Soffit Integrity

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Soffits

In order to understand soffit integrity, let’s define exactly what a soffit is.  The soffit is the material beneath the eave or roof overhang at the edges of your roof. Soffits can also be on the underside of a porch or patio. They are made of a variety of materials from wood to vinyl, and to ensure proper attic ventilation, they are often vented.

Soffit Integrity

Soffit integrity refers to the condition this material is in.  Over time, soffit material can become damaged by the elements or by construction of some type. This condition, left unchecked, can lead to easy access for a variety of pest including birds, insects, and larger wildlife like squirrels and raccoons.  Fortunately, most pest are opportunist, meaning they simply take advantage of a condition that already exists.  

Inspect your Soffits Annually

By ensuring that your soffits are sealed and in good condition, you stand a very good chance of making sure your neighborhood wildlife does not decide to take up residence in your attic. Making a visual inspection of your home on an annual basis, if not seasonally, is a good practice.  Note any damage and repair immediately to avoid costly damage to your home and costly pest removal.

 

 

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Home for the Holidays

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Traditions

Like all cultures around the world, America has a lot of traditions.  These rituals run deep in our culture and are strongly reflected in our holiday movies that we watch at this time of year.  A message that runs through all of them is the need to be at home for the holidays.  Home and family provide us with some of the most stressful times in our year as well as some of the most heartwarming and memorable.

Being home for the holidays means traveling for many as families come together.  This special time may be the only time of the year family members spend time with each other in the same room, and there are lots of opportunities for mishaps. Fortunately, with some planning, most of these can be avoided.

Play it Safe

Here are a few tips, from a home inspector’s point of view, to ensure the memories you make this holiday season will be the ones you intended to make:

  • Fireplace:  If you are going to use your fireplace, make sure it is safe to use, clean and well-maintained.  For decorative or  gas logs, be sure to follow manufacturer’s instructions.
  • Children:  Keep small children away from the hazards of a wood-burning or decorative fireplace. Guests visiting your home may need some fireplace education and supervision.
  • Decorations:  Make sure holiday decorations are placed well away from any heat source.
  • Extension Cords:  Avoid using extension cords, especially on the interior of the home.
  • Cooking:  Clean your range cook-top and oven so they are safe to use.  Keep small children away from the range area while cooking. Click HERE for more information about the anti-tip device that should be installed on your range.
  • Take Care of Yourself:  Don’t over do it.  As you are getting ready for guests, be sure to stay hydrated, take breaks, take deep breaths, ground yourself in the present moment throughout the day, and get as much rest as possible.
  • Alcohol:  Avoid consuming alcohol or other mood-altering substances while setting up your holiday decorations and festivities.
  • Ladders:  Read and follow labels on ladders.  This is one of the most dangerous tools many of us have.
  • Air Conditioning:  DO NOT run the air conditioner when it’s cold outside and hot inside.  Options are to open windows and turn on the central fan, ceiling fans, and free-standing fans. Click HERE for important information to avoid damage to your HVAC system.
  • Windows:  Open your windows to let heat, odors or smoke out of your home.  It is a good idea to leave a living room window cracked open for fresh air with a home that’s full of family.
  • Smoke Detectors:  Make sure your smoke detectors and carbon monoxide detectors are in place and operational.

Enjoy

The world comes at all of us at a super fast pace.  Being home for the holidays is a perfect time to slow down, create and savor the moments that make life beautiful.

From all of us at Home Run Inspections, we wish you a Happy Thanksgiving and Holiday season.

We Cover All the Bases!

Home Run Inspections, LLC
Oklahoma:  405-905-9175
Florida:  850-203-3239
Info@HomeRunInspections.com

Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

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It’s Time for Daylight Savings!

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It’s time for daylights savings, and accordingly the sun will rise and set earlier.  Correspondingly, the shortened evenings can be a real bummer. This is a great time for some home maintenance. After manually changing your clocks, take care of a few other essential tasks.

  • Put Fresh Batteries in Smoke Alarms/Detectors
    For personal safety, verify your smoke alarms/detectors are working, & give them a fresh set of batteries. Replace expired/outdated smoke alarms/detectors.
  • Reverse & Clean Ceiling Fans
    To save on heating costs, clean the fan blades, & flip the switch on the side to reverse the blades. In the summer, you want the fan’s blade to spin counter-clockwise, which pushes air down. In the winter, it’s better for your fan to spin clockwise, which will pull the cold air up.
  • Service the Heating System & Replace Air Filters
    To verify proper safety & functionality, prevent costly repairs, & extend the life of the heating system, have a licensed HVAC professional service it & replace the air filters. Check air filters monthly, & replace them when they are dirty.
  • Clean the Gutters
    In order to avoid costly repair bills, clean debris from gutters, or hire someone else to do so. Generally, cleaning gutters now will be much easier than if you wait until winter to do so.
  • Restock Your Emergency Kit
    Always be prepared with an emergency kit stocked with non-perishable food, water, important docs, and first-aid supplies in the event of an earthquake, tornado, hurricane, or some other disaster. Replace any outdated items.

Let us know if you have any questions; we’re here for you!

Scott Price & The All Star Team
Home Run Inspections, LLC
Licensed, Insured, Certified, Professional, Master Inspectors
OK (405) 905-9175 * FL (850) 203-3239

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Air Conditioner Life Expectancy

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If you live in a warm climate such as Oklahoma or Northwest Florida, one of your first concerns should be to keep your family cool during the warm-weather seasons. Here is some important information regarding air conditioner life expectancy, how to extend life expectancy, and why to get a home inspection.

The Inspection

We discuss air conditioner life expectancy in every inspection report.  We  provide the age of each system we inspect (when there is a legible label on the equipment).  Inspectors perform a visual inspection of the system and test the system to determine if the system is functioning properly. We do this by comparing the temperatures between the return air side of the system to the supply side.  Generally, the difference should be between 13 and 25 degrees.

When outdoor temperatures are too cool, inspectors do not run the air conditioning system.  Per manufacturers, cooling equipment should not be operated when outdoor temperatures are below 65 degrees within the past or future 24 hours.  However, a licensed HVAC professional can use special equipment for testing A/C systems during cold weather.

How Long Will the Air Conditioner Last?

Just because its an old air conditioner, does not mean it can’t cool a home.  All of our inspectors have stories of testing HVAC equipment from the 1980’s that is still working exactly like it should.

What home buyers need to understand is that inspections are a “snapshot in time”.  Meaning, it may not be cooling the home tomorrow.  A good inspector will always educate his customers that inspectors cannot predict the future.  Contrary to popular opinion, at the conclusion of a home inspection, we do not give it a pass or fail.  We simply provide a much more in depth look at a home for the purchaser of our inspection.

Built In Obsolescence

An added variable is the reality that “they don’t make them like they used to”.  Just ask anyone over 4o years of age or anyone with experience working on or replacing equipment.  “Built in obsolescence” is part of most expensive purchases in American culture today.  The idea stems from the manufacturer’s perspective. That is, if they build something to last too long, they won’t be able to sell enough products to stay in business.  For example, cable manufacturers discovered years ago that if they put cayenne pepper into the exterior coating on cable that squirrels wouldn’t chew it and damage it.  Guess what happened.  It worked great!  So well in fact that their sales of cable plummeted.  Long story short, cayenne pepper is no longer part of the cable manufacturing process.

Location

Another consideration regarding air conditioner life expectancy is the placement/location of the unit and what region the unit is located in.  Air conditioner condensing units take much more of a beating from the environment than their counterparts located in the interior of a home.  Units that are protected by shade have a better life expectancy than those exposed to the evening sun or located on rooftops.  Units located on inland homes have a better life expectancy than units located on coastal homes that are exposed to humid, salty air for their entire lives.

It’s important to locate the unit on a level surface above the soil grade and have a guttering rain diverter over the unit (if applicable). Also, keep vegetation from growing near or on the unit. The inspection report will call out any of these issues that need to be addressed in order to extend the life of the air conditioner.

Seasonal Maintenance

It’s important to spend a little extra money on the seasonal maintenance of your air conditioner at the beginning of every Spring/Summer cooling season. Hire a licensed HVAC professional to service and inspect your air conditioning equipment. They will inspect for potential and existing issues, clean the equipment, check the refrigerant levels, and change the filters.

Get an Inspection

After you have been inspecting homes for years, you start to see patterns. I’m sure that’s common in any industry.  We’ve been in business since 2015.  One of the first patterns we noticed from the start, and it continues to this day, is a common practice to put a home up for sale when the major equipment is at or past its life expectancy and due for an update.  This includes heating/cooling systems, roof coverings, well and septic systems, water heaters, and kitchen appliances.  Knowing this is a common practice should encourage all home buyers to prioritize getting a home inspection, no matter what the real estate market is like at the moment.

We Cover All the Bases!

Contact us for all your inspection needs:

Home Run Inspections, LLC
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Stairs Maintenance

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Stairs Maintenance

Structural Integrity: All stairs must be kept structurally sound. Don’t forget to examine the basement stairs. Check the area where they meet the floor and where they are attached to the floor joists above.

Stair Width and Clearance: Stairways should have a minimum headroom of 6 feet and 8 inches, and width of 3 feet.

Treads and Risers: The riser of a stair is the height of the step. The tread is the step’s depth. Riser heights and tread depths should be as uniform as possible. All treads should be level and secure. As a guide, stairs in new homes must have a maximum riser height of 7-3/4 inches and a minimum tread depth of 10 inches. The maximum difference in height for risers and depth for treads should not exceed 3/8-inch.

Handrails and Guardrails: You can check a railing’s stability and its fastenings by shaking it vigorously. Handrails are normally required to be 34 to 38 inches above the stair nosing on at least one side of all stairways having three or more risers. Guardrails are required on open sides of stairways and should have intermediate rails that do not allow the passage of a sphere 4 inches in diameter.

Lighting: All interior and exterior stairways should have a means to illuminate the stairs, including landings and treads. Interior stairways should have a light located at each landing, except where a light is installed directly over each stairway section. Public stair and hallway lights in multi-family buildings should be operable from centralized controls.

Smoke Detectors: In addition to having them installed in each bedroom or in hallways adjacent to each bedroom, smoke detectors should be installed above stairways and hallways. They should be located on or near the ceiling, near the heads of stairs, and away from corners. Periodically check the operation of all smoke detectors by pushing their test buttons.

#stairs #stairmaintenance #stairsafet

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What is a WDO Inspection?

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Home-buyers will often ask “what is a WDO inspection?”. WDO stands for Wood-Destroying Organisms. These are pests that can cause serious problems in the wooden structural components of a home. That’s why an infestation may go unnoticed until the damage is already extensive. Control measures include preventing insect entry by sealing holes and cracks and hiring a professional to apply chemicals for remedial treatment. The most common types of destructive insects are termites and ants.

Termites

Subterranean termites are the most damaging insects of wood. Their presence is often hard to notice, and damage usually is found before the termites are seen. You should take measures to prevent infestations, which may require hiring a pest-control service.

If you see the following signs in your house, you might have termites:

  • Frass or Sawdust-like Droppings which result from the insect’s tunneling activities
  • Dirt or Mud-like Tubes or Trails on various parts of the home’s structure such as wooden support members, plumbing pipes, or foundation
  • Exit Holes with Dirt at drywall/sheetrock
  • Damaged Wood Members such as window sills, trim, framing
  • Swarming, Winged Insects within the home, especially in the spring or fall

Carpenter Bees

Carpenter bees resemble bumblebees, but typically have a shiny, hairless abdomen (bumblebees usually have a hairy abdomen with black and yellow stripes. The carpenter bees also have different nesting habits. Bumblebees nest in an existing cavity often underground (abandoned rodent burrows), whereas carpenter bees tunnel into wood to lay their eggs.

The carpenter bee is so-called because of where it chooses to make its home. They are solitary bees and are not part of a larger hive community. Instead, they burrow into soft woods, such as the siding of a house, to live in and lay larvae. The female carpenter bee is the one who makes the hole by chewing through the wood.

Wood-Decaying Fungus

Wood-destroying fungus or fungi causes more damage to structures than all the fires, floods, and termites combined! Wood decaying fungus requires four fundamentals to survive which are oxygen, favorable temperatures, water, and food. Fungus occurs generally when the moisture content of wood exceeds 20 to 30 percent, coupled with optimal temperatures (32 ̊ – 90 ̊ F), an adequate supply of oxygen and a suitable source of energy and nutrients.

There are several different kinds of fungus including White Rot Fungi, Brown Rot Fungi, and Soft Rot Fungi.

Water is the enemy of wood! Moisture control must be an integral part of any plan designed for the prevention of wood decay fungi.

The following guidelines are a good way to start:
  • Make sure all wood in contact with the ground is pressure treated
  • Posts, piers and framing members should always be placed on concrete footers above the surrounding soil level
  • Guttering should carry all roof run-off water 2 to 6 feet away from the structure
  • Monitor all visible wood for signs of moisture retention, damage or intrusion, & correct the conditions
  • Ventilation of crawlspaces is critical to prevent “dead air” spaces
  • Adequate cross-ventilation beneath the structure will minimize “dead air” spaces
  • Install crawlspace vents at a minimum of two square feet per opening for every 25 linear feet of wall
  • Avoid any obstructions of the crawlspace vents by vegetation, storage or physically sealing off openings
Tips to Avoid Expensive Repairs
  • In crawlspaces with continuously moist soil, a vapor barrier can be installed to minimize condensation onto framing components. Vapor barriers are designed to maintain the moisture at the soil level
  • Use pressure treated wood properly, or select heartwood (redwood, cedar) or non-wood composite materials if moisture conditions are unavoidable (decks, wood in ground contact, etc.)
  • Borate treatment by a licensed professional will protect wood from decay
  • Repair plumbing leaks immediately
  • Clear rain gutters and downspouts of debris regularly
  • Repair roof leaks immediately
  • Maintain all exterior wood surfaces sealed with a water repellent paint or stain
  • Maintain all interior wood window sills sealed with a water repellent paint or stain since condensation is common around windows
  • Keep all commodes secured tightly to the floor to minimize possible leakage at the seal
  • Periodic inspections should be part of a routine maintenance schedule

The Importance of a WDO Inspection

Regular inspections of your home are an important part of home maintenance. Having a Home Inspector look for wood-destroying insects and organisms can alert you to possible infestations in the wooden structural components of your home – – a serious problem that often goes undetected for a long time and can cause major damage to your home.

The home inspector will thoroughly, visually inspect the exterior and interior of the home top to bottom inside and out. They know what to look for and where to look for the most common types of evidence of wood-destroying organisms.

Call Home Run Inspections today for your WDO inspection!

Home Run Inspections, LLC

Oklahoma:  405-905-9175

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Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

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Improper Installation

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Improper Installation

When a home inspector identifies improper installation of a home’s system or fixture, they include it in the inspection report as a recommendation with photos (and video when applicable) and an explanation of who, what and why. For example, we might recommend to have a qualified professional repair the improper installation to restore proper functionality, to prevent damage to materials, and/or for personal safety. Inspectors do not diagnose problems, and we do not determine the method of repair.  We leave those tasks to the qualified professional making the repair.

This dryer vent is a good example of improper installation (see photo).  The dryer vent is functional, but it is not properly installed.  The white dryer vent cover/louver should be flush with the masonry siding and sealed around the edges to prevent moisture and pest intrusion.

Inspecting Homes

Inspecting homes is an art form. Home Inspectors look for defects in home systems including improper installation. We get loads of training initially for licensing as well as continuing education annually.  I have found a lot of the classroom training to be very beneficial, but nothing beats the on-the-job experience.

Inspecting a home and all its various systems is a big job.  It can be intimidating to try to catch all the things that may be wrong with a home. After about 100 inspections, an inspector starts to see patterns.  Improperly installed systems start to jump out at us.

Having an experienced Home Run Insections give your potential new home the thorough inspection it deserves.  You will receive a wealth of information including recommendations for problems that need to be addressed.

Home Run Inspections, LLC

Oklahoma:  405-905-9175

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We Cover All the Bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

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Gas Wall Heater

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Gas Wall Heater

One of the more common features is a Gas Wall Heater in a bathroom. These units provide a nice and toasty bathroom in the winter, but they present a significant hazard to the resident. These ventless appliances put carbon monoxide flue gases into the room. In addition, these bathrooms rarely had a good ventilation system other than the window which is often either not used, sealed shut, or missing due to later home modifications. This creates a very unsafe situation that should be addressed. A similar type of heater might also be found in a garage or workshop.

Our Home Inspection Report recommends the removal of this type of heater.   An alternative to removing the heater is to have it disconnected from the gas source. Once disconnected, the unit is safe and looks vintage groovy. I’m sure one could find some unique ways to decorate it on Pinterest or some other social media outlet.

Pass or Fail

People often ask me “what are the things that fail a home inspection?”. Well, truth be told, home inspections are not a pass or fail inspection. They are designed to provide the buyer with a detailed report about the condition of the home they are  purchasing. A home is full of Systems. As Home Inspectors, we endeavor to educate buyers about those systems.

If your Home Inspector inspects a classic home for you, built pre-1975, you may come across a lot of outdated but very vintage appliances and systems such as a vintage ventless wall heater. Being the owner of a multi-inspector company since 2015 and doing an average of over 800 inspections per year exposes our inspectors and company to a lot of novel features we need to be able to inspect and provide accurate information on.

Thanks for stopping by our blog. Check back often, and feel free to pass on our information or reach out to us with any questions

Home Run Inspections, LLC

Oklahoma:  405-905-9175

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Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

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Anti-Tip Bracket for the Free-Standing Range

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People often wonder “what do they look for in a home inspection?”. Well, as home inspectors, we inspect all the major systems of the home. A very important section of any Home Inspection Report is the Appliance section. An easily installed safety device called the anti-tip bracket often shows up in the home inspector’s list of recommendations or deficiencies.

What Is It?

The anti-tip bracket should be installed on all free-standing ranges. All new free-standing ranges come with this device along with instructions on how to install it properly. In fact, we often find it stored in a kitchen drawer! A properly installed anti-tip bracket will prevent the range from tilting forward and tipping over.

Why Have It?

There are many scenarios in which this disaster could take place. One of the most common could occur when pulling a large, heavy meal forward on the oven rack such as a holiday turkey. This added weight could cause the range to tilt forward and tip over, endangering anyone in the immediate area. Other scenarios include a child crawling onto an opened oven door or an elderly person falling forward while trying to lift a cooked dish.

What To Do

As home inspectors, we call out deficiencies like this all the time. We do so because we know the importance of these safety features. Install the anti-tip bracket on your free-standing range immediately if it is missing. You can buy the anti-tip bracket in most hardware stores, but be sure to check your kitchen drawers for it first; it may be lurking there! The anti-tip bracket can be easily installed using items often found in the most basic tool kits:  a pencil, a measuring tape, and a screw driver or power drill. If desired, a handyman or appliance installation & repair professional can get the job done for you.

Contact us if you have questions or if you need to schedule a home inspection; we’re here for you!

Home Run Inspections, LLC

Oklahoma:  405-905-9175

Florida:  850-203-3239

Info@HomeRunInspections.com

We Cover All the Bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

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Locating Your Water Shut-Off

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When temperatures rise above freezing,  a significant number of water plumbing problems will show themselves.  When or if a plumbing problem does show up in your home, you will need to know where the water shut-off to your home is located. Due to the number of problems this deep freeze is going to cause, it might be a while before you can get that repair done.  It is a good idea to get the phone number handy for a local, reputable plumber just in case.

Hopefully you already have an idea of where the water shut-off is located.  If you had your home inspected by Home Run Inspections LLC, you got that information from your inspector at the end of your inspection and also have that information in your inspection report.  If you cannot locate your inspection report or email with the inspection report link, give us a call, and we can re-send that to you.

Possible Locations

Let’s explore some possible locations.  Fortunately, in many modern homes, it is located on the interior of your home.  Better yet, interior water shut-offs typically require no special tools to operate them. Handles are, in older homes, like that on an exterior hose spigot.  Newer interior valves have a handle that you grab and move about 1/4 turn to the right.

Possible Locations:

  • Street Side Meter Vault
  • Garage
  • Laundry/Utility Room
  • Under the Kitchen Sink
  • Under the Bathroom Sink
  • Hallway Closet
  • Front Bedroom Closet

The valve handle may be readily visible, or it may be behind a wooden or plastic door.  These doors are typically located about 12″ above the floor. Although, I have seen them at eye level when the valve is part of what is called a plumbing manifold.

If you have well water, the shut-off valve will be at the well equipment or you can shut water supply off by turning off power to the well head itself.  This breaker is usually located at the electrical panel which is typically located in the garage or on an exterior wall.  It can be located at the well equipment itself if the equipment is in an exterior structure.

Even if you are fortunate enough to have an interior water shut off that you can access from the comfort of your home without a tool,  your main water shut off is typically streetside at the front of your home.  For a lot of home owners, this is the only water shut off available.  To access this vault, you will need a tool referred to as a church key or water meter vault key.

Tools Needed

The top of this very cool tool looks similar to a flag and is the part that is used to open the lid.  Simply insert and turn. Sometimes you can just lift it off.  Others will require a little finesse to get the mechanism to release the lid.  The U-shaped attachment at the end of the tool. is used to turn the valve at the bottom of the vault.  Fit the attachment on the top of the valve. Then, using the top handles, turn the valve (typically to the right) until you feel a stop.  You should leave a faucet or tub running before going to turn this valve off.  This will allow you to see the meter running at the beginning and then to see it stop when you have successfully closed the valve.

Of course, this process may be above the scope of what you or any member of your household may be able to accomplish.  In that case, call your local water company, advise them of the problem, and they will have someone come out to shut off the water for you.

Hopefully you have found this article helpful.  If so, be sure and share it with friends and family that may find it helpful as well.  At Home Run Inspections LLC, we understand that owning a home is a big responsibility. We do our best at every inspection to help our clients better understand not only any problems that the home may currently have, but also how to manage problems that will likely occur while they enjoy life in the home they have chosen.

At Home Run Inspections we make it easy to get your inspections done. Schedule your inspection online today!

Home Run Inspections, LLC

Oklahoma:  405-905-9175

Info@HomeRunInspections.com

We Cover All the Bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

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