Bathroom Sinks (Lavatories)

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green bathroom sink

Lavatories
A lavatory is a washbasin or sink located in a bathroom or washroom.  “Lavatory” means washbasin or sink, and is derived from the Latin word lavatorium, which means washing vessel, and the French word laver, meaning “to wash.” As a home inspector in Oklahoma City, I can confirm that sinks come in a variety of shapes and sizes(and colors).  They are available in enameled cast-iron, vitreous china, stainless steel, porcelain-enameled formed steel, plastic, and non-vitreous ceramic.  They can be wall-mounted, hanger-mounted, under-mounted, pedestal, rimmed, and above-center basin types.
Countertops integrated with lavatories are constructed of a variety of materials, including ABS, PVC, gel-coated fiberglass-reinforced plastic, acrylic, polyester, and cultured marble.  Plastic vanity tops should be impregnated with fire-resistant chemicals to reduce the fuel contribution of the lavatory during a house fire or the accidental fire from a plumber’s torch.  They are also made to resist the effect of a burning cigarette left unattended on the vanity top.

Lavatories should have a waste outlet of at least 1-1/4 inches in diameter.  Each lavatory must have a strainer, a pop-up stopper, a crossbar, or other mechanism to prevent items such as rings, toothbrushes and cosmetic items from dropping into the drain.

Lavatory Overflows
Former standards required lavatories to have an overflow, but that is no longer the case.  The overflow is now an option of the manufacturer.  The reason for not requiring an overflow at a lavatory is because of the lack of use of the overflow, which can cause bacterial and micro-organism growth.

Where a lavatory does have an overflow installed, the cross-sectional area of the overflow should be a minimum of 1-1/8 inches; anything larger can promote bacterial and micro-organism growth.  The overflow should be able to prevent overflowing of the sink for a minimum of five minutes when tested from the onset of water flowing into the overflow’s opening.

Maintenance Tips
There are many different designs of lavatories, including artisanal styles that sit up on the vanity, rather than being dropped into a recessed cavity in the vanity or countertop.  Regardless of the style or whether it includes an overflow opening, the washbasin should be securely attached to the vanity, be free of cracks and other defects, and have gaps that are properly caulked to prevent moisture buildup, which can lead to unsanitary conditions, including mold growth

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Toilets

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Toilet Measurements
A toilet has a water consumption limit of a maximum average of 1.6 gallons of water per flush. The general bowl rim height above the floor is between 14 and 15 inches.  Other rim heights may be needed for water closets used by children (10 inches), and the elderly and persons with physical disabilities (18 inches).  Elongated water closet bowls are required for public or employee use but are often installed in homes.  An elongated bowl is 2 inches longer than a regular bowl.

Defects at Toilets
The water closet (toilet) may have a clogged drain.  While flushing the toilet, watch the flush performance, and use toilet paper as part of this test.  There should be no excessive odors around the water closet.  Check the flooring around the toilet with your foot.  Using the side of your leg, check to see if the toilet is securely attached to the floor.  If it wobbles, the screws at the base may be loose, or the wax ring that adheres the fixture to the waste pipe may be worn or of the wrong size.  If so, it should be replaced.  As home inspectors we check for this and catch it all the time. Look for dampness around the bottom of the toilet base.  Toilets sometimes run continuously.  Check for a water shut-off valve.  Some toilets are mistakenly connected to the hot water system.  Tank lids are often cracked.  Any defective parts should be immediately replaced to avoid backup flooding.

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Water Heaters

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The Water Heater

A water heater is an appliance that heats potable water and supplies heated water to the home’s plumbing distribution system.  Most tanks in Oklahoma City are insulated steel cylinders with an enamel coating on the inner surface. They are referred to as glass-lined tanks. The lining helps prevent corrosion.  A water heater can literally explode if it’s not installed properly. There are standards that regulate the materials, design and installation of water heaters and their related safety devices. Certification marks on them from approved agencies indicate compliance with approved standards.

Conventional residential water heaters have life expectancies that vary greatly.  The typical water heater has a lifespan of about 10 years, based on the following factors: correct installation; usage volume; construction quality; and maintenance.

Correct Installation
A water heater should be installed upright. Installing a water heater on its side will place structural stress on it due to inadequate support for the heater and its pipes, and may cause premature failure.  As a Home Inspector personally performing over 1500 inspections-I’ve never seen that. Water heaters should be installed in well-ventilated areas — not just for fire safety requirements and nitrous-oxide buildup, but also because poor ventilation can shorten its lifespan.  A water heater should also not be placed in an area susceptible to flood damage. Water can rust out the exterior and pipes, decreasing the life expectancy and efficiency of the unit.  A water heater is best placed in an easily accessible area for maintenance.  It should also be readily visible for fire and health-hazard requirements.

Usage
The life expectancy of the water heater depends a great deal on the volume of water used. Using large quantities of water means that the water heater will have to work harder to heat the water. In addition, the greater the volume of water, the greater the corrosive effect of the water will be on the tank materials, pipes, etc.

Construction Quality
As with most household systems and components, you get what you pay for in a water heater. Cheaper models will generally have a shorter lifespan, while more expensive models will generally last longer. A good indication of a water heater’s construction quality is its warranty.  Longer warranties naturally imply sound construction. According to a 2007 Consumer Report that deconstructed 18 different models of water heaters, it was determined that models with longer warranties were of superior manufacturing quality, with nine- and 12-year models typically having larger or higher-wattage heating elements, as well as thicker insulation. Models with larger heating elements have a much better resistance to mineral buildup or scum.

Pay attention to the model’s features.  For example, porcelain casing provides an additional layer of protection against rusting, and a greater level of heat insulation. Some models come with a self-cleaning feature that flushes the pipes of mineral deposit buildup, which can affect the unit’s lifespan.  Models with larger or thicker anodes are better-equipped to fight corrosion.

Maintenance and Parts Replacement
The hardness of the water is another consideration when looking at estimating the lifespan of a water heater.  In areas where there is a higher mineral content to the water, water heaters have shorter a lifespan than in other areas, as mineral buildup reduces the units’ efficiency. Even in areas where the water is softer, however, some mineral deposition is bound to occur.  A way to counteract this mineral buildup is to periodically flush the water heater system, which not only removes some of the buildup, but, in tank systems, the process heats the water in the tank. Higher-end models typically come equipped with a self-flushing feature.  In models for which manual flushing is required, it is important not to damage the water heater valve, which is usually made of plastic and is easy to break.

Although an older model may appear to be well-maintained, a question arises:  Is the maintenance worth it? Warranties often exclude labor costs, so a good rule to follow is that if the total repair cost per year is greater than 10% of the cost of buying and installing a new water heater, it is probably not worth replacing any damaged parts

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Dryer Vent Safety

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The Numbers

Dryer vent safety can prevent house fires. House fires caused by dryers are far more common than are generally believed. According to the National Fire Protection Agency, fires caused by dryers in 2005 were responsible for approximately 13,775 house fires, 418 injuries, 15 deaths, and $196 million in property damage. Most of these incidents occur in residences and are the result of improper lint cleanup and maintenance. Fortunately, these fires are very easy to prevent. Our home inspectors probably call out dirty dryer vents on 90% of the homes we see.

The Process

Clothes dryers evaporate the water from wet clothing by blowing hot air past them while they tumble inside a spinning drum. Heat is provided by an electrical heating element or gas burner. Some heavy garment loads can contain more than a gallon of water that will become airborne water vapor and leave the dryer and home through an exhaust duct, more commonly known as the dryer vent.

Requirements

A vent that exhausts damp air to the home’s exterior has a number of requirements:
• It should be connected. The connection is usually behind the dryer but may it be under it. Look carefully to make sure it’s actually connected.
• It should not be restricted. Dryer vents are often made from flexible plastic or metal duct, which may be easily kinked or crushed where they exit the dryer and enter the wall or floor. This is often a problem since dryers tend to be tucked away into small areas with little room to work. Vent hardware is available that is designed to turn 90 degrees in a limited space without restricting the flow of exhaust air. Air flow restrictions are a potential fire hazard.
• One of the reasons that restrictions pose a fire hazard is that, along with water vapor evaporated out of wet clothes, the exhaust stream carries lint – highly flammable particles of clothing made of cotton, wool and polyester. Lint can accumulate in an exhaust duct, reducing the dryer’s ability to expel heated water vapor, which then accumulates as heat energy within the machine. As the dryer overheats, a subsequent mechanical failure can trigger a spark, which can cause the lint trapped in the dryer vent to burst into flames. This condition can cause the whole house to catch fire (Fire Safety for the Home ). Fires generally originate within the dryer but spread by escaping through the ventilation duct.

Problems & Tips

If your dryer vent terminates in the crawlspace or attic, it can deposit moisture there.  this is a common problem in many homes in Oklahoma City. Trapped moisture can encourage the growth of mold, wood decay, and other structural problems. The vent may also terminate just under the attic ventilators. We see this a lot with Bathroom Ventilation Systems. This also a defective installation. Make sure your dryer vent terminates at the exterior and away from any doors and windows.  This will ensure exhausted air does not re-enter the home. Also, the end of the dryer vent should have a free-moving damper installed to keep out birds and other pests that like to build nests in this warm environment. Remove any screen which can block lint and other debris. If it’s safety accessible, make sure your dryer vent is unobstructed and that the damper works properly

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Indoor Air Quality

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Indoor air quality is generally worse than most people believe, but there are things you can do about it.

Some Quick Facts:

  • Indoor air quality can be worse than that of outdoor air.
  • Problems can arise from moisture, insects, pets, appliances, radon, materials used in household products and furnishings, smoke, and other sources.
  • Effects range from minor annoyances to major health risks.
  • Remedies include ventilation, cleaning, moisture control, inspections, and following manufacturers’ directions when using appliances and products.
  • Many homes are built or remodeled more tightly, without regard to the factors that assure fresh and healthy indoor air circulation. Many homes today also contain furnishings, appliances and products that can affect indoor air quality.

Signs of indoor air quality problems include:

  • Unusual and noticeable odors
  • Stale or stuffy air and a noticeable lack of air movement
  • Dirty or faulty central heating or air-conditioning equipment
  • Damaged flue pipes and chimneys
  • Unvented combustion air sources for fossil-fuel appliances
  • Excessive humidity
  • Presence of molds and mildew
  • Adverse health reactions after remodeling, weatherizing, bringing in new furniture, using household and hobby products
  • Feeling noticeably healthier outside

Common Sources of Air Quality Problems:
Poor indoor air quality can arise from many sources. At least some of the following contaminants can be found in almost any home:

  • Moisture and biological pollutants, such as molds, mildew, dust mites, animal dander, and cockroaches
  • High humidity levels, inadequate ventilation, and poorly maintained humidifiers and air conditioners
  • Combustion products, including carbon monoxide from unvented fossil-fuel space heaters, unvented gas stoves and ovens, and back-drafting from furnaces and water heaters
  • Formaldehyde from durable-press draperies and other textiles, particleboard products, such as cabinets and furniture framing, and adhesives used in composite wood furniture and upholstery
  • Radon, which is a radioactive gas from the soil and rock beneath and around the home’s foundation, groundwater wells, and some building materials
  • Household products, such as paints, solvents, air fresheners, hobby supplies, dry-cleaned clothing, aerosol sprays, adhesives, and fabric additives used in carpeting and furniture, which can release volatile organic compounds (VOCs);
    asbestos, which is found in most homes more than 20 years old. Sources include deteriorating, damaged and disturbed pipe insulation, fire retardant, acoustical ceiling tiles, and floor tiles
  • Lead from lead-based paint dust, which is created when removing paint by sanding, scraping or burning
  • Particulates from dust and pollen, fireplaces, wood stoves, kerosene heaters, and unvented gas space heaters
  • Tobacco smoke, which produces particulates, combustion products and formaldehyde

Tips for Homeowners:

  • Ask about formaldehyde content before buying furniture, cabinets and draperies.
  • Promptly clean and dry water-damaged carpet, or remove it altogether.
  • Vacuum regularly, especially if you have pets, and consider using area rugs instead of wall-to-wall carpeting. Rugs are easier to remove and clean, and the floor underneath can also be easily cleaned.
  • Eliminate unwanted moisture intrusion by checking for sources (such as holes and cracks in the basement and other areas, and leaks from appliances), and by using a dehumidifier.
  • Open windows and use fans to maintain fresh air with natural and mechanical air circulation.
  • Always open the flue damper before using the fireplace. This will also prevent carbon-monoxide poisoning.
  • If your air conditioner has a water tray, empty and clean it often during the cooling season.
  • If you smoke, smoke outdoors and away from any windows and doors.
  • Use the range vent above your stove whenever you cook.
  • Use the bathroom vent whenever you use the bathroom.
  • Don’t leave vehicles or lawn care equipment running in your garage. Make sure the door leading from the home to the garage has a door sweep to help keep out vapors.

Your InterNACHI home inspector can recommend more ways to help you maintain healthy indoor air quality for you and your family

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Moisture Intrusion: Part 2 of 2

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How does moisture get into the house?

Homeowners should have a basic understanding of how moisture may enter a home and where problems are commonly found.

Moisture or water vapor moves into a house in the following ways:

  1.  Air infiltration:  Air movement accounts for more than 98% of all water vapor movement through a building’s cavities. Air naturally moves from high-pressure areas to lower ones by the easiest path possible, such as a hole or crack in the building envelope. Moisture transfer by air currents is very fast—in the range of several hundred cubic feet of air per minute. Replacement air will infiltrate through the building envelope unless unintended air paths are carefully and permanently sealed.
  2. Diffusion through building materials:  Most building materials slow moisture diffusion to a large degree, although they never stop it completely.
  3. Leaks from the roof, such as those caused by aging materials needing repair or replacement, storm damage, or deteriorated or unsealed areas around a chimney, skylight, or other roof penetration
  4. Plumbing leaks
  5. Flooding, which can be caused by seepage from runoff or rising groundwater. It may be seasonal or catastrophic; and
    household activities, including bathing, cooking, dishwashing, and washing clothes.
  6. Indoor plants, too, may be a significant source of high levels of indoor humidity.

Oklahoma home inspectors know that excess humidity that isn’t allowed to dissipate through adequate ventilation can build up into condensation, which can lead to moisture problems indoors.

Monitoring indoor humidity, introducing fresh air, providing adequate ventilation, and performing regular, seasonal home maintenance will help homeowners monitor the different areas of the home that may harbor unwanted moisture intrusion and all of the problems it can introduce

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Preparing Trees for Winter

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In Oklahoma, home owners are often caught off-guard by ice storms.

Keeping your trees well-watered throughout the year makes them stronger during those ice storms and other extreme weather.

While some limb breakage is inevitable during extreme weather, properly pruned trees are an important precaution a homeowner can take toward protecting a property’s value.  Proper pruning protects from heavy snow fall, ice (usually more damaging than snow), and our sometimes-devastating spring storms with high winds.

While there are some pruning chores homeowners can do without endangering themselves or the tree, certified arborists are trained and outfitted for the big jobs.  Maintenance and damage repair on mature tall or spreading trees often require more skill and equipment than most people can handle safely.  The chore is fraught with danger, from electrocution to falls and being struck by heavy limbs.

Some pruning needs to take place when trees are young, which helps develop a stronger branching structure.  Thinning canopies of mature trees also can help reduce breakage, while too much thinning is detrimental.

As a home inspector in Oklahoma, I can tell you that tree branches that are not kept trimmed a recommended 5-10 ft from a home, can and often do cause damage to a homes roof and siding.

Shade trees are more structurally sound and cost-effective to maintain when they are allowed to develop one dominant, central trunk (or leader, as arborists call it).  If a trunk is allowed to develop two equal leaders, that juncture (or crotch) creates a weak spot prime for splitting.

Trees should be pruned so that branches are spaced along the dominant trunk, and they will be stronger than trees with many dominant branches.  Some experts say it’s best if this central leader reaches at least 30 feet high.

Safety First!  Consulting a professional is always recommended if you are tackling a project you have no experience with or are unsure of.

Here are some links to local arborists that can get the job done for you:

Bill Long Arborist
Cross Timber Arborist

Chainsaws flew off the store shelves following the last storm. Below are a couple of links to check out before purchasing one of the most dangerous tools available to the public.

Chainsaw Safety
Osha Quick Card

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French Drains

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As a home inspector in Oklahoma I see these french drains a lot.  I usually find them around homes that are built on a relatively flat lot, or at a point at which water needs to be taken away to avoid intrusion into a home or a feature such as a patio.  You may be surprised to hear this from a Home Inspector, but I am genuinely happy when I get to do an inspection during a heavy rain or just afterwards.  It gives me a better chance of ensuring that I catch any drainage problems the homes property may have that my client should be aware of.

Usually when I see these grates, which come in a variety of shapes and sizes, they are filled with debris.  This is their purpose, to catch debris before it enters into the drain pipe system and leads to a clog.  Best case scenario, the drain pipe takes the water to the street and to a main neighborhood drain, but this is not always the case.  Unfortunately, I often can find no evidence of where the drains lead to.

The bottom line is; french drain systems are like any other drain. In order for them to function properly they need to be kept clear of debris.  If you have drains like these or others, pay attention next time you get some good rainfall and see if they are doing their job.  If they are not, clear away any obstructions that you can gain access to.  Should the problem persist, I recommend you gave the drains cleaned professionally by a plumber using a power-feed drain cleaner.  If you fancy yourself or someone in the family as handy with tools like this, they can be rented at your local big box store for a reasonable fee.

Like any other home maintenance project, the longer you prolong the repair of these drains, the more costly the fix is likely to be.  I’ve seen homes requiring literally thousands of dollars in foundation repair as a result of roof drainage that could have been easily upgraded for less that $50 bucks when the problem first started

 

 

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Know What’s Below. Call 811 Before you Dig

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Experience

Believe you me, as a technician working for the cable and phone companies in Oklahoma for over a decade, we went through roll after roll of underground cable during the spring and the fall. On more than one occasion, in addition to cutting the customer’s own cable line, they had also damaged electrical and gas lines. It’s important to Know What’s Below. Call 811 Before you Dig.

It only takes a few seconds to damage a buried pipeline, but the consequences could last
a lifetime. Digging before having underground utilities marked puts you in serious danger
of injury or even death. There’s an easy way to prevent that – just dial 811! It’s a free
call that can keep you and your neighbors safe.

What’s Below

There is a vast network of pipelines, telecommunication cables and electrical wires buried underground that need to be identified before beginning any digging project, to prevent injury, damage and service outages.
One phone call to 8II from wherever you are will route your call to Okie811 which will
alert owners of pipelines, telecommunication cables and power lines to mark their buried
assets within two full business days of the request.

There’s no charge to you for this service.

You may also submit a locate request ticket online by visiting www.okie 811.org
or by downloading the Okie811 mobile app.

Any home inspector will tell you, whether you’re planting a tree or installing a sprinkler system, always remember to call 811 at least two full business days before you plan to dig to allow all utility line locations to be marked.

Whatever the time of year, be safe –
call 811 before you dig!

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Barbecue Safety

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Barbecue Safety

When barbeque season rolls around, homeowners should heed the following safety precautions in order to keep their families and property safe.  Regardless of the type of grill you have, there are risks for improper use.

Grill Types

  • Propane grills present an enormous fire hazard, as the Consumer Product Safety Commission (CPSC) is aware of more than 500 fires that result annually from their misuse or malfunction.
  • Charcoal grills pose a serious poisoning threat due to the venting of carbon monoxide (CO). The CPSC estimates that 20 people die annually from accidentally ingesting CO from charcoal grills.  These grills can also pose a serious fire hazard, especially by using excessive lighter fluid, failing to monitor the grill while in use, or improperly disposing of ash.
  • Electric grills are probably safer than propane and charcoal grills, but safety precautions need to be used with them, as well.

Safety Recommendations for General Grill Use

  • Always make sure that the grill is used in a safe place, where kids and pets won’t touch or bump into it. Keep in mind that the grill will still be hot after you finish cooking, and anyone coming into contact with it could be burned.
  • If you use a grill lighter, make sure you don’t leave it lying around where children can reach it. They will quickly learn how to use it.
  • Keep you grill away from siding while it is in use and hot.  As home inspectors, we see the results of not following this recommendation all the time.
  • Never leave the grill unattended, as this is generally when accidents happen.
  • Keep a fire extinguisher or garden hose nearby.
  • Ensure that the grill is completely cooled before moving it or placing it back in storage.
  • Ensure that the grill is only used on a flat surface that cannot burn, and well away from any shed, trees and shrubs.
  • Clean out the grease and other debris in the grill periodically, and scrape the grill rack to remove baked-on food.
  • Be sure to check the unit for rust and other signs of deterioration.
  • Don’t wear loose clothing that might catch fire while you’re cooking.
  • Use long-handled barbecue tools and flame-resistant oven mitts.
  • Keep alcoholic beverages away from the grill; they are flammable!

In summary, homeowners should exercise caution when using any kind of grill, as they can harm life and property in numerous ways.

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Oklahoma Service Areas

Proudly providing inspection services to the OKC metro and surrounding areas from Guthrie to Purcell, El Reno to Shawnee, and everything in-between.

Oklahoma Service Areas

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