Home Run Inspections, LLC

Dryer Vents: Correct and Incorrect

February 4, 2021/0 Comments/in Home Inspections, Home Safety, Homeowner Tools, On-Going Home Maintenance /by sherineprice

A home is a structure that encases a variety of systems. These systems, by their very nature and design, require regular maintenance.

At Home Run Inspections, LLC, in addition to providing an incredibly detailed and comprehensive home inspection, we do our best to educate our clients about the home and the systems they will need to attend to over time: where the furnace filters are located, where the breaker panel is located, where the sewer clean out is located, for example.

One of the most utilized and arguably most ignored systems in a home, is the dryer exhaust vent. Depending upon how many people live in a home, this vent is utilized weekly and often several times weekly (if not daily).

After completing over 100o inspections personally and overseeing over 4000 as a company, I can confidently tell you most dryer vents we inspect have problems. We have a long list of potential recommendations based on the training we gain as home inspectors, but more importantly, from experience. Issues range from the most common, a disconnected exhaust pipe in the attic or crawlspace or a missing dryer exhaust, to the more difficult to identify as in difficult to observe obstructions or incorrect vent discharge point.

All of our reports tell you about your dryer vent, what it is composed of and where it discharges. Most of our inspectors like to take a picture of the discharge point, along with an up-view of the vent to identify blockages or missing parts.

By far, the most common recommendation is to clear blockages. I’ve read in more than one place that obstructed dryer vents are one of the most common starting points for residential home fires.

One of the cooler aspects about our jobs as home inspectors is discovering innovative ways to deal with common home system problems. These upgrades often come in the form of a new product offered by service companies, but they often may be a resolution created by the home owner.

The above photos show an ingenious way to slow the accumulation of lint in the dryer vent pipe. A common problem for a typical home in the OKC metro is that the vent pipe, carrying hot moist air, flows through a cool, unconditioned space(the attic) during the winter. This can cause a massive build up of lint as condensation on the inside of the pipe collects lint as it makes it way to the exterior vent. I’ve also seen a booster fan mechanism that you can insert in the pipe to help move the moist air to the discharge point more quickly and presumably reducing problems.

Which brings us to one of the most important aspects of the dryer vent system; the exhaust vent exterior. This is a point that also often experiences a collection of moist lint over time, and thus an obstruction. This point is often at the roof, but it can also be in a number of other locations such as an exterior wall, roof soffit, or even the crawlspace.

As you can see, out of sight out of mind does not always end well. Moisture and lint in the attic or crawlspace is a no-no. Exhausted air should always discharge to the exterior.

Check out our blog articles often to keep you thinking about how to best take care of your humble abode so it can take care of you and those you love. Keep us in mind when you or someone you know needs a residential or commercial property inspection. We look forward to exceeding your expectations while we Cover all the Bases!

Exposing the Hidden and Covering All the Bases

January 28, 2021/0 Comments/in Home Inspections, Home Safety, Homeowner Tools, On-Going Home Maintenance /by sherineprice

(termite tubes in a locked exterior mechanical closet)

As a licensed home inspector, we follow the State of Oklahoma Standards of Practice. This SOP is a long list of systems that we inspect and describe, including the big systems you would think of like the roof, plumbing, electrical, and structure, to assist the home buyer in making an informed decision when purchasing a home. I have found over the years that what makes a good home inspector is a strong sense of curiosity along with an educator’s heart.

Although a home inspection is very thorough in regards to what we inspect, there are a lot of things to inspect on homes that are not covered by Oklahoma’s Home Inspector SOPs. For example, we do not inspect (unless contracted to) for termites, pool and spa systems, well and septic systems, sewer lines, and in-slab HVAC ducts to name a few. Home buyers often want and need these systems inspected. That creates a lot of extra work for the buyer and or their agent to make sure all of these specialists show up at the same time.

(object puncturing sewer line creating an obstruction and waste leak into the yard)

As an entrepreneur and a business owner, I saw early on that it would be a lot easier on everyone for our company to incorporate those other inspections into our Home Inspection processes and services offered. It has not been easy to learn about all of these other systems, not only by course work, but by hands-on from the experts, but I believe we have done a great job of becoming the One-Stop-Shop that makes the world a little less complicated. After all, as home inspectors, we go everywhere the termite inspector goes. We just had to learn what to be on the look-out for, get our certifications from the Department of Agriculture, and become proficient at providing the necessary paperwork.

We now have the equipment and the know-how to provide all kinds of inspections that might be needed including pool and spa, well and septic, duct and sewer scoping, Indoor Air Quality test, and more. Check out our website, look at our sample reports, then give us a call to schedule your Home Inspection. We would love the opportunity to exceed your expectations.

Most Common Home Inspection Findings in Oklahoma

February 29, 2020/0 Comments/in Home Inspections /by Spectora

How Much Does a Home Inspection Cost in Oklahoma City?

January 30, 2020/0 Comments/in Home Inspections /by Spectora

Is a Sewer Inspection Necessary?

December 9, 2019/0 Comments/in Home Inspections, Home Safety /by Spectora

Home Inspection FAQs

August 22, 2019/0 Comments/in Home Inspections /by Spectora

Garbage Disposals/Food-Waste Disposers

August 24, 2018/in Home Inspections, Home Safety, Homeowner Tools, On-Going Home Maintenance /by Scott Price

What Are Food-Waste Disposers?
Garbage disposals, also called food-waste disposers, are residential appliances designed to shred food waste so that it can fit through plumbing. They are usually electrically powered (although occasionally powered by water pressure) and are installed beneath sinks.

Why Use a Garbage Disposal?
When food waste is discarded into the trash, it places an enormous burden on waste-management systems. Garbage disposals reduce the severity of these problems by routing food waste into septic systems or sewers instead of landfills.

Garbage Disposals and Septic Systems
If a garbage disposal discharges into a septic tank, it can place significant strain on the septic system. The amount of waste that enters the tank, particularly grease and suspended solids, will increase considerably. This load increase requires that the septic tank be pumped more often than would otherwise be required. The additional strain will also reduce the lifespan of the septic system. Septic systems can be designed to accommodate food waste, but, in general, they are not.

Electrical Wiring Requirements

The National Electrical Code (NEC) does not require a garbage disposal to have GFCI protection.
The vibration caused by the operation of a garbage disposal can cause electrical connections to separate. Check for any loose connections in the wire compartment box at the base of the disposal.
Garbage disposals should be either hardwired or connected to an outlet through a grounded electrical outlet.
A dedicated circuit is generally recommended, although a circuit that is shared with a dishwasher is sometimes appropriate. The disposal’s user or installation manual should be consulted.

Precautions for Testing Garbage Disposals:

To test a garbage disposal for leaks, turn it on and run water through it. The water load should be great enough so that any leaks will become apparent. A good way to do this is to close the drain and fill the sink with water before releasing the stopper.
While testing a garbage disposal, never put anything other than water through it. Before turning it on, check to make sure there are no objects already in the disposal.
If a dishwasher is connected to the disposal, make sure that the line that connects them is securely attached.
Check to make sure that the garbage disposal is connected to a drain that is 1½ inches or greater in diameter.
Check to make sure that the disposal is provided with an adequate water supply.
If the home has a double sink, check to make sure the waste pipe from the disposal has a trap installed.

Maintenance and Operation Suggestions:

Put only small quantities of food into the disposal at a time. Large food scraps should be cut into smaller pieces before entering the disposal.
Never put anything down the disposal that is not food or water. Bottle caps, aluminum foil, and other non-food items can damage the disposal or get stuck in the plumbing piping.
Run water while using the disposal and for approximately 30 seconds after you turn it off. Food scraps will flow through the piping more easily if they are pushed along by water. Cold water is better than warm water for this purpose because it will force fats and grease to congeal and harden, allowing them to move more easily through pipes. Warm water can be run through the disposal while it is not in operation.
Ice can be used to clear off solidified grease and other debris from the blades in a garbage disposal.

The garbage disposal should be used to grind only non-fibrous, leftover food. If in doubt as to whether something can be put in the disposal, err on the side of caution and put it in the trash instead.
The following items should never be put in a disposal:

items that are hard enough to dull the blades, such as shells from shellfish or bones;
food that is highly fibrous, such as corn husks, artichokes, pineapples, potato peels, asparagus, or celery, which should enter a disposal only in small quantities or disposed of in the trash. These foods take a long time to grind and can clog the disposal or the plumbing;
grease and household oils; or
chemicals.

Garbage disposals have the potential to limit the amount of household trash that must be taken away to waste management facilities. They can also place additional strain on septic systems and, for this reason, they should be used infrequently.

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