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Where to start --- lets start with why I no longer inspect Pier & Beam homes.
It’s said that a picture is worth a thousand words …
This is the underside of the home that sort of “leaned” on me.
Top right - one way in and out. The next three - crumbling brick / falling
beam. Top right - that was “live” bare electrical wiring I was laying on.
Yea, I got a little shocked. The one at bottom left - well I wasn’t alone -
that is someone’s fur baby. And the one to the bottom right - That is
one of the two beams I had to dig myself out from under. This was not
a pleasant experience.
Left image -
Attic - New Construction -
Problem: Not a nail one in either vertical support.
Second image - daylight showing through roof ridge.
View from attic spaces
Furnace flue in contact with
combustible (roof decking)
Drain line at water heater drain
pan in attic not connected.
Roof decking - rot - decay damage
Duct work with 90 degree bends.
This tends to restrict air flow.
Left water heater: Incorrectly installed
vent.
Right water heater (tankless) incorrect
venting.
Improperly installed light fixture.
(don’t understand why a motion sensor).
Spalling at brick …. two of mulitple incidents.
What is “spalling” and what causes it …
Most common, spalling occurs at bricks, but may also occur
at masonry, concrete, natural stone and limestone.
What causes spalling is moisture / water. When moisture
penetrates the brick to the point that is too much for the brick
to handle, the moisture forces the surface to peel, pop out,
and will begin to break apart.
Other causes may include varying weather conditions,
dripping water, faulty mortar, expansion and cracks when
freezing occurs.Like spalling brick, loose brick can also be
causing the structure to move and or settlement of the
structure, leaving holes in the mortar.
These holes allow water to penetrate the wall and can loosen
the brick. Common areas for loose bricks include chimneys,
around mortar joints, faulty gutters, doors, windows, and
around the foundation.
Attic ladder failure and improperly
installed attic ladder (open joints).
Other improper and unsafe
installation is using drywall screws.
This is what you never want to see … rust /
corrosion at terminal screws on circuit breakers.
Very dirty coils and suspect mold at
air handler.
Home inspectors in Louisiana are required to report on suspect mold - Inspectors are not required to sample / test this
substance.
Suspect mold. It’s a nasty substance, smells bad, stains surfaces, can cause upper respiratory problems. Keep in mind it is
biological and it eats. Now that should make feel all warm and fuzzy inside. But that isn’t the worse of it … according to the
EPA in 2016 there are 4000 types (no kidding), now here is the fun part --- 2000 have been identified.
These photo’s are not the worst ones from inspections.
Others I can not post due to identifying marks and privacy concerns of the buyer and seller.
At the same time - I do not find this all the time - I have gone into home’s that were just great - no real issues.
In the 9 + years I have been in business - I have inspected at least 11 homes without a single issue.