks around heater draft hood

Implications:

back pressure, draft problems, poor operation, unsafe venting,

risk of CO from water heater

Conclusions:

Potentially unsafe condition

Observations:

long vent run, shared with gas

burn marks at water heater top by draft hood

Implications:

back drafting oil appliance out gas fired water heater

history of draft problems

poor, possibly unsafe system operation

Observations:

long vent run

vent enters very bottom of chimney

no cleanout door lower than vent entry to chimney sealed-up barometric damper

Implications:

history of chimney/ draft problems, same as above.

Recommendation: check for unsafe chimney ASAP; system needs proper service.

Roofs - how to inspect, what not to miss

Roofs with limited access: how to warn about defects in areas not
accessible - context inspection

Observations:
valley runs into chimney - promote risk

Implications

clogging, debris, leak, shingle damage, ice backup

Conclusions

inspect, clean, repair, expect leaks

dividend: note bad flashing, shingles run up and tarred to chim

Observations:

valley traps snow - promote risk

broken, missing shingles on recent roof

low near-flat area with roll roofing also traps snow

Implications:

ice dams, chopping damage, leaks

Observations:

low-slope, nearly flat roofs, from ground

Implications:

ice dams, damage, leaks - look at the ceilings inside, and in attic if accessible -
promote risk

Observation: bags in attic - Implication: audience response.

Interior Inspection - Finding Defects

Previous building interior damage, repair, cover-up:

Observations:

missing flooring, semi-round hole, charred edges,

floored-over, charred marks at edges of hole

Implications:
previous fire, look for other damage

Insulation Defectsin Buildings

Multiple materials may be present:

Observations:

Basement at wall bottom, vermiculite spilling out - was poured in walls (may
contain asbestos), but *** avoid an assumption error - keep looking: and notice the
UFFI oozing out from another building cavity - previous environmental issue,
current MCS/marketing issue

Observations:

Rock wool at eaves - >*** avoid an assumption error, look in that gap by the entry
into the attic!

Keep looking: funny corrugated material visible - looks like asbestos pipe insulation

Observation:

Unique area of snow melt - Implications: audience response

Observation:

Unusual flooring material - Implications: audience response

Plumbing, Wells, Water Supply - Detecting

Common "Hidden" Building Defects
Abandoned equipment and recent repairs can tell history and predict future:

Observation:

Pile of old tankless coils in basement

Implication:

Hard water, recurrent clogging, bad hot water flow

Observations:

well located in pit uphill behind house, rusty rotting cover -

in well pit, bucket covers open well casing - implies unsanitary water

recent plumbing repairs (shiny pipes) - implies temporarily unsanitary water

well pit floods - implies unsanitary water

outside, old foot valve and piping found on ground - implies sloppy repair work,
unsanitary?

outside old well pump found on ground - same

near house, wet soggy area in line with water pipe trench between well and house
- implies leaky

water line from pump to house?

pump cycles periodically even when water is off in house - confirms leaky water
pipe?

Implications:

history of unsanitary water -

unsafe cover over well - child/adult hazard

history of repairs to well - sloppy work, left debris

leaking well line between house and well may have burned up previous pump?

Further observation:

Amazing water runs into bath tub - predictable?

Inspecting Heating Systems - clues indicating

important hidden defects
Leaky indoor oil tank - Detection & Reporting

Observations enabling the inspector to spot hidden oil spill oil tank concerns

oil odors entering basement - lots of possible explanations. What did you see at
chimney top? What did you see outside about oil delivery piping?

recent delivery? recent service? oil spills found ? operating problem ? tank leak
Tank looks pretty clean, but there's a big wet area

also look at welded seams; also look for seepage at filler pipes;

Heating Appliance Combustion Air Safety Defects - Detection &

Reporting

Observations:

boiler in small air-tight room in new house

3- dryer-vent in end-wall appears only air supply

outside vent is screened and jammed with stuck flapper

Implications:

inadequate combustion air, possibly unsafe operation

Bonus Inspection Expertise Questions - other

unusual building observations and what they mean
Photos on file - to be added here

Catwalk

Attic air conditioning system

Tree fell on roof ( 2 slides)

Footnotes
[1] Your professional reputation is not reduced by saying you don't know, or you're
not sure. Your professional reputation is destroyed, irrevocably, by bluster and
bullying. Everybody (except you who do it) sees right through the baloney of arm-
waving.

[2] Example: a bad burner on a range, while annoying, is 1. excluded from ASHI
scope and 2. very unlikely to be connected to a significant expense at the property.
Focus on this clue builds an inappropriate expectation in the mind of your client
that the purpose of the inspection is to assure that trivial items are in order: stove
burners, oven temperature accuracy, dishwasher cycling, gate latches. These are
absolutely not the purpose of your inspection, and not only does attention to them
mis-communicate to your client, it also dilutes your total attention and risks an
increased probability that you fail to attend something costly or dangerous.
[3] If your neck is broken because you fell down the stairs (a boring defect but the
most common source of injuries and lost time in North America) then it doesn't'
matter a hoot that the roof leaks or the oven thermostat is inaccurate.

[4] Including things that don't work at contemporary standards of safety and
reliability.

Conclusions from Case Studies

What did you see, learn, think, conclude

What supports those conclusions

What do you report

What are the priorities of concern?

tank abandonment issue

structural repair issue

immediate child hazard - lock up access

insect pest treatment?

Predictions:

Other inept repairs on the older structure - take a look

More expert information on this topic

More Information on Building Diagnostic

Inspections and Repairs
A power point classroom presentation of this paper can be read online at
www.inspect-ny.com/structure/x-ray-ppt.htm.