Structure Talk
By Reuben Saltzman
Structure TalkJun 22, 2020
Home Inspection Mistakes, part 2
This week, we continue to talk about home inspection mishaps, misadventures, and costly mistakes which we learned valuable lessons from.
Reuben starts by sharing a shocking story about finding valuable items before or during the testing of dishwashers and ovens, changing thermostat settings in appliances, and getting locked out of the house. He and Tessa also talk about testing GFCIs and remember breaking into a garage after testing GFCI outlets on the outside.
They also talk about ladder safety on roofs, attics, and decks. They share amusing experiences about falling from roofs, walking on wet wood roofs, putting ladders on wet and icy surfaces, and the use and dangers of A-frame and telescoping ladders, and forgetting to tie down the ladder on vehicles. They also talk about horrific truss stories, paying for damaged ceilings, and exploding propane fuel.
Reuben hilariously remembers inspecting the wrong house and finding out halfway through. They talk about leaving behind tools and belongings and losing them. Tessa shares momentous experiences with cats; from escaping the house during a showing inspection, herding the cat out of the attic, and cats attacking agents and clients.
To see some of the photos that accompany these stories, check out Reuben’s blog post on this topic: Top 20 Home Inspection Mistakes (I’ve made)
Share your home inspection mistakes. Send your stories to podcast@structuretech.com.
Home Inspection Mistakes, part 1 (with Neil Saltzman)
Structure Tech is reaching its 25-year milestone! Today we're joined by Neil Saltzman and reminisce about great stories and learning experiences from Home inspection flubs.
Neil shares about inspecting bad electric panels and furnaces. He talks about a poor judgment call in entering a house with a gas leak and leaving running water. Neil and Tessa also talk about inspecting a roof, getting stuck, and challenges in coming back down. They also chat stories about losing keys during an inspection.
Reuben fondly shares how Neil started home inspections, crawling in the attic, looking professional, and wearing a suit and tie. He also talks about an embarrassing practice and learning to find cracks in heat exchangers by dismantling the furnace. He also shares about calling a colleague for rescue to fix a leaking radiator handle. They share about losing their cell phones and tools in the attic.
They exchange thoughts about the hardest part of being a home inspector.
More stories to tell in the next podcast! Send your reactions and suggestion to podcast@structuretech.com.
Natural gas safety, floor drains, and moisture testing vinyl siding
Today we will deconstruct the five recent blogs by Reuben as he shares his inspiration for writing his blogs.
Reuben talks about gas safety, sediment traps, lighting a gas fireplace, and other gas-burning appliances. Bill asks about serious gas-related incidents that happened to them.
They also talk about moisture testing vinyl siding. Reuben shares that newer stucco homes must be tested. He talks about the best time to test them, how they are tested, and the technology used.
Reuben also discusses some of the biggest mysteries about floor drains, especially about floor drains backing up.
If you have any suggestions for show topics, please email them to podcast@structuretech.com.
Accepting new ideas
The three-legged stool talks about new ideas from podcast feedback and projects and opposing perspectives.
They talk about a listener’s feedback about the science of EMF. Bill gives an analogy about accepting new ideas and how Nate Johnson is ahead of his time. Reuben opens the discussion with an e-mail he received about water problems and saturated soil that affects the foundation.
Tessa discusses beta-testing Healthy Homes Assessment, their services, processes, and reports. She shares their case study and finds out how it’s far removed from home inspections. Reuben highlights that this service is focused on the homeowner’s health rather than the building.
Reuben also talks about the market update, how home inspections are lesser this year, and walk-and-talk inspections.
Reuben shares how his Whoop strap has helped monitor his physical activities, sleep, and stress levels. Bill shares about leaving Structure Talk.
Keep sending your feedback and show topics to podcast@structuretech.com.
Interview with a past client
Today we reconnect with a client to talk about their first home inspection experience and their path to becoming a diligent homeowner. Alex bought his house 10 months ago and has learned so much since.
Alex shares about having zero knowledge about home maintenance and discovering Structure Tech. He also talks about his experience from purchasing his house, the home inspection process, the defects they found, and the challenges they encountered. They discuss walking through the inspection reports and how Alex used them to improve the house.
Alex also shares advice about home inspections, maintenance, and tips before buying a house. They talk about the current comfort condition of Alex’s house, moisture levels, dehumidifiers, radon testing, and installing a thermostatic mixing valve.
For show topic suggestions, please e-mail us at podcast@structuretech.com. Visit structuretech.com to subscribe to our blog and structuretalk.com to listen to the show.
Solar Panel Installations (with Trevor Sumner and Eric Grimes)
Sun Badger Solar president Trevor Sumner and lead electrician Eric Grimes join the show to discuss solar energy construction.
Trevor starts by talking about the motivators for going solar. He talks about the installation processes and the different technologies they are using. He highlights the amount of savings homeowners get. Solar Badger provides an in-depth analysis of the solar system that is best for homeowners online, without visiting their homes.
They talk about the type of roofs that make the installation effortless, the panel’s life expectancy, and its proper disposal. Trevor explains that there are precious metals in the modules and there is a logistical challenge in getting them to a place where they can be recycled. They also talk about how the solar system works, uses batteries, and why it typically doesn’t make sense to transfer the panels from one house to another.
For more information about Sun Badger Solar, visit sunbadger.com. For your suggestions for show topics, email podcast@structuretech.com.
Home Inspection Legal Issues (with Atty. Steve Laitinen)
The home inspection industry is subject to lawsuits. Attorney Steve Laitinen, a litigator and a trial lawyer from Larson King Law Firm, joins the show to discuss home inspection legal issues.
Steve discusses the typical lawsuits against inspectors. He mentions that cases vary in different jurisdictions- some have specific statutes of limitation for the type of claim. Reuben highlights that some of the claims don't come from direct clients.
They talk about the role insurance companies play, the financial terms of the claims, and the time and effort spent on the process. Reuben shares Structure Tech's experience with a lawsuit. Steve confirms that setting expectations is vital before doing an inspection. He discusses the important limitations stipulated in the inspector's and client's signed agreement. Steve also shares experiences when it was difficult to defend clients.
Today's show was requested by one of you! Send your questions and topic suggestions to podcast@structuretech.com.
New Garages (with Rob Thomas)
Bill sits with Rob Thomas of Sussel Garages to talk about garage works.
They discuss replacing and rebuilding garages, ideal sizes for multiple cars, trusses, heating, and cooling. They also discuss installing solar panels in garages and building accessory dwelling units. Rob mentions that they build around 150-200 garages in a year and discusses the timeline for completing one project.
They also talk about the challenges in building garages, costing, and the process of planning and designing them.
Rob can be reached at 651-587-4078 and rthomas@builders.com.
Electromagnetic Fields Part 2 (with Nate Johnson)
Today’s conversation with Bill Oelrich and Nate Johnson, consultant for electromagnetic frequency issues is part two of the EMF assessment process.
Nate discusses the four categories and exposure concerns that Newlight EMF looks at in the assessment. He talks about electric fields, magnetic fields, radio frequency, and the sub-categories of energy. He also shares that the assessment may take 4 to 8 hours. Then, Nate talks about the assessment process where he encourages homeowners to join during the assessment.
Bill asks about Nate’s electrical training, reverse polarity, gaming computers, wireless technology, and bedroom service panels. Nate discusses how they construct their reports. He mentions that they provide a written and audio summary of the evaluation. He also shares the feedback from clients who slept better after following his recommendations.
E-mail us at structuretech.com for show suggestions.
Electromagnetic Fields Part 1 (with Nate Johnson)
Today, the owner of New Light EMF, Nate Johnson and Bill Oelrich talk about electromagnetic fields, where they come from, how it affects our bodies, and how to remediate and reduce exposures.
Nate describes what EMFs are and where these high frequencies and energies mostly come from. He highlights that there has been an exponential increase in these energies in the last 20 years due to wireless technology. Nate then shares about the medical condition that led him to discover man-made EMFs and dirty electricity.
They talk about the mechanism that affects our bodies. They discuss energies from cellphones, 5G technology, Bluetooth, wifi routers, wiring and powerlines, and electricity. Nate mentions that our bodies don't need extremely powerful energy to disrupt biological functions. He talks about the disruption in the nervous system and body minerals. Nate then shares the process of assessing and some recommendations on how to control energies in the house.
For topic suggestions, e-mail podcast@structuretech.com.
Home Warranties
Today the team digs in on some highlights about home warranties. They break down some topics from a discussion with Shelley Johnson with Home Warranty of America.
Reuben discusses the basic and specific coverage for a home warranty. They talk about coverable cases for PEACH: plumbing, electrical, appliances, cooling, and heating. Bill highlights that home inspections help the warranty situation; warranty companies need to know that these units and equipment work before they provide warranty coverage.
They talk about testing and documentation for furnaces, water heaters, air conditioners, and air exchangers. . They also talk about ice makers, dishwashers, microwaves, washing machines, and clothes dryers. They also discussed the recommendations for these units. Reuben mentions that some of these are excluded from home inspection standards of practice.
They revisited other surprising topics and home warranty options discussed by Shelley Johnson. She can be reached at 763-221-1098.
Funky Odors (with Vickie Swenson)
Vickie Swenson, from Minnesota Mold Inspection joins the show to talk about smells and odors in houses.
According to Vickie, the most common triggers for a mold inspection are molds found by inspectors, the homeowners seeing or smelling something, flooding, or getting sick. She mentions that they are mostly called for musty odors, mouse urine, cat urine, and sewer gas.
Moreover, Vickie shares about materials, insects, and household areas that can produce strong odors, and why and how they develop an odor.
They talk about other factors that cause the development of odor. They discuss cleaning the house, the ducts, and the use of humidifiers; Vickie and Tessa highlight that high humidity and moisture cause the odor to worsen.
Vickie shares the process of going about the inspection. They also talk about various tests that can be done to find sources of odor and deodorizing techniques in the house.
For show topic suggestions, please email us at podcast@structuretech.com.
Advanced Radon Mitigation Systems (with Jessie Green)
Jessie Green, former president of the North Star Chaper of American Association of Radon Scientist and Technologists (AARST), and present owner of American Radon Mitigation joins today's session to discuss radon systems.
Jessie mentions that there is radon in every house, but the levels vary. Tessa highlights that high levels of radon can be present even in houses without basements.
Jessie talks about the difference between a radon system and the American Radon System, installation, and how it works. He highlights why periodic testing should be practiced. He also talks about digital and mobile monitors. They talk about how to mitigate the radon levels in the basement and in different foundation types. Then he shares the cost for installing the mitigation system.
To suggest show topics, e-mail podcast@structuretech.com.
Central Vs Dedicated Return Ducts (with Dr Allison Bailes)
Dr. Allison Bailes, author of the Energy Vanguard blog joins the show to talk about air return ducts.
They talk about heating and air conditioning systems. Allison discusses that the most affected are the bedroom and it's important to have a return air pathway to help with better airflow. He then talks about having central return and dedicated return pathways and how to set these systems up. According to him, common methods include door undercuts and transfer grills.
Allison also shares about Manual J., a protocol for doing calculations to find the heating and cooling load on the house in the summer and winter. They further talk about the proper sizing of these systems for homes.
E-mail us your comments, questions, and suggestions at podcast@structuretech.com.
Top 5 Home Inspection Finds
Today’s show is about the top inspection defects that could make buyers think twice before sealing the deal.
Reuben and Tessa discuss various foundation problems which can be caused by failed water management systems. This led them to talk about soil conditions in the Minneapolis area. They tackle their inspection experiences with hidden fire or smoke damage, electrical wiring, stucco siding, roof or shingle problems, and sewer issues.
Bill shares that these defects can be inspected, found, and fixed.
Send your questions to podcast@structuretech.com.
Hazardous locations for appliances
People want to maximize space in the house, the bedroom included. What are the allowed appliances in the bedroom?
The trio talks about having a gas fireplace, natural gas furnaces, room and water heaters, decorative appliances, and others. Reuben establishes that gas appliances are not allowed in sleeping rooms and bathrooms unless specific requirements are met. He highlights the need for a direct vent two-pipe system.
Reuben talks about compliance with the Fuel Gas Code. They discuss the code exceptions as well as the qualifications of appliances for them to be allowed or disallowed in the sleeping rooms. For more on this topic, check out Reuben’s latest blog post on the topic, Are furnaces allowed in bedrooms?
Send your comments, corrections, and questions to podcast@structuretech.com
What makes a bedroom legal?
A quality bedroom makes a house more marketable. This episode talks about qualifications, the technical and practical aspects of a bedroom.
Reuben defines what a bedroom is. Tessa talks about the qualified dimensions, floor area, ceiling height, and headroom. They also talk about the practical and technical requirements such as the heat source, safety requirements such as emergency exits, alarms, and detectors.
Bill asks about the requirements for bedrooms in the basement, the main floor, and attics. They discuss if a closet is required to have a closet.
Learn more about the required bedroom dimensions here: https://structuretech.com/floor-and-ceiling-requirements-1-5-story-homes/.
Continue to send your questions to podcast@structuretech.com.
Surge protection, AFCI and GFCI nuisance tripping, and more discussion of bad panels (with Mike Twitty)
Mike Twitty joins the show to talk about electrical questions that were accumulated from listener emails.
Reuben asks about surge protection devices. He mentions that Structure Tech doesn't add information in reports about surge protectors. Mike explains the types of surge protection devices, what they do, where they are installed, and which appliance or equipment they're used with. He also shares when and how surges occur in houses.
They also talk about GFCI and AFCI circuit breakers, as well as nuisance tripping.
Reuben also revisits the issue with Challenger panels. They also talk about the Bulldog, ITE, and split bus panels. They discuss why and when panels should be replaced. Mike highlights that there is a big difference between repairing and replacing panels.
Learn from Mike Twitty's blog: https://www.iaei.org/page/2020-07-surge-protection-for-smart-homes
Continue to send questions to podcast@structuretech.com.
Three simple AC maintenance items
Today, Reuben talks about simple air conditioning maintenance items for indoor air quality and air comfort.
Reuben shares three maintenance tips. He first discusses the importance of changing furnace filters and how it can lead to restricted or reduced airflow. He and Tessa then talk about how an oversized AC system and unchanged filters can also negatively affect the health of the house.
The second tip is to keep the condensing coil clean. Reuben mentions that the condenser machine is commonly impacted by cottonwood seeds, grass clippings, dirt, dust, and debris. Bill clarifies that rotting of the surface area can impact the cooling capacity of units. Tessa asks for tips on how homeowners can clean condensers.
The last one is about the condensate line where moisture drains down as condensate. He talks about the approved materials for the line and then highlights paying attention to where it is and where it's going. They also talk about condensation problems from AC being installed in the attic. Rueben ends by sharing a tip on how to fix a clogged condensate drain line.
Send questions via email at podcast@structuretech.com.
Handyman Woes (with Daniel Felt)
Today's show is about handyman services and its business difficulties.
Daniel Felt of Kura Home shares that they ventured into providing handyman services for more than a year. While it was booming it also encountered manpower and financial challenges. He mentioned that one of their major challenges is managing expectations with their clients. He talks about the miscommunications they had with clients and the creative ways of addressing them.
Reuben sought advice for homeowners who are looking to hire a handyman. Tessa inquires about the hourly rates of handymen and the charge for materials. Bill asks about how Daniel drew franchise agreements with local companies.
Daniel also updates about the five ancillary services in addition to Kura Homes' routine maintenance package.
Reuben and Daniel are sponsors of a radio program The All-Around Home Improvement Hour on Talk Radio AM 1130 every Saturday at noon.
Real Estate Market Updates (with Joe Schwartzbauer)
Realtor Joe Schwartzbauer from the Grey Duck Properties team joins the show to talk about real estate market updates.
Joe mentions that the market is starting to get back to normal from the limitations of the pandemic. He talks about the rising interest rates and possible rate-lock, the seller's behavior and mentality, and home inspection strategies. He mentions that 42% of the latest accepted offers waived the right to have a home inspection which hinders coming up with an informed decision.
They talk about transaction coordinating companies that provide information to buyers, inspection guarantees, home warranties, and insurance claims. Joe also shares that client-facing and being with customers gives their business a boost. He highlights that getting a home inspection steers clear from expensive repairs and gives sellers and buyers peace of mind.
Get in touch with Joe via joe@greyduckproperties.com, their social media accounts, or visit greyduckhomes.com.
Structure Tech accepts the Challenger (panel)
Today's podcast covers bad electric panels, as well as panels with bad reputations that really aren't bad.
This includes a discussion of Challenger panels, Bulldog/pushmatic panels, FPE Stab-Lok Panels, and Zinsco/Sylvania panels.
E-mail podcast@structuretech.com for your questions, comments or other correspondence.
Sewer Inspections (with Istvan Zsako)
Founder of Zsako Home Inspections Inc., Istvan Zsako joins today's show to talk about sewer inspections.
Istvan is a fellow home inspector and entrepreneur from New Mexico, with over 22 years of experience in Home Building, Remodeling, and Home Maintenance. He shares how he got into sewer camera inspection and the training he underwent as well as the licensing requirements for home inspections. He highlights the necessary training required to effectively and efficiently inspect sewers.
Reuben asks about the worst stuff found during the sewer inspection. Istvan discusses the Orangeburg pipe and the use of wood pulp and tar that absorbs moisture and becomes distorted under pressure. He talks about the type of sewer pipes used in old and new homes and the common problems they see in the sewer lines. He discusses the right tools used in inspecting sewers such as the kind of camera and the length of cables. They also discuss pulling out and installing toilets when needed, changing gaskets, and caulking and sealing the toilet.
Tessa inquires about the credentials that consumers have to look for when choosing a sewer inspector. Istvan shares that certification and mentorship with people who have the knowledge and experience is an advantage.
Istvan also talks about his book The Victory Mindset. He shares that he loves inspiring other people to develop their passion and drive to go after their dreams and live the lives they always wanted to live. To join Istvan's sewer training, visit sewertraining.com.
Send your questions and podcast topic request to podcast@structuretech.com.
Look out for these red flags Part 2
Today's show is part two of red flags that buyers should look out for to avoid big and expensive issues when checking out properties.
Windows is one to look at first, especially the type of windows that potentially are going to rot. Tessa advises giving windows a gentle push or touch to see if they are solid or rotted. She highlights that replacing windows can be a huge expense for home buyers. Reuben shares about looking out for aluminum-clad wood windows that were installed in the 90s or early 2000s.
Another on the list is the deck. Reuben discusses how to check the deck and ensure that everything is plumb and level. He also talks about the materials used in the deck and their life span and painted decks. Tessa highlights that it's very important to check the entire structure and ensure proper attachments. She adds checking for deterioration, loose guardrails, flashing at the ledger board, and visible signs of rot in wood, joists, beams, and deck boards.
Next is the structure of the house and the foundation. Reuben discusses stacked stone foundations, foundation cracks, and the typical areas where foundation problems can be seen. While not common in Minnesota, he also talks about wood foundations. Tessa talks about finished basements but there's so much that can't be seen and can go wrong—including the foundation, plumbing, and electrical. They also discuss in-slab ductwork and the potential moisture that is building up in the slab.
Another is plumbing and sewer lines. While a lot of problems with plumbing are more present in older houses, the thing to really look out for is galvanized water distribution pipes and galvanized drains. Reuben shares how to do a simple little test to check the water flow.
They also talked about appliances such as the water heater, the furnace, and the air conditioner and the importance of knowing their ages. Then they talked about electrical concerns such as bad panels and aluminum wiring. Reuben discusses the Federal Pacific Electric (FPE) or Stab-Lok, Zinsco or Sylannia, or fuse panels that need to be replaced. Tessa shares that the knob and tube wiring is not designed to handle the current household load. These are red flags for fire hazards and concerns insurance companies.
Visit StructureTechCE.com to join the full 1.25 hour class with all photos and a polished video presentation about these red flags.
E-mail your questions and podcast topics to podcast@structuretech.com.
Look out for these red flags
Today's show is about red flags buyers should look out for when buying a property.
Reuben and Tessa run through tips and recommendations when checking a house. Tessa shares where and how to look at the roof for any defects, damages, or irregularities. Reuben adds that there's a lot that can be seen from the ground to alert buyers of a bad roof. He highlights that it's important to know the age of the roof and shares about obvious roof defects in old and new constructions. They talk about shingles, sagging ridgelines and edges, discoloration, heat loss, ice dams, and insurance claims.
They talk about issues and irregularities with chimneys such as cracks, gaps, patchings, and rebuilt chimneys. Tessa mentions that it's difficult to determine the true condition of the bricks by a visual analysis from the outside or with a level two chimney inspection. Then they discuss water management- where the water goes and where it's concentrated. Reuben shares his focus on the front door, rotted windows, rotted sidings, the basement as well as the areas outside the house. They discuss the use of stucco and vinyl as sidings and share building practice failures in the previous decades.
Before looking at houses, Reuben shares that it's important to have the right tools such as a quality flashlight and good winter boots. He also highlights that they have a class about all things showing red flags for real estate agents. The 1.25-hour Continuous Education class is accessible at StructureTechCE.com .
Send your questions and comments to podcast@structuretech.com.
Energy Efficiency Comes Last
Today, the three-legged stool breaks down and digests the recent podcast about insulation with Patrick Huelman.
Tessa starts the discussion by talking about Patrick's applied research and development in residential houses with the Building America Program that is led by the Department of Energy. This program focuses on energy efficiency and building performance issues, (durability, quality, affordability, comfortability, and indoor air issues) by upgrading the insulation in exterior walls. She shares the nationwide data about homes that could benefit from this project and the type of homes this can be applied to. They also talk about insulation R-values.
Reuben highlights that identifying the best method to retrofit an uninsulated wall depends on the type of the house, the design, materials, climate, and water management strategy, among others. He discusses the drill-and-fill method which he thinks is the best method. He also discusses other methods and the possible return on investment on energy costs. Bill asks why the concept of the perfect wall is not a priority among homeowners. He also asks about the best value-for-money method.
As a takeaway from the session, Tessa shares that the order of changes and improvements in the house matters. She adds that before focusing on energy efficiency, interior issues should be addressed.
For comments and questions, send an email at podcast@structuretech.com or visit structuretalk.com
Fire codes are written in blood
Brock Verville shares his unique perspective as a home inspector and a firefighter for the City of Albertville and talks about fire safety and fire codes.
Brock quotes that fire codes are written in blood. He explains that the purpose of codes is to correct something that caused injury or death in the past and they are driven out of tragedies or avoidable things that had occurred. They talk about the importance of smoke alarms, the type of alarms, their battery life, and the failure rate of old alarms. Brock highlights that the number one reason for fire deaths is non-operable or non-existing smoke alarms. Reuben shares about his smoke alarm set up at home, then Brock shares his two cents on it. Brock mentions how sprinkler systems are remarkably effective.
They also talk about lightweight building materials and composite materials, window ventilation, and how they affect fire progression. According to Brock, most fires start in the kitchen, most also start with electrical fires. He talks about the fire tetrahedron where a sustained chemical chain reaction is required for fire to occur. He discusses the transitional and defensive attacks in putting out a fire and shares how to limit ventilation during a fire and what to do when trapped in rooms. He gives a summary of what happens when the fire department arrives on the scene. He highlights that the number one cause of firefighter death is heart attack and cancer because they're exposed to so many chemicals that leach to their skin.
Brock explains that his report as a home inspector during fire inspection is to highlight the intent of the codes. Then he shares examples of the intent of certain codes such as the sprinkler systems in commercial areas. He then shares reminders and best practices to prevent fire and be safe at home.
Changes to Appraisals
Owner of Inspection WerXs and Appraisal WerX, Lanny Freng joins the show to talk about the property appraisal industry.
Lanny talks about the Home Valuation Code of Conduct (HVCC) and the Appraisal Management Company (AMC) and how it changed the industry and the appraiser's relationship with mortgage companies since 2008. While appraisers continue to carry through, Lanny explains that appraisers need to transact with AMCs and can no longer directly connect with banks. He also talks about the guidelines being used in the property comparable and appraisal reports format.
They also discuss the technology and modern tools that appraisers use and an appraisal database. Lanny highlights that property appraisals are based on historical data and that the lender is their client and that they are the intended user of the appraisal. He explains how they make time adjustments with their appraisals in accordance with the market. He also talks about Reconsideration of Value (ROV).
Reuben asks how home inspections affect the property appraisal and vice versa. Lanny shares about the changes in the appraisal industry. He talks about the differences between Fannie Mae's products such as Hybrid appraisal and Desktop appraisal. Lanny mentions that there are price ceilings, especially with townhouses. He explains how costs do not equate to value.
Contact Lanny Freng by calling 612-386-2660 or visiting appraisalwerx.com.
Energy efficiency should never come first (with Patrick Huelman)
Reuben and Tessa are joined by Patrick Huelman, an Associate Professor at the University of Minnesota, to talk about insulation.
Patrick Huelman shares his extensive background in architecture and building science. He talks about their recent experimental work with the Department of Energy through Pacific Northwest National Laboratories to investigate thermal wall systems by in-situ energy and moisture modeling. Patrick then discusses the controls that a high-performing building enclosure needs: insulation, air control, water control, and vapor control. He shares that the layers have to be done in the right order and that this is the challenge in existing homes.
Reuben asks about the approaches to retrofitting a house, the common mistakes, and the better way to do it. Tessa asks about recommendations based on the 14 different wall set-ups from the experiment and which is the most cost-effective. Patrick shares his ideas and the results of their study. He mentions that it will take a while until the panel-like wall system is accepted in residential constructions and for the industry to start catching up with this science.
Patrick highlights that getting home inspectors and building science professionals is essential for risk assessment and management.
The Importance of Context in Communication
Today we're going to talk about giving context and putting things into perspective for buyers and homeowners.
Reuben and Tessa talk about the factors needed to be considered when reporting about different kinds of houses: the age and condition of the house and the unique or typical defects. Tessa shares that being a home inspector is a difficult job and it's more than just the technical side of looking at defects and finding problems. It's looking at the house, understanding clients and their concerns, and being able to communicate effectively and potentially address concerns that are outside the scope of the home inspection. She adds that it's important that clients have a good understanding of what they are buying.
Tessa discusses the steps in inspecting, reporting, taking the inspection one step further, and collating important information for the client. They talk about categorizing the critical items in home inspections: health and safety, expensive or big repairs, and building performance. She highlights that effective communication is as important as doing a good technical inspection: it's about what to say and how to say it. Reuben shares examples where proper context is necessary for discussing safety hazards.
Home Inspections Vs Healthy Homes
Today we're going to deconstruct critical items of a home inspection and how the home inspection is integrated and overlaps with building science.
Tessa shares that home inspectors look at specific separate systems and structural things and then identify potential defects. While the industry is chopped into specialized systems, Tessa highlights that home inspectors are positioned with a unique opportunity to assess a house holistically. She explains that homeowners expect a lot from their house: they want it to be safe, healthy to live in, comfortable, and energy-efficient.
Reuben mentions that the industry holds on to the standards and there are risks and potential liabilities if inspectors go outside the standard practice. He also mentions that some home inspection companies in the country do healthy home assessments by troubleshooting pain points that people have. Bill clarifies if these companies are observing the ASHI standards of practice. Bill also asks if this can be a different product and if this service has a market.
They talk about indoor air quality, comfort, performance, durability, and installation. Tessa and Reuben talk about how they integrate some building science with home inspections and how Structure Tech trains inspectors to widen their perspectives and effectively communicate to the client. Tessa mentions that some comments in the home inspection reports are above and beyond the SOP; these are concerns for comfort and building performance. She adds that mentioning these to the client will impact the quality of their day-to-day life. Reuben also shares his experiences with clients who he gave additional information to ahead of time.
Hazards with lead water lines
Bill starts the show by talking about the City of St Paul’s decision to get rid of lead supply lines. Reuben shares that around 28% of the city or over 26,000 properties are using lead supply lines. Also, the city will be funding the 10-year program and will be spending $250M. He then explains what lead supply lines are and highlights that it’s a health hazard.
Tessa shares that lead supply lines have been buried for 100 years now. She explains how to identify lead and what to do when it’s present in the water piping. Reuben describes what a galvanized pipe looks like.
Reuben highlights that the standard of practice in home inspections exclude reporting about lead, and doesn’t record the kind of water supply a house has. However, inspections describe the type of water distribution piping in the house and reports if the material is copper or plastic. He explains how lead gets into drinking water.
Read more about lead water supplies here https://structuretech.com/lead-water/
All about soft water and Kinetico (with Travis McKenzie)
Travis McKenzie, Sales Director of Aquarius Homes Services joins today's show to talk about Soft Water and the Kinetico Water System.
Aquarius Homes Services, formerly Aquarius Water Conditioning, specializes in heating, cooling, plumbing, electrical, and water treatment. They provide a water treatment and conditioning system and offer free consultation and baseline testing for homeowners and buyers. Travis mentions that they encounter common customer concerns such as iron or hard water, staining, and build-up. These things affect home appliances and fixtures.
Travis talks about water quality and safety as well as various sources of water and the use of chemicals for treatment. He identifies the substances that are present in water and their potential hazards. He discusses the cons of using chlorine such as its byproduct and trihalomethanes, which are known to be cancer-causing. Bill mentions that there is a low water quality in the Minneapolis area and water conditioning is something that homeowners need to consider.
Travis explains how the Kinetico Water System works and how it provides unlimited conditioned water. He discusses degeneration, the use of salt in the water softening, the levels of water treatment to meet the conditioned quality, and how the system cleans with its own water. Also, he talks about the investment cost and the longevity of the American-built system. He highlights that this machine will prevent damages and clogging of plumbing, fixtures, and appliances.
Learn more about Kinetico Water System and Aquarius Home Services, visit aquariushs.com.
Insulating a 1.5-story home
Today we will talk about ways to improve home performance by installing proper insulation.
Tessa shares that there are more ways to insulate a house and discusses how to better insulate and improve home performance. She defines pressure boundaries and thermal boundaries. Bill shares that ''project overcoat'' adds years of life expectancy to a 1.5-story house. He explains that having a perfect thermal barrier on the roof and everything below that is conditioned space which will create a very comfortable environment.
Reuben talks about another way to improve insulation, by installing it from the inside of the house; it will create a hot roof where there is no ventilation between the shingles and everything else. He also shares that the color of roof shingles has more effect on the temperature of the roof than ventilation does. Tessa agrees that this is a good method; however, homeowners will lose headspace due to lower ceilings. She also talks about another method to address the insulation by attacking the areas that are physically accessible. Bill shares that the best method is addressing it from the outside.
They talk about the holistic approach and look at a building as an entire system. Tessa highlights that the building performance depends on the design, the materials that are used, how materials are put together, and occupant behavior. She further mentions that the simpler the design is, the better and easier it is to have a high-performing house.
Learn more about Project Overcoat. Visit this link https://www.nrel.gov/docs/fy13osti/56145.pdf.
Before you skip the home inspection
Today's topic is about the trends in the market and the importance of getting a home inspection for buyers and sellers.
Reuben reads an email from real estate agent Sharlene Hensrud, about a buyer who brought up concerns about a house after closing the deal. This incident was a learning experience for the seller, saying they will never accept another offer without a home inspection.
Tessa brings up how tough it is to buy a house in the current market state. She shares statistics on listings, pending sales, and inventory. Reuben mentions that many homeowners are still getting home inspections, however some are skipping it.
They share a list of strategies and tactics that real estate agents and home buyers are practicing today to buy a house and still get a home inspection. The list includes getting an inspection before submitting an offer, giving a one-day inspection window, or to submit an offer that's contingent upon an inspection and otherwise. Buyers may also avail a 30-minute walk-through consultation.
In celebration of Women's Month, Tessa also shares exciting news about new female inspectors on the Structure Tech team.
Related link: Before you skip the home inspection… (this link will be live on 3/29/22)
Home Inspection Reports, Clicking vs Clumping
Bill talks about Open Access, a new project, and a training program where they learn more about houses. Open Access is a venue where inspectors answer questions from real estate agents. He mentions the session is appropriate for real estate agents with the same climate zone.
Tessa explains the training process design and highlights that they break down a house into different systems and discuss them. She shares that they handle overwhelming details and data points about plumbing, electrical, structure, framing, roofing, windows, water management, heating, and more. Further, they conduct a mock inspection flow and practice the use of inspection report software.
Reuben compares clicking where canned comments are available in their software and clumping where custom comments are written in reports. The latter is more advanced report writing and does not rely on the generic comments in the inspection software. Tessa shares that they provide the inspectors with the tools and shape them to think critically and be curious.
Rueben recollects learning from Patrick Lencioni's book, The Ideal Team Player. Tessa shares about the importance of hiring the right person and the qualities of a new home inspector.
Join Open Access every Tuesday, 1 PM to 2 PM. Call us at 952-915-6466 or send an email at info@structuretech.com.
Introducing Inspection Services
Today, the three-legged stool talks about Reuben's new project and side hustle.
Inspection Services is a one-stop-shop solution to the service needs of home inspectors in the Twin Cities area.
Reuben shares that they can do radon, sewer inspections, level 2 chimney inspections, stucco testing, and mold testing. They also plan to offer pool inspections and engineering services in the near future.
They also talk about the importance of getting inspections aside from home inspections. Reuben also highlights that their inspectors are certified, licensed, and follow various standards and codes. He mentions that that goal is to inform the homeowners what to do next.
To learn more, visit inspectionservicesmn.com.
Appliance Repairs and Maintenance (with Phil Whiteford)
Phil Whiteford, the owner of Omega Force Appliance Repairs, attends the show to talk about the proper use of appliances and their company's warranty program.
They go over the common issues with refrigerators, front-load washing machines, dishwashers, microwaves, clothes dryers, and dryer exhausts. They also discuss how to test and inspect appliances. Reuben talks about the confusion he experienced from reading manufacturer recommendations, installation instructions, and manuals when it comes to flexible dryer transition ducts..
Phil discusses their products, offerings, and service guidelines. Omega offers free video diagnostic calls and an appliance protection plan that covers eight appliances for $30 a month.
To know more about their product offerings, visit omegaforceappliancerepair.com or call them at 763-390-6267.
How to win your home purchase agreement (with Rhonda Wilson)
A senior realtor in the Minneapolis market, Rhonda Wilson, joins the show to talk about real estate in 2022 and strategies for clients to win negotiations.
Rhonda explains that it's difficult for buyers to get units; clients need to be prepared and have a good downpayment. She also shares some statistics from the Minneapolis Area Association of Realtors (MAAR) and National Association of Realtors (NAR). She discusses how real estate agents get more inventory in the market as well as supply and demand issues. They also talk about seller tactics that are drawing interest from buyers.
Reuben mentions that many homeowners skipped home inspections in the past year. While Rhonda needed to convince sellers and buyers to get an inspection and not to buy a house that is not inspected, she highlights that it's more time and cost effective. Further, she explains why getting a home inspection is a win for both buyers and sellers. Rhonda proceeds to discuss the things she does and recommendations she gives for sellers in getting the best appraisal and buyers to win the bid.
Contact Rhonda Wilson at 612-860-0189 or visit Coldwell Banker Realty at cbrealty.com.
Code Officials vs Home Inspectors (with Douglas Hansen)
The principal author of Code Check and Electrical Inspection of Existing Dwellings, Douglas Hansen joins the show to talk about building codes and home inspections.
Douglas started in the industry as a carpenter in the 1960s, and he was also a teacher and a home inspector. He was tapped by Code Check founder Redwood Kardon to co-author the book. He describes the book as cliff notes and like a comic book for building codes. According to Douglas, codes are the language and vocabulary in the construction standards. Reuben mentions that they use the Code Check illustrations, which are available for sale online, in their home inspection reports.
Douglas discusses the various ranks of inspectors: code enforcement officers who have police functions and write citations, municipal building inspectors who pass or fail something then write a correction notice, and home inspectors who recommend and refer areas for investigation by specialists. He highlights that while these inspectors have different jurisdictions, they have to work together.
Reuben promotes Code Check as required reading and a tool for Home Inspectors. It has different sections: building, plumbing, mechanical, and electrical. He shares that it's a consolidated booklet that gives you all the most important information that you need to know. They also talk about how useful ''Electrical Inspection of Existing Dwellings'' is for home inspectors. Douglas mentions that the electric code is different from all other codes because it has the largest participation of people and code-making panels.
Join Douglas Hansen's 2-hour training seminar on February 21, 2022: https://heartland.chapteroffice.com/calendar/. Members of the ASHI Heartland Chapter may attend for free, and others may attend for a $25 fee, which will go towards Feed My Starving Children.
Solar roof panels (with Jeremiah Broz)
In today's show, Jeremiah Broz of Energy Advantage Roof and Solar joins to talk about solar roof panels.
Jeremiah starts by talking about the incentives and rebates that solar power owners can get from the federal level, state level, energy companies, and manufacturers. They talk about the size and number of solar panels, as well as the wattage required to power a household. According to Jeremiah, there is high production in the western and eastern states, especially during the summer. He highlights that their products last for 25 years.
They further talk about the cost savings vs the periodic household maintenance such as in the roof and shingles. Also, they discussed the installation process, ventilation, and roofing requirements. Tessa asks about the average cost for a household to purchase and install a solar panel system, the damage heavy storms may cause, and the roof and attic structure for the panel weight. Jeremiah also shares about the energy reduction system.
Visit Energy Advantage Roofing and Solar: Home (yourenergyadvantage.com) for more information.
Vaccine Mandate Update + Job Interview No-No's
Today, Leonard Segal joins the show to talk about tactics, questions, do's, and don'ts in hiring employees.
Leonard starts by discussing the three federal vaccine mandates: employer vaccine mandate, contract or sub-contractor mandate, and healthcare worker mandate. He mentions that only the latter is in effect. He further discusses private companies having their own vaccination policies and other Covid-10 regulations.
Reuben asks about the differences between the Covid-19 guidelines of the Minnesota Health Department and the CDC. Bill asks if employees can file legal actions for improper termination and labor malpractice in relation to the Covid-19 guidelines. Tessa asks about a return-to-work policy for sick employees.
They also talk about meaningful but legal ways to ask questions during the hiring process. Leonard mentions that Minnesota is a pro-employee state and has many anti-discrimination laws. He highlights that being consistent in the line of questioning across applicants is very important. They also talk about the use of social media in background checking.
Visit schindelsegal.com or reach Leonard Segal (952) 358-7408 or lsegal@schindelsegal.com.
Roof Problems and Finger-pointing (with Kyle Miller)
Kyle Miller from an exterior general contractor called All Around, joins today's show to talk about roof problems.
Bill opens the discussion by describing their neighbor's roof damages and inquires about the responsibilities of homeowners and contractors in fixing the damages. Kyle shares that most damages are caused by installation problems. He mentions that the contractor and homeowners are both responsible for the issue. While it's very uncommon, Kyle mentions that damages can also be caused by material defects. Then they talk about product warranties. Tessa asks about water intrusion damages. Reuben discusses improper shingle nailing.
Kyle also shares about the changes in the general contractor industry in the past two years. He mentions that one of the biggest challenges the industry is facing is setting realistic expectations, lead time, and price increase. Aside from that, they also keep up with the new products and trends, technology, marketing, and branding. He discusses the current situation in the supply chain and product availability.
They talk about snowmobiles and finding hobbies during the winter months. Tessa shares about a BBC show called Restoration Home.
Hazardous Locations for Glass
In today's show, Tessa, Bill, and Reuben talk about the hazardous locations for glass windows.
Reuben shares the hazardous places to install glass and discusses the use of tempered glass and safety film for glasses. Bill confirms that using safety films is more cost-effective than replacing broken windows and sash. Tessa agrees that commercial establishments and other high-traffic areas should use tempered and safety glass.
Reuben talks about the 4 criteria that must be observed in the installation. He mentions Chapter 3, section 8 (1-4), of the International Residential Code includes the locations where safety glazing is necessary. They also talk about using glass windows on walk-in surfaces, stairwells, patio doors, showers, and bathtub areas,
Tessa shares that home inspectors are not code officials. They highlight that recommendations in inspection reports are not defects but optional safety upgrades.
Urinals, spray foam, and tiled showers
In today's show, Reuben, Bill, and Tessa talk about urinals, spray form, and tiled showers.
Bill shares that his cabin is in the phase where they are finishing the bathrooms. Reuben remembers that the urinal (http://www.structuretech1.com/wp-content/uploads/2015/02/Urinal.jpg) he installed in the basement of his last home helped sell the house. They discuss using a waterproof foam board and a cement board behind the surrounding tiles and how they can potentially be damaged. Also, Reuben mentions that there are changes in the building and plumbing code.
They also talk about exterior walls and exterior finishes in Bill's cabin and the materials they are using. Reuben discusses the importance of staining all six sides of every board to stay flat. He also talks about ''nogging'' to prevent the wall from bowing and the studs from moving in the interior load-bearing walls.
Tessa shares about the permeability and water resistance of spray foams and how to seal out moisture and soil gases. Reuben mentions a vlog by Matt Risinger titled Water Testing Spray Foam Insulation (https://youtu.be/H6jiGKOSABo). They also give recommendations on how to vapor-seal the bedrock that the cabin is built on.
They share the construction challenges of their relatives and neighbors. Reuben expresses that it's difficult to draw the line when visiting a friend's house, noticing alarming parts of the house, and not reacting. Then he and Tessa share their experiences.
CO Safety and getting thrown under the bus
Today's show is about carbon monoxide (CO). Improperly ventilated appliances in enclosed spaces may allow CO to accumulate to dangerous levels.
Reuben shares that Appendix D of the International Residential Code (IRC) stipulates the standards in testing fuel gas-fired appliances for safety. Tessa mentions that there are various methods and variables in testing appliances, however, home inspectors are not required to do a back-drafting test or a combustion gas analysis on appliances. They also talk about back-drafting signs and factors, how long appliances establish proper draft, as well as other testing standards and practices. Reuben highlights why testing is not encouraged for home inspectors and why it should be.
Tessa mentions that gas ranges potentially are the biggest source of carbon monoxide because they are designed to vent combustion gases into the house. She highlights the need for proper exhaust while using gas ranges. Bill asks about the difference in the CO hazard of high-efficiency furnaces.
Recently, a family in Minnesota died due to carbon monoxide (CO) poisoning. Reuben highlights that CO alarms are lifesavers.
Useful links:
Appendix D, Minnesota Gas Code: https://codes.iccsafe.org/content/MNMFGC2020P1/appendix-d-ifgs-recommended-procedure-for-safety-inspection-of-an-existing-appliance-installation
Gas-fired Kitchen Ranges: https://appliancegenie.ca/blog/news/carbon-monoxide-poisoning-gas-fired-kitchen-ranges-be-alarmed/
Carbon Monoxide Levels Chart: https://gaslab.com/blogs/articles/carbon-monoxide-levels-chart
CO poisoning accident: https://www.kare11.com/article/news/local/police-several-people-found-dead-moorehead-home/89-bac05f98-050d-48fd-ba62-e24f750a4a33
Reuben's tech tips
Happy Holidays!
In today's show, Reuben shares his toptech tips and hacks that help improve productivity and security in everyday life.
Reuben has always been tech-savvy with influence from James Bond and Back to the Future films. He shares that he spends the entire day on the computer and enjoys a high-resolution monitor. He also uses a screen clipper and a split keyboard. He uses chrome plug-ins like Video Speed Controller and password managers such as Lastpass, Dashlane, or Roboform that store passwords for the user's future reference. Tessa and Bill ask about how to use these technologies and share their concerns about managing passwords.
One hack that Reuben used since his kitchen disaster is a Guardian Leak Detection System. Then he discusses how the system works. They also talk about Google Photos that recognize faces and objects. Tessa mentions that iPhones have the same feature and highlights the quality of photos that new phones capture. Bill also shares about a car rental sharing mobile application that works very conveniently.
They talk about a very useful home internet security and family-friendly browsing which is the OpenDNS Family Shield, it's accessible through https://www.opendns.com/setupguide/#familyshield. Reuben shares that he is using two routers that allow him to shut down the internet connection at night. Reuben also uses magnetic charging cables that are available at https://www.amazon.com/dp/B08LD8TWYS. Another tip is using Adobe PDF viewers that allow you to sign and fill in documents without needing to print them.
Access more tips and hacks at Home Inspection Blog - Structure Tech Home Inspections.
Where to find mold, Part 2
Today's episode is part 2 about mold conversation. Vickie Swenson shares the top 10 areas where mold usually hides.
According to Vickie, molds mostly grow in the base basement carpet, rim joist insulation, air exchanger intake ducts, attics, cement walls and basements, leaks under sinks, dark crawl spaces, insulation in newer homes, in-slab ductwork, and many splits in window air conditioners. She shares whether condensation and humidity or plumbing leaks cause more molds. Neil Saltzman also shares that mold grows in the dust. They also talk about how soil (moisture) affects the growth of mold in the basement and PVC being prone to mold.
Reuben, Tessa, and Bill ask about the sources of mold in the top areas, how to test them, and how to keep mold under control. Vickie highlights that mold control is about controlling moisture. Tessa also explains how ductwork in the attic grows mold due to standing water. She also asks about how mold spores in the air are filtered by the furnace. They also discuss how air purifiers help ensure the quality of air inside the house and the importance of cleaning air conditioners.
Reach Vickie Swenson through 612-508-2742 and mnmold.com.
Where to find mold, Part 1
Minnesota is a moldy state and there are around 59 places where mold can hide! Today, Vickie Swenson from Minnesota Mold Inspections, LCC and Neil Saltzman from Inspection Services, help us unpack some questions about mold.
They talk about how to find mold, how it develops, and how to prevent it. Vicky mentions that molds usually grow within 72 hours. Then she discusses the standards in inspecting and testing it. She highlights that the most common places where mold can hide is behind the bathtub, rim joist installations, and basement carpet.
Reuben also shares why he thinks warm water may develop mold faster. Tessa shares that molds can be present in both old and newly constructed houses. Bill asks about surface molds. They also discuss other kinds of molds and how much they can grow.
Neil highlights that humidity plays a big role in the development of molds. Vicky mentions the allergic reactions she's developed due to exposure to molds.
Winter prep, do we follow our own advice
Today, Reuben, Bill, and Tessa go over a checklist for the winter. How well are you prepared for the winter?
Reuben shares his recommendations for the use and disposal of batteries. They talk about preparing salt in the garage, disconnecting and draining hoses, daylight savings, and batteries for smoke alarms. They also talk about clearing the gutters and the lawn.
Bill and Reuben discuss different snow blowers and lawn mowers. Tessa shares about maintaining the ARVs and HRVs. Reuben also shares about his new snowmobile.