ashi reporter july 2015
DESCRIPTION
Home Inspection for Inspectors, realtors and consumers.TRANSCRIPT
1 July 2015 | www.ASHIReporter.org 1
Is the ASHI Board of Directors too big? You Decide! | 7Your Top 10 HVAC Questions Answered | 9
It's Time to Fire up the Grill … Safely | 18 Air Conditioner Refrigerant Lines | 22
On My Mind: Building a Relationship With the Client | 38
ReporterASH
I JULY 2015
Inspection News & Views from the American Society of Home Inspectors, Inc.
EVENT-DRIVEN PUBLIC RELATIONS (PR): HOME SHOWS p20
Features 7 | Is the ASHI Board of Directors too big? You Decide! Brendan Ryan for the Bylaw Committee
9 | Your Top 10 HVAC Questions Answered Part 1 Kenny Hart and Carol Dikelsky
18 | It's Time to Fire up the Grill … Safely Carol Dikelsky
20 | Event-Driven Public Relations (PR): Home Shows Alan Carson – Carson, Dunlop
22 | Air Conditioner Refrigerant Lines Alan Carson – Carson, Dunlop
Departments 6 | Being Frank From ASHI's Executive Director Random Thoughts, Brilliant Ideas and Hair-Brained Schemes
16 | You Tell Us Letters From our Readers
28 | ASHI Community New Inspector Status, Education 30 | Herspective From the Women of ASHI Monica Johnson, Wellspring Home Inspections
32 | Your ASHI Membership News & More
34 | Postcards From the Field It’s Wacky Out There
38 | On My Mind Building a Relationship With the Client
Please note the chapter listing is online this month.
July 2015 Vol. 32, #7
ASH
IReporter9
34
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5July 2015 | www.ASHIReporter.org 5ASHI Reporter | July 20154
ASHI National Officers and Board of Directors
ASHI MISSION STATEMENTTo set and promote standards for property inspections and to provide the educational programs needed to achieve excellence in the profession and to meet the needs of our members.
Publisher: Frank Lesh Editor: Carol Dikelsky Art Director: Arlene Zapata
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ASHI REPORTER – ISSN 1076-1942 – the official publication of the American Society of Home Inspectors, Inc. (ASHI), 932 Lee St., Suite 101, Des Plaines IL 60016, is published monthly. Annual subscriptions: $44.95 to non-members. Periodical postage paid at Des Plaines, IL 60016 and additional mailing offices. POSTMASTER: Send address changes to ASHI Reporter, 932 Lee Street, Suite 101, Des Plaines, IL 60016-6546.
Copyright© 2015, ASHI. None of the content of this publication may be reproduced, in any manner, without the prior written consent of the publisher. Inclusion of or specific mention of any proprietary product within does not imply endorsement of, nor does exclusion of any proprietary product imply non-endorsement, by the American Society of Home Inspectors, Inc. Opinions or statements of authors and advertisers are solely their own, and do not necessarily represent the opinions or positions of ASHI, its agents or editors. See above for information pertaining to submission of articles, advertising and related materials.
Lisa Alajajian 2013-2015
Milford, MA, 508-634-2010 [email protected]
James Allen 2013-2015 Overland Park, KS, 913-894-5893 [email protected]
Bruce Barker 2015-2017 Cary, NC, [email protected]
Ken Harrington 2015-2017
Delaware, OH, [email protected]
C. Blaine Illingworth III 2015-2017
Harleysville, PA, [email protected]
Keven Kossler 2015-2017
Huntersville, NC, [email protected]
Bruce Labell 2015-2017
Scottsdale, AZ, [email protected]
Mark Londner 2014-2016 Purcellville, VA, 540-668-6339 [email protected]
Donald Lovering 2015-2016 Auburndale, MA, 617-698-3903 [email protected]
Scott Patterson 2013-2015
Spring Hill, TN, 615-302-1113 [email protected]
Robert Peterson 2013-2015
Carmel, IN, [email protected]
Tony Smith 2015-2017 Cedar Rapids, IA, 319-533-4565 [email protected]
Mike Wagner 2014-2016 Westfield, IN, 317-867-7688 [email protected]
Robert Walstead 2013-2015 Colorado Springs, CO 719-495-2652 [email protected]
Kevin Westendorf 2014-2016
Mt. Pleasant, SC, 843-881-7842kevinw@lowcountryhome inspection.com
Speaker, Council of Representatives: James Funkhouser 2015-2016 Manassas Park, VA, 703-791-2360 [email protected]
Alden Gibson, President Breslau, ON, [email protected]
Randy Sipe, President-ElectSpring Hill, KS, [email protected]
Howard Pegelow, Vice President Milwaukee, WI, [email protected]
Tim Buell, TreasurerMarysville, OH, 614-746-7485 [email protected]
Larry Cerro, SecretaryTallahassee, FL, [email protected]
Bill Loden, Immediate Past-PresidentMadison, AL, [email protected]
Officers
Directors
Executive DirectorFrank Lesh, Executive Director, 847-954-3182, [email protected]
Bonnie Bruno, Executive Assistant, 847-954-3177 [email protected]
Kimberly McGraw, Project Coordinator, 847-954-3179 [email protected]
Education, CE Approval, Smart Track, InspectionWorld Michele George, Director of Education & Events, 847-954-3188 [email protected]
Membership, Chapter Relations, Booth Rental, Product OrdersRussell Daniels, Director of Chapter Relations, 847-954-3185 [email protected]
Mark Lester, Membership Services Coordinator, 847-954-3176 [email protected]
Janet George, Membership Services Supervisor, 847-954-3180 [email protected]
Jen Gallegos, Membership Administrator, 847-954-3175 [email protected] AccountingToni Fanizza, Bookkeeper, 847-954-3190, [email protected] Canham, Financial Assistant, 847-954-3184, [email protected]
Website, Information Systems, DatabaseMike Rostescu, Director IT & Internet Communications, 847-954-3189 [email protected]
Publications, Advertising, Marketing, Public Relations Dave Kogan, Manager of Marketing & Business Development 847-954-3187, [email protected]
Arlene Zapata, Communications Design Manager, 847-954-3186 [email protected]
The ASHI School Jack McGraw, Managing Director, 888-884-0440 or 847-954-3178 [email protected]
Steve Reilly, Senior Sales Representative, 888-884-0440 or 847-954-3181, [email protected]
Kendra Eiermann, Administrative Assistant, 847-954-3198 [email protected]
ASHI Staff
Main Phone: 847-759-2820, 8:30 a.m.-5:00 p.m. Mon.-Fri., CST
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ASHI Reporter | July 2015 7 July 2015 | www.ASHIReporter.org 6 7
Being FrankFrom ASHI’s Executive Director
Random Thoughts, Brilliant Ideas and Hair-Brained Schemes
Frank Lesh, Executive Director American Society of Home Inspectors Direct: 847-954-3182 [email protected] • www.ashi.org
Is the ASHI Board of Directors too Big? You Decide!
WHO EVER THOUGHT BOTTLING WATER IN 12 OZ. PLASTIC containers and selling them at a gas station for a dollar would ever make money? Who ever thought selling anything besides gas, oil and maybe a candy bar at a gas station would ever make money? How about buying coffee for a few bucks a pound, brewing it and selling it for a few bucks a cup?
Well, some folks did … and they’ve made a fortune! Brilliant Ideas.
Had someone suggested these ideas to me years ago, however, I would have scoffed at their “brilliance.”
But here’s the story of a Brilliant Idea I came up with years ago when I first started in the business to help find a solution to a big problem inspectors had with finding cracks in heat exchangers. Years ago, about the only way we could find cracks without disassembling the furnace was to insert a mirror above the burners and look. Unfortunately, an inspector could only see a small portion of the heat exchanger and even then, rust and corrosion could make it impossible to see.
One inspector suggested placing a few drops of wintergreen oil in the burner compartment (with the burners off), turning on the blower, then going to a supply vent and using your nose to sniff. If you smelled wintergreen, there was a crack in the heat exchanger. Unfortunately, I tried it and after one drop of wintergreen landed on my fingers, that smell lingered with me for the rest of the day.
So, my Brilliant Idea was to purchase an ultrasonic leak detector. It came in two parts: a sender and a receiver. The concept was based on the fact that sound diminishes as it goes through objects. So, if there was a crack, sound would be unimpeded. (For you latent physicists, I realize that sound does travel through water and other objects faster than air, but hey, it was my money I was spending.) Anyway, I placed the sender in a burner compartment, turned it on and then went to a supply duct to “detect” the crack. Then I went back down to the furnace, placed the sender into another compartment, then went to the supply duct and listened again. I used this process for each section of the heat exchanger.
One unexpected benefit from using this system was an increase in my cardiovascular fitness. But my wife thought that she may have discovered a crack — it was in my head, considering the hundreds of dollars I spent on my “detec-tor.” And there you have it, my Brilliant Idea turned out to be a Hair-Brained Scheme.
I would like to follow up on a volunteer project in which Jack McGraw and I participated last spring. We mentored a group of volunteers for Rebuilding Together, a nonprofit organization that builds homes for struggling families in economically depressed neighborhoods. I met Sandra B. Henriquez, former Assistant Secretary for Public and Indian Housing, who is now the CEO of Rebuilding Together. ASHI has offered support to Rebuilding Together. If you’d like to learn more about how you can volunteer in your area, please contact me at [email protected].
Attention, ASHI Members!
It is up to you to make the final decision in the form of an official vote on the proposed changes to the ASHI Bylaws. The Council of Representatives (CoR) agreed in January to present a motion to reduce the size of the Board of Directors. This motion was presented at the April Board meeting and the Board approved it. A vote of the membership will be conducted this summer to see if ASHI members agree to this change in the bylaws. It is very important that all members participate by voting, as it takes a considerable number of responses to have a valid vote to change the bylaws. Watch your email for your e-ballot and when you receive it, please cast your vote. It will take only a moment of your time. The proposed amendment will reduce the number of Directors from 15 to 12. The balance of power will remain the same, as the Officers will lose a vote by the Immediate Past-President becoming a non-voting position. The bylaw change is worded as follows: 6.4 Composition of the Board. The Board shall consist of twenty-one 17 voting members: fifteen 12 directors and six five officers. The Immediate Past-President will be an ex-officio member of the Board with no vote. 6.4.0 The above composition will be achieved by reduction of seats available and attrition over three years, allowing for 14 Directors in 2016, and 13 Directors in 2017 and ultimately 12 Directors in 2018. This provision will sunset with the induction of the 2018 Directors.
ProsThe CoR’s rationale is that reducing the number of members of the Board of Directors will enable the Board to operate more efficiently, reduce the burden on the CoR to fill candidate positions and save funds that can be put to better use enhancing value to our members. • A reduction in Board size can save ASHI approximately $16,000-$20,000
annually.
• A reduction in Board size will allow for more comfortable meeting arrangements at the ASHI office facility.
• A reduction in Board size could allow for a more efficient work environ-ment, potentially resulting in more work getting done and in a timely fashion.
• A reduction in Board size will bring ASHI’s composition closer to the norm for association structure.
• A reduction in Board size will reduce the burden on the Director, Nominating Committee, to fill slates each year.
• The removal of the vote from the Immediate Past-President position will maintain the perceived balance of power within the Board by compensat-ing for the loss of three votes by Directors.
ConsDiscussion surrounding this issue also has included dialogue that is not in favor of reducing the size of the Board. The following points represent the opposing positions:• The original premise to save money is a moot point, as costs have been cut
and we have a surplus due to the hard work of staff and the Board.
• Currently, ASHI has 10 active Directors and five “freshmen” who are being mentored into the position. Directors fall into the following three distinct classes:
> “Freshmen” who have no experience and who spend most of their first year of service getting up to speed on ASHI policies and procedures, as well as the politics involved;
> “Sophomores” who begin to contribute to the process and who have the experience to serve in different capacities;
> Seasoned Directors who are immersed in the process, who typically serve on several task forces, who are actively involved with ASHI Educa-tion, Inc. (AEI) and the Foundation, and who may be ready to move on.
• Volunteers cannot always devote a significant amount of time to ASHI as they all continue to run their businesses. This factor alone dictates the need to have more volunteers, not fewer volunteers.
• We (like the U.S. Congress) may be large; however, some elected Directors do not contribute in a meaningful way to ASHI during their three-year term. Because this is inevitable, we need other Directors to pick up the slack.
• Words like “nimble” no longer apply. With the ability to call a webinar in a matter of a few days, any major issue can be handled in a judicious and expedient manner.
Budget ImpactA projected savings of up to $20,000 from meeting expenses could be allocated to improve ASHI and better serve its members.
Please vote!When you receive your e-ballot, please take a minute to vote. Remember, it is your decision because it is your ASHI.
Is the ASHI Board of Directors too big? You Decide!BY BRENDAN RYAN, BYLAW CHAIRMAN
ASHI Reporter | July 20158 9July 2015 | www.ASHIReporter.org 9
Your Top 10 HVAC Questions Answered
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Have you met Kenny Hart?
Kenny Hart, also known as
The Plumbing and HVAC Guy,
lives in Virginia and has been
an ASHI member since 1999.
He’s worked in the plumbing
and HVAC field for more than
41 years. If you don’t live in
or even near Virginia, you
still might know Kenny. He
regularly presents training
sessions about plumbing
and HVAC issues to home
inspectors in the United States
and Canada. Since his first
presentation at the ASHI Great
Plains Chapter in 2002, he’s
presented information at more
than 75 national, regional and
state home inspection events,
including InspectionWorld.
Kenny hears many of the same questions at his training sessions. Because his presen-tations draw up to 100 people and because he has returned to many of the same chap-ters and locations over the years, he some-times asks himself, “Why do inspectors keep asking me the same questions about the same HVAC issues? Am I not teaching this very well?” But the answer occurred
to him once he began asking the people in the room about their experience in the profession. He said, “I realized that there is constant growth and change in the home inspection business. New home inspectors attend each training session. And everyone who is new to home inspection seems to have a common set of questions.”
Here, Kenny presents a list of those questions. The good news is, he provides the answers as well. Watch for a related article in the upcoming August issue of the ASHI Reporter. We’ll go “on the road with Kenny” and hear stories of his ASHI (and his American) Road Show Experience.
Contact Kenny Hart at [email protected] or on Facebook at www.facebook.com/plumbingandhvacguy.
Kenny’s Top 10 HVAC Questions1. How can I be sure I’m looking at
a heat pump and not an air conditioning condensing unit?
Differentiating a condensing unit (an air conditioner) from an outdoor unit (a heat pump) from a distance can be difficult. In fact, equipment manufacturers sometimes use the same cabinets for these two types of equipment. There is, however, one com-ponent you’ll find in a heat pump outdoor unit that you won’t find in a condensing unit: a reversing valve, also known as a four-way valve. This component directs the flow of refrigerant gas according to the mode setting of the thermostat. Because condensing units of air conditioning sys-tems only operate in the cooling mode, condensing units do not have reversing valves [Photo 1].
Your Top 10 HVAC Questions AnsweredPart 1
BY KENNY HART, ACI AND CAROL DIKELSKY
Photo 1: Reversing valve [Image Kenny Hart]
ASHI Reporter | July 201510 11July 2015 | www.ASHIReporter.org 11
large yellow tag connected under the lever on top of the device [Photo 2].
The number I usually find stated is four 90° elbows. When more turns are needed, the installer should consider using longer turn fittings, increasing the size of the discharge pipe or discharging into an indirect waste receptacle.
5. How is a proper sediment trap configured?
A sediment trap is a gas piping configu-ration that should be installed as close as is practical to gas appliances such as water heaters, furnaces and boilers. Its purpose is to catch debris that sometimes moves along with the flow of gas. It uses a tee, a capped nipple and gravity to trap the debris before it gets blown into the equipment’s burner control valve. For a sediment trap to be effective, it has to be installed so that debris gets forced into the capped nipple or so debris flowing with the gas is diverted or stopped in a manner that allows it to fall into the capped nipple.
Photo 3: With the tee fitting positioned so the run of the tee is vertical and the appliance is connected at the branch, gas should enter through the top run. In many localities, this is the preferred configuration. [Image Kenny Hart]
With the tee fitting positioned so that the run of the tee is vertical and the appliance is connected at the branch, gas should enter through the top run [Photo 3]. With the force of the gas and gravity, debris will
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2. Can a fuel gas appliance connector pass through the cabinet wall to connect to the furnace gas control?
I’ve held a license as a Master Gas Fitter since the early 1980s. I began installing gas furnaces many years before the Com-monwealth of Virginia distinguished gas fitting as being separate from the plumb-ing and HVAC trade. Since that time, I’ve never extended the connector into the cabinet. Initially, this was because our code prohibited it, and as a tradesman, I felt it was the best practice to use a steel nipple to extend gas service through the metal panel.
This question generates a lot of com-ments from home inspectors and even from some in the plumbing and HVAC field. It might be confusing because the practice has changed over time or because local authorities have differing rules. But in many areas today, it is an acceptable practice to insert the connector into the cabinet if the connector is protected by a grommet where it passes into the furnace. Check with your local authority having jurisdiction (AHJ).
3. Can you use copper for natural gas piping?
Provided that the natural gas has no more than 0.3 grains of hydrogen sulfide per 100 cubic feet, copper is approved for use by the International Residential Code and the Uniform Plumbing Code. In my area, copper is used extensively because we routinely install a gas distribution system known as a 2 psi system. With these systems, higher gas pressure is piped throughout the house and then the pres-sure is reduced with a special regulator at the appliance. This high-pressure delivery system allows for much smaller gas lines than what are used with a conventional gas distribution system. In fact, the gas line of choice by installers of the 2 psi system is 3/8-inch seamless, soft-rolled copper coil tubing.
In 2011, when researching the use of copper tube in natural gas work for an
ASHI Reporter article I co-authored with Alan Carson, I learned that it was used not only in many states, but also in many other countries. However, despite few problems being associated with it, and even when installed according to a specific set of guidelines developed for copper, some localities do not allow copper to be used for natural gas work of any kind. Check with your local AHJ.
4. How many elbows can you use on the vent pipe from a temperature pressure relief (TPR) valve?
Temperature pressure relief (TPR) valves are more closely associated with plumbing, but because water heaters are sometimes used in heating systems, TPR valves are found on heating apparatuses as well. Many TPR valves have a simple blow-off tube installed. The tube directs any discharge from the device to the floor. However, some TPR valves are piped to a distant location so the flow of water or steam will not damage the immediate area. The number of elbows used to pipe the discharge line away from the heater is important, as each elbow creates resistance to the discharge flow. You’d be hard-pressed to find a specific number of elbows cited in a water heater installation manual, but if you look closely, you might see the limit printed on the TPR valve itself. I occasionally find the limit printed on the
Photo 2: The number of elbows allowed in the dis-charge line of the TPR valve is sometimes printed on the tag hanging from the TPR valve itself. This Watts TPR valve states that having more than four elbows will create a restriction. [Image Kenny Hart]
444 Your Top 10 HVAC Questions Answered
ASHI Reporter | July 201512 13July 2015 | www.ASHIReporter.org 13
Without a trap filled with water, air can move in or out of the drain openings when the blower is operating. Air that is lost through the condensate drain in blow-through systems primarily is an efficiency issue and can be likened to drilling a ¾-inch hole in the ducts for each drain connection without a trap. As for drain-ing condensate, the pressure on a blow-through system almost guarantees that the pan will drain, trapped or not [Photo 5].
Without a trap on a draw-through system, untreated air is drawn into the air handler while the system is running. If the coil is located in an attic or other untreated air space, untreated air is often pulled inside the air handler and passed through the ducts with the treated air. As with a blow-through system, this is an efficiency issue, but more importantly, the air being sucked through the drainpipe can prevent the condensate tray from draining, causing it to run over. As the air is sucked through the opening, it can sometimes cause the water in the condensate tray to lift up and be splashed or sprayed from the tray. This is referred to as “geysering” and it can wet the insulation in the air handler and sometimes cause condensate to move into the ducts.
Photo 6: Trap on a draw-through system. The pipe between the coil and trap has a removable cap installed. This allows it to be used as a clean- out, but keeps air from being sucked in through the pipe (negating the function of the trap) when the blower is on. The opened vent (in box), downstream of the trap, will not interfere with system operation. [Image HVAC-Talk.com]
When condensate drains are installed, a vent pipe or a clean-out fitting often is placed between the evaporator/indoor coil
12 13
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be forced down into the capped nipple and should move past the appliance con-nection. If the gas feed enters through the branch, the appliance should be connected at the top run. Here, the gas pressure should force the debris into the wall of the tee, and with the help of gravity, the debris will drop into the capped nipple [Photo 4].
Photo 4: If the gas feed enters through the branch, the appliance should be connected at the top run. [Image Kenny Hart]
6. How long should an HVAC system be energized before it is operated?
Many home inspectors occasionally inspect vacant properties. It’s not uncom-mon to get to the property just as the util-ity company is pulling away. Inspectors often are asked to turn on systems and operate the equipment. Testing the con-densing or outdoor unit without allowing some warm-up time can seriously damage the compressor. Many manufacturers state that the power should be on for 24 hours before operation, but some manufacturers note that eight hours should be sufficient.
The main concern with operating a system when it has been off for an extended time is that the compressor gets cold. The oil in a compressor actually attracts some refrigerants. R-22 systems are particularly susceptible to this problem. If the refriger-ant moves or migrates to the compressor, it can mix with the oil. During a cold startup, the refrigerant can boil or flash off quickly and cause some of this mix of oil and liquid refrigerant to be pumped away from the compressor. Compressors need oil for lubrication and should never pump a liquid.
Some manufacturers use crankcase heaters to keep the compressor warm during the “off” time. This can help prevent refriger-ant from migrating into the compressor. If the system has been off for an extended period of time, but is then re-energized for the recommended length of time, the crankcase heater also is energized during that time. The compressor will warm slowly and the heat will push any refrig-erant out of the compressor before the startup can damage it.
7. How important is the trap on the condensate drain?
The main purpose of a condensate trap is to prevent air from moving in or out of the drain connections of the condensate tray. Traps must be installed in a manner that will stop the air from passing through the drain openings, but allow the condensate water to flow from the condensate tray when the system is running.
If the evaporator/indoor coil and conden-sate trays are downstream of the blower (which is what happens when either coil is combined with a forced hot air furnace), they will be under positive pressure. This is a blow-through system. With an air han-dler, the coil and tray are almost always in a draw-through position and are under negative pressure. Air is pulled through the coil and over the tray.
Photo 5: Trap on a blow-through system. Notice the tee fitting between the trap (wrapped in black insula-tion) and coil is plugged. This allows it to be used as a clean-out, but keeps air from being blown out of the tee (negating the function of the trap) when the blower is on. [Image HVAC-Talk.com]
444 Your Top 10 HVAC Questions Answered
15 July 2015 | www.ASHIReporter.org 15ASHI Reporter | July 201514
and the trap. A clean-out in this location is handy, but a vent is not needed here for condensate to drain. When this vent pipe is left open or the clean-out unplugged, it negates the value of the trap, as air can be blown from or pulled into the system through the opening. This is a common cause for an overflowing condensate drain with draw-through systems. My recom-mendation is to install a removable cap or plug in the open pipe. This eliminates the unneeded opening as a vent, but still allows it to be used as a clean-out if ever needed. An opened vent or clean-out pipe after the trap is usually not an issue of concern [Photo 6].
8. Is that furnace direct-vent or not direct-vent?
During session breaks, attendees some-times ask me about questionable flue termination clearances they observe during their home inspections. I point out that charts and guides are available from manufacturers and code authorities regarding the venting of direct-vent and non-direct-vent furnaces. These guidelines define the clearances required between the vent terminals and air supply inlets to doors and windows that can be opened, air supply openings to buildings and the mechanical and non-mechanical combus-tion air inlets of other appliances. Some inspectors have told me that they refer to this information during an inspection. It seems that some new inspectors apparently see the words “direct-vent” somewhere on the furnace and assume that the direct-vent rules always apply to that furnace.
Condensing furnaces often can be installed as a single-pipe, non-direct-vent furnace or a two-pipe, direct-vent furnace. When installed as a direct-vent furnace, two plastic-(usually PVC) sealed vent pipes extend from the furnace to the exterior of the house. One provides outside combus-tion air to the burner and the other carries away the spent fuel exhaust. A direct-vent installation can reduce air infiltration into the structure and is more likely to ensure that cleaner combustion air will be delivered to the burner. The direct-vent method also helps provide better control of
444 Your Top 10 HVAC Questions Answered
the humidity level within the house and, during operation, the furnace is quieter.
With a single-pipe installation, the com-bustion air intake pipe is eliminated and the combustion air is drawn from the space around the furnace. The combustion air could be pulled from inside the living area of the house, the basement or even the attic. If the installer determines that the intake air is acceptable for the job and eliminates the intake pipe, the furnace is considered a single-pipe, non-direct-vent installation. The primary benefit of install-ing the furnace this way is that it reduces installation costs.
9. When did they start putting the evaporator in the furnace?
When I set up my HVAC exhibits for training, I sometimes hear inspectors wonder out loud or ask other inspec-tors, “When did they start putting the A/C evaporator in the furnace?” I know immediately they are looking inside the condensing furnace. A 90%+ furnace (also known as a condensing furnace) has two heat exchangers. Less efficient furnaces only have one. The second heat exchanger in many condensing furnaces looks very much like a flat evaporator coil. In my condensing furnace exhibit, this is very much the case, as they both have tubing routed through a block of fins [Photo 7].
With modern condensing furnaces, when air is moved across the primary heat exchanger of a furnace, the sensible heat from the spent fuel moves to the airflow that passes to the house. With a condens-ing furnace, the spent fuel is cooled even more, to the point that water is squeezed from the exhaust gas. When a change of state takes place this way, latent heat is released along with the sensible heat. To cool the spent fuel gas to this point, a secondary, more restrictive heat exchanger is used. The secondary heat exchanger is what inspectors are seeing. The evaporator has not been placed inside the furnace. It should be located outside of the furnace and downstream of the heat exchanger.
10. What should be the clearance for condensing units and outdoor units?
The modern furnaces that home inspec-tors see in the field have many clearance numbers stamped or printed somewhere on the cabinet. Back, top and side clear-ances to combustibles are easy to get. But with air conditioning condensing units and heat pump outdoor units, the clear-ance numbers can be hard to find without consulting the installation manual. When presenting my slideshows, I often cite —directly from the manuals — some of the most important numbers. I usually pull up these slides near the end of the presenta-tion, but I am almost always asked for one or more of these clearance numbers before I get there.
To wrap up my Top 10, I thought I would post a few of these numbers here.For top discharge (updraft) equipment, the following are recommended clearances:• From walls, privacy fences and similar
obstructions, requirements range from 6 to 10 inches
• Between units, 18 to 24 inches• From overhead obstructions that can
block airflow, 48 to 60 inches• For service access, 24 to 30 inches
You should always check out any questions with the AHJ. And for the exact clearance requirements for a specific piece of equipment, the AHJ might just be the manufacturer.
Secondary Heat Exchanger
Photo 7: Secondary heat exchanger that gets mistaken for an evaporator. [Image Kenny Hart]
In the August issue of ASHI Reporter: Join us on the road with Kenny. He will showcase his ASHI (and Ameri-can) Roadshow Experience.
ASHI Reporter | July 201516 17July 2015 | www.ASHIReporter.org 17
You Tell UsLetters From our Readers
Why We Support ASHIBy P. Nathan Thornberry
IF YOU ADD UP EVERYTHING WE SPEND IN a year on marketing at inspector events and online resources, you’d find that we spend more than two-thirds of this budget, a disproportionate amount, on ASHI events — from the chapter level all the way to InspectionWorld. We spend so much, in fact, that ASHI and its local chap-ters always try to make it cheaper for us and we refuse the offer every time. For example, when ASHI pays me to speak, I just buy more booth space or a sponsorship and give ASHI even more money. Local chapters offer to pay for a hotel room when we attend a meeting, so we pay for new members or guests to attend and sponsor their chapter to more than make up for it.
Why would we do this?Generally, suppliers — not just in this profession, but in all industries — have the same views on shows and meetings: We want to attend fewer of them, we want them to have more attendees and we want to pay less money to attend. I don’t fault anyone for having this viewpoint; it certainly makes a lot of sense as a practical matter. Less marketing dough + more opportunities = higher profits. In the short term, this tactic plays well, but in the long term, having a strong ASHI, strong ASHI chapters and strong ASHI events in as many locations as possible improves this very localized profession, and that is something worth investing in.
There’s a lot of talk out there about other associa-tions, both regional and national, having online resources or simply having head counts that are very impressive. Some have even heard me compliment these players on their marketing skills or even tout some of the benefits thereof bto ensure that the individual inspector is always on the cutting edge … but nothing compares to a simple benefit for which ASHI is the clear leader: local chapters and national conferences to experience live and in person. That benefit is incredibly difficult and expensive to replicate and many of those putting these efforts together are doing so on a volunteer basis. Vendors, in my opinion, should sponsor these events on every level in a big way, and inspectors who care about where this industry is 10, 20 or even 30 years from now only need to look at where the indus-try was 10, 20, or even 30 years ago to see the effect that ASHI and ASHI members have had.
Take it from a guy who has been to nearly every chapter of every association out there, every national and regional show, spoken to more than 10,000 people and worked with more than 4,500 inspectors, and a guy who hosts two national
conferences … ASHI InspectionWorld alone is worth the cost of ASHI annual dues.
Will I offend members of other associations by saying this? Perhaps, but generally only those who have insecurities or a bias to begin with. I promote any organization that promotes inspec-tors and the industry, and many do a great job of it. But none have the reach of ASHI on a local level or through the national conference that de-fines this industry and has done so for decades.
Whatever your affiliation may be, I invite you to join ASHI and attend InspectionWorld, the largest show in the home inspection industry.
Nathan Thornberry is the founder of The Inspector Services Group, the largest vendor in the inspection industry and a long-time ASHI supporter, featuring more than 1,000 products and services tailored to the inspection profession. Visit www.InspectorServicesGroup.com or email Nathan at [email protected].
A Letter of CommendationBy Robert Pardi, ASHI Associate MemberInterSpecs Property Inspections, Lakeside, CA
This letter is to publicly thank my mentor, John Bowley, of Master Specs, San Diego, CA, who in-troduced me to the world of property inspections.
From the beginning of the mentorship, John and I worked together diligently so that I could under-stand the kind of education I’d need to pursue to become successful and transform my business (and myself) into a valued asset in the property inspection field.
Before becoming a property inspector, I worked for more than 14 years as a California State– licensed general building contractor and for eight years as an outside field tech for a top communications provider. When I turned my interest toward property inspection, I had the
initial perception that I wouldn’t have all that much to learn. Boy, was I wrong!
Fortunately, John Bowley was the home inspector on call when my spouse and I relocated to Lake-side, CA. From the day I met John and told him that I hoped to become an inspector someday, he offered positive support, helpful informa-tion and encouragement for my goal to start a business that I could own and operate without depending on additional personnel (anyone who has ever been a contractor will understand why!). But when John told me to call him if and when I made up my mind to become a property inspec-tor so that he could help me pursue this goal, my thoughts were something like, “Yeah, right. Everybody says that, but no one really means it.” I was wrong again!
The time I’ve spent learning under John’s mentor-ship has been the most valuable investment I’ve made in this endeavor. John has shared a wealth of information, provided guidance and showed me how to use intelligent practice techniques in all aspects of establishing and maintaining my own inspection company.
I’ve been all over the United States, done many jobs and met many people in my life. One thing I know is that opportunities to meet people like John are rare. John has never steered me wrong, even if I’ve sometimes doubted what he’s told me to do or how he’s taught me to do it. Everything John has said to me about this business has proven to be solid, indispensible guidance that has led me to success.
I’m grateful for John’s assistance and support, and I’m proud to be able to call him a friend. The information and education I’ve received through John’s mentorship is an invaluable tool in my quest for success. Thank you — to ASHI and John Bowley — for the help and support you have given me thus far. I look forward to many more years of continuing these associations, and perhaps someday, I’ll be able to do the same for someone else!
ASHI Reporter | July 201518 19July 2015 | www.ASHIReporter.org 19
444 It 's Time to Fire up the Grill … Safely
It’s Time to Fire up the Grill … Safely
BY CAROL DIKELSKY
ALTHOUGH SOME LIVE IN CLIMATES that allow for easy-access outdoor grill-ing throughout the year, the majority of us anticipate the arrival of summer “grill season,” when we can leave the kitchen behind and easily use the outdoor grill to make a delicious meal. Summer’s also the season when grilling can go wrong — with results much worse than a badly charred steak. The unsafe use of grills can be dangerous to both people and home properties.
In fact, the National Fire Protection Agency (NFPA) warns that July is the peak time for fires involving outdoor grills. In about half of the fires associated with outdoor grills, the first thing that ignites is a flammable or combustible gas or liquid. Grill fires coupled with wind gusts or excess gas hanging in the air can quickly and severely injure people standing nearby, as well as potentially damage a home’s exterior.
So, whether you are on the job inspecting a home or firing up your own grill to prepare burgers for dinner, be sure to check the safety of the grill.
Read the manualNearly half of all injuries involving grills are thermal burns, most of which are pre-ventable if you follow safety guidelines. For example, you might have heard about the incident that happened in 2012 to ESPN SportsCenter anchor Hannah Storm. The grill’s initial flame went out as she was
preparing to cook dinner on a cold eve-ning. When she tried to restart the grill’s burner immediately (instead of waiting 15 minutes, as recommended in the user’s manual), the result was a small fireball rolling back at her, causing severe burns on her face, neck, chest and hands.
What happened to Hannah Storm could happen to anyone who’s grilling. She now says, “It’s important to tell and share this story because it was a very simple mistake that I made, but it was a very common mistake. People all over the world grill and they grill all the time, and most of the people that I know really don’t understand the proper procedures.”
Since recovering from her burn injuries, she’s worked with the NFPA to create home fire safety public service announce-ments (www.nfpa.org/hannah). One of her goals is to encourage people to take the time to read their grill’s instruction manual, which she admits she’d never done before her accident.
Another advocate for being familiar with the user’s manual is Food Network’s Alton Brown. He said, “I know how to turn a gas grill on and off, but I still make a point to read what the manufacturer says about it.” The U.S. Consumer Product Safety Com-mission (CPSC) also recommends follow-ing manufacturer’s instructions and using caution, especially when connecting or dis-connecting liquid petroleum (propane gas) containers. Doing this possibly boring, but very simple, task and then following the
instructions you learn can prevent a serious accident from occurring when you use your grill.
Choose the right placeAnother important step is to put the grill in its proper place. Most guidelines generally suggest placing your grill a safe distance away from the home and any deck railings. CPSC guidelines state that grills should be placed at least 10 feet away from a house or any building, and that grills should not be used in a garage, breezeway, carport, porch or under a surface that can catch fire. Also, outdoor grills should not be used indoors because grilling or burn-ing in an enclosed area can lead to carbon monoxide poisoning or contact with flam-mable materials. For maximum safety, it’s a good idea to place your outdoor grill on a rock or cement surface and to keep a fire extinguisher handy.
In line with these common sense guide-lines, ASHI Executive Director Frank Lesh offers a practical tip that a grill should be placed far enough away from the home that a person can easily walk between the grill and the house. He notes, “That’s a reasonable, safe distance. The heat gener-ated by grills placed closer to the house can cause damage. Specifically, synthetic stucco and vinyl siding could melt and wood siding could catch fire.”
In an ASHI Reporter article from May 2006, Lesh provided more details. “In a typical home inspection of a house clad with Exterior Insulation and Finish System (EIFS), it’s important to know what to look for without doing an EIFS inspection and moisture analysis. A home inspector should be sure that the homeowner does not have a barbecue grill too close to the house because the heat from the grill can cause the foam layer of the EIFS to melt. If this has already happened, you’ll see a smooth indentation that follows the con-tour of the grill.”
Grill safely and grill oftenWhatever your preference — chicken, veg-etables, red meat, fruit, pork, fish or even
dessert — be sure to safely enjoy the fleeting summer months of grilling. You could even try some of these grilling ideas gathered from various foodie websites:
• Use high heat when grilling ground beef burgers to sear the outsides and seal in the juices.
• When grilling extra-lean meats, add moist ingredients for juiciness and extra seasonings for flavor and use medium heat.
• Grill fruit — try pineapple, plums or watermelon for a delicious side dish. Put a chipotle rub on your choice of shrimp or meat to make a great flavor combination.
• Squeeze lemons and oranges over the chicken as it cooks. This trick moistens the skin, which in turn prevents flare-ups, and the taste is excellent.
Sources consultedAhrens M. Home fires involve cooking equipment. NFPA Report. November 2013. www.nfpa.org/research/reports-and-statistics/fire-causes/appliances-and-equipment/cooking-equipment.
Carli L. The 5 rules of grilling safety. www.marthastewart.com/1113127/5-rules-grilling-safely.
Chillot, R. Playing with fire: what you can learn from one man’s barbecue phobia. Prevention. November 3, 2011. www.prevention.com/food/cook/5-grill-safety-tips-safe-cookouts.
National Fire Protection Association. ESPN SportsCenter anchor Hannah Storm urges others to learn from her accident and grill safely. www.nfpa.org/safety-information/for-consumers/outdoors/grilling/espn-sportscenter-anchor-hannah-storm-urges-others-to-learn-from-her-accident-and-grill-safely.
National Fire Protection Association. Grilling safety tips. www.nfpa.org/safety-information/for-consumers/outdoors/grilling/grilling-safety-tips.
National Fire Protection Association. Grilling. www.nfpa.org/grilling. Accessed May 24, 2015.
U.S. Consumer Product Safety Commission. CPSC releases grill safety tips. News Release #97128. May 20, 1997. www.cpsc.gov/en/Newsroom/News-Releases/1997/
CPSC-Releases-Grill-Safety-Tips/.
Carol Dikelsky recently joined the ASHI Reporter editorial team. Her experience includes more than 20 years of editing, writing and managing projects for a variety of association, health care and local publications.
Know what to look for Several features on a grill can be checked during a home inspection. Refer to the NFPA website for video tutorials featuring how to carry out items on the following list:• Check inside the grill and clear out
any animal nests or insects, as these can be combustible and block the gas line.
• Examine the gas line from the source to the burners. Check the gas line for leaks or cracks.
> Turn on the gas supply. Spray or brush a soap and water solution (liquid from a bottle of bubbles works as well) along the gas line. If there’s a gas leak, the reaction with the gas causes bubbles to form around the leak.
> If the grill has a gas leak (indicated by smell or by the results of the soapy bubble test) and there is no flame, turn off the gas tank and the grill’s burners. Even if the leak stops, call a professional to service the grill before it is used again. If the leak doesn’t stop, call the fire department immediately.
• Check and tighten any loose connec-tions between the gas supply to where it connects to the burners.
• If the cook smells gas while cooking, he or she should move away from the grill and call the fire department im-mediately. Do not move the grill.
NFPA’s Grilling Safety Tips
• Propane and charcoal BBQ grills should only be used outdoors.
• Place the grill well away from the home, any deck railings and out from under eaves and overhang-ing branches.
• Keep children and pets away from the grill area.
• Keep the grill clean by removing grease or fat buildup from the grills and in trays below the grill.
• Never leave your grill unattended.
ASHI Reporter | July 201520 21July 2015 | www.ASHIReporter.org 21
Event-Driven Public Relations (PR): Home Shows
Event-Driven Public Relations (PR): Home ShowsBY ALAN CARSON, CARSON DUNLOP, WWW.CARSONDUNLOP.COM
MOST CITIES HAVE HOME SHOWS FOR homeowners and would-be homeowners. If you participate in these shows, you may reach both owners and buyers, although it’s likely that more of your audience will be homeowners. When deciding whether to participate in a home show, you should consider that most people do not buy anything at home shows. There are some exceptions, but the main goal of most exhibitors is to get leads.
Marketing home inspections at a home show is tricky. Home inspections are a time-sensitive professional service. You need prospective clients to think of you when they start the home-buying process. Although you may get some leads at a home show, the people you meet might forget your name by the time they are buying a home — unless you find a way to be memorable. As with any marketing effort, you should measure your return on investment. For example, you may not want to participate in a home show that occurs during your busiest time of year for inspections.
Exhibiting at a home show makes more sense if you offer services for homeowners as well as buyers. Advertising your exper-tise in testing for lead, asbestos or carbon monoxide, as well as with conducting
energy audits, radon tests, indoor air quality testing or all of these is a good strategy for home shows. Having a compelling display attracts attention and generates discussion.
If you offer consulting services to home-owners, you might want to highlight these services during a home show. Many home-owners have problems with their homes that they do not fully understand. Show-casing your consulting services at home shows can be great way to generate leads for this kind of work.
Based on our home show experiences, we offer the following ideas for gener-ating leads and improving traffic flow.
GENERATING LEADS
Design Your Display Around One GoalDesign your booth strategy around one well-thought-out goal. Possible goals in-clude selling something, introducing your service to the public, creating a public relations opportunity or getting leads to follow up on later. We believe the best goal is to generate leads.
Don’t Try to Sell at Your BoothHundreds of people may walk past your booth. You often have very little time to speak to people. If you try to sell to each
person on the spot, you may significantly reduce the number of people you reach. It takes very little time to find out if a person is a prospect and collect his or her infor-mation, but it takes much longer to make a sale. While you are occupied trying to make a sale, other prospective clients may be walking right by your booth.
Have something interesting at the booth to draw people in. You need to solve a prob-lem or fill a need. Sometimes you have to make people think about the problem first. Termites are a good example. If you offer termite inspections, you could display a well-established termite colony in a transparent display case — this is a strat-egy that has worked well for us. Samples of molds in tightly sealed containers also may be interesting. A strong visual that does not look like a sales gimmick is usually successful. High-quality photos may work if they are poster-size and very clear.
Approach Those who Show Interest With Open-Ended QuestionsBe sure to approach anyone who looks at your display or demonstration. An open-ended question such as “How much do you know about termites?” is often a good beginning.
On the other hand, you could ask a closed-ended question and offer a follow-up response for each possible answer you may get. If you test indoor air quality, you may ask, “Do you get sick more often in the winter?” You can follow up this closed-ended question with another leading question or an interesting fact, depending on the response you get.
Make the Question General and Qualify the ProspectAsk a direct question that starts the quali-fication process immediately, like “Do you ever worry about the quality of air in your home?” It’s good to remember that people love to talk about their children and that parents will spend money on things that may have a positive impact on their children’s health or safety.
Responses to questions like this can tell you a lot quickly and can help you qualify or disqualify the prospect. A qualified prospect is a person who could benefit from your service. A well-qualified lead is one who understands the benefit.
Offer Your Service as a Prize and get Contact InformationOne way to make the draw more effective is to offer your services free as a prize. This attracts people who are interested in your service — and that is a good thing! Of-fering prizes or discounts on your services are reasons for people to give you their contact information. Items such as pens or tape measures that include your contact information make good gifts, and people tend to keep things like these around their houses to use. Including useful informa-tion on the back of your business card is another way to advertise to people who might need your services in the future.
KEEPING ATTENDEES MOVINGYou need a strategy for keeping a good traffic flow going through your display space. Visitors who you may need to help move along fall into two categories:people who are not prospects — you need a polite way to move these people along.People who are prospects, but who already have given you their information —
moving these people along is more difficult because you don’t want to let them know that you are trying to move them along.
Be Polite, but Keep Them Moving For the first category of visitors, a good way to move them along politely is to say, “Thanks for dropping in and enjoy the show!” Alternatively, you could say, “It’s been great talking with you. Be sure to take a brochure.”
Say Goodbye, and Offer a Follow-Up For the second category of visitors, close the conversation by saying something like, “It’s been good to meet you. We’ll be in touch next week.”
Follow Up!If you make a commitment to attend a show and collect information from pro-spective clients, be sure to follow up with them. We know from firsthand experience that it’s very easy to go back to your busi-ness the next week, get busy and fail to follow through on your leads. Consider sending prospective clients a calendar, a memory stick or another small gift to help keep you in their minds when they need to look for a home inspector. People enjoy receiving an unexpected follow-up gift.
CONCLUSION: There are many
sources of help for successfully
exhibiting at home shows. We
suggest attending home shows
to collect ideas. Take note of
which booths are the busiest
and ask the exhibitors about
their experiences. Have they
been successful in the past?
Watch how participants connect
with attendees. Could you do
the same?
Will you be the only home inspec-
tion company at the show? We
prefer to exhibit at the home
shows at which our competi-
tors are not also exhibiting. Do
you have it in you to talk a good
game? Do you present yourself
and communicate well? Most
home inspectors do. However, if
the whole idea of exhibiting at a
home show makes you nervous,
do not do it. Spend your time
on other marketing activities
instead. No strategy will be suc-
cessful if your heart is not in it.
Thanks to Roger Hankey for his insight and contributions on this article.
ASHI Reporter | July 2015 July 2015 | www.ASHIReporter.org 22 23
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Function and MaterialAir conditioning systems rely on movement and the change of state (evaporation and condensation) of refrigerants between an outdoor condenser coil and an indoor evaporator coil. The lines that carry the refrigerant between the evaporator and condenser coils and through the compressor and expansion device typically are copper. The larger line typically carries a cool gas and is insulated. This is commonly referred to as the suction line, but it is also called the return line or vapor line. The smaller uninsulated line typi-cally carries a warm liquid. It is most often called the liquid line. Where the evaporator coil is higher than the condensing unit, the suction line should slope down toward the condensing unit with a slope of at least ¼ inch per foot to allow oil to flow back to the condensing unit. The oil, which is used to lubricate the compressor, travels with the refrigerant through the system.
Line Coiled Horizontally and Refrigerant Boiling Points Any extra piping may be coiled near the evaporator coil. The line should be coiled horizontally rather than vertically. Again, the lines should allow oil to flow back to the condensing unit. With R-22 (old refrigerant), operating pressures in the lines are typically in the order of 70 psi on the suction side of the system and more than 230 psi on the discharge side. R-410A (modern refrigerant) might have a suction pressure of about 120 psi and a discharge pressure of 380 psi. There is considerable variation in these numbers and they are not critical for home inspectors to know because we are not testing refrigerant pressure. Because refrigerants are a gas at atmospheric temperature and pressure, leakage through the lines will dissipate as a gas and may leave an oil residue. At atmospheric pressure, R-22 has a boiling point of roughly -41°F, and R-410A is around -63ºF.
Filter/dryer (or filter/drier)In some installations, you will find a filter/dryer in the liquid line. Filter/dryers clean and dry the refrigerant. Installers often add these to a system when the compressor is replaced or if a refrigerant leak has required recharging. They help remove any contaminants. They are roughly the size and shape of a soft drink can. They may be located in the liquid line near the condenser outlet or near the
expansion device, close to the evaporator. Many have an arrow on them to show the direction of flow. If possible, check that the arrow is pointing in the right direction. Bidirectional units with arrows pointing both ways are acceptable.
A typical filter/dryer. Ensure that the arrow is facing away from the condenser.
Air Conditioner Refrigerant Lines BY ALAN CARSON, CARSON DUNLOP, WWW.CARSONDUNLOP.COM
ASHI Reporter | July 2015 July 2015 | www.ASHIReporter.org 24 25
ALL HOMES WITH A SUMP PUMP SYSTEM SHOULD HAVE a backup system in place for when the primary pump fails. Everyone knows an electrical primary pump will not operate if the power is cut off. Using Murphy’s Law, this can happen during a storm when the system is needed the most. There are also other reasons pumps fail, for which a backup system can provide you time to make repairs. Some of the breakdowns include: float switch gets stuck or breaks, pump intake gets blocked with mud or stone, waterlogged float, broken impeller or drive shaft, an air-locked pump not pumping, blocked or frozen discharge line. There are several different backup systems you may see out in the field, and each of them has its own pros and pains.
First, I want to talk about an inverter system which gives backup power to the primary pump when the power goes out. This works on a D/C battery
ASHI Ad.indd 6 3/25/15 10:33 AM
Watch for frost Frost accumulation just past the filter/dryer indicates a partially plugged unit and service should be recommended.
AccumulatorSome air conditioning units and most heat pumps have accumula-tors designed to prevent liquid from getting into the compressor. Compressors are designed to pump gases and become damaged if liquids are introduced. Accumulators on air conditioning systems typically are located in the condenser cabinet just upstream of the compressor. Typically, they are metal cylinders, with refrigerant lines going into and coming out of the top. There is not much to inspect.
Supports and radius of bendsRefrigerant lines should be supported every 5 to 6 feet. Bends in refrigerant lines should have a minimum 12-inch radius.
Sight glass A sight glass may be installed on the liquid line, usually near the condenser. This allows the service person to check refrigerant levels. If bubbling is noted in the sight glass on an R-22 unit, this indicates possible problems and service should be recommended. It is unlikely there will be a sight glass on an R-410A system, but if there is, bubbles do not indicate a problem. The sight glass is about 1 inch in diameter. Many sight glasses have a colored ring. If the ring color changes, this indicates moisture in the refrigerant. This is a serious condition. As little as one tablespoon of moisture in the refrigerant system will destroy a compressor in a few months.
Sight glass is more common on commercial systems than on home air conditioning systems. Sight glass is especially rare on newer resi-dential equipment, as charging methods have changed over the years.
Common refrigerant line problems include the following:1. Leaking2. Damage3. Missing insulation4. Lines too warm or cold5. Lines touching each other
Let’s examine two of these common conditions: leaking and missing insulation.
LEAKINGOil residue on the line usually indicates a leak in the piping, often at a connection. Because oil travels through the system with the refrigerant, a leak often will show up as an oil stain. Escaping refrigerant boils off and leaves no trace other than the oil.
Causes Refrigerant leakage is usually the result of corrosion or mechanical damage.
Corrosion and sludge Corrosion is often the result of contaminants in the system: copper lines touching galvanized ductwork or other dissimilar metals; or a corrosive atmosphere in the house caused by chemical storage, furniture refinishing, gypsum board with high sulfur content (Chinese drywall) or some other reason.
Mechanical damage Mechanical damage to refrigerant lines can occur at the out-door unit if the lines are bumped by a lawn mower, for example. Mechanical damage also may be possible in places where the lines go through the exterior house wall.
Settlement Settlement of the condenser or building can stress the copper lines. People playing or working around the air conditioner may step on the lines. The lines running through the house can be damaged by driven nails or careless handling of storage, for example.
Implications If the refrigerant leaks out, the system performance will deteriorate and the house will be less comfortable. Ultimately, the compressor may fail or the system may shut down.
Strategy Since refrigerant lines do not have any connections or joints that may leak except at the coils, concentrate on the connections to the coils at either end, where visible. If there is a thermostatic expansion valve, check its connections. Check along the length of the line for evidence of mechanical damage, particularly in exposed areas and at the interior and exterior penetration points through the house
444 Air Conditioner Refrigerant Lines
ASHI Reporter | July 2015 July 2015 | www.ASHIReporter.org 26 27
wall. Refrigerant lines need support so that joints aren’t stressed under the weight of the lines. On attic units, pay attention to where the lines disappear into walls or ceilings.
Lines through the wall Where refrigerant lines go through walls, the hole in the wall should be considerably larger than the refrigerant lines, and the lines ideally should be (but are not commonly) in conduit at the point at which they go through the wall. The flexible material should seal the inner and outer ends of the conduit to allow move-ment but also to prevent moisture and insects from entering the building and to prevent heat from going out of the building.
Oil stains Look for evidence of oil stains on the refrigerant lines. Service technicians use leak detection fluids, halide torches or electronic leak detectors. These are beyond the scope of home inspectors.
MISSING INSULATIONThe large-diameter line (suction line or gas line) should be insulated along its entire length. The insulation has two functions:
• To prevent the suction line from sweating and dripping water inside the house.
• To prevent the suction line from heating up outdoors on its way to the compressor. We are trying to take heat out of the house and dump it outside. We do not want to collect more outdoor heat in the suction line before it goes into the compressor.
Causes Insulation may be missing because of the following reasons:• it was never put on in the first place• animals have chewed it• service people have pulled it away to inspect or repair areas• it has worn away or deteriorated by exposure to sunlight
Implications Missing outdoor insulation results in less comfort, higher operating cost and shorter life span of the equipment. Water damage to the home may result if the indoor insulation is missing, incomplete or damaged.
Strategy Look for the insulation to be intact along its entire length. Pay particular attention to the outdoor section of the suction line.
CONCLUSION In this article, we introduced several important topics related to refrigerant lines from air conditioners. You can find much more information in the ASHI@HOME training program.
Thanks to Roger Hankey and Kevin O’Hornett for their thoughtful review and input.
Please see page 31 for a sidebar to this article 444
444 Air Conditioner Refrigerant Lines
The connection near the condenser is a common area for leaks.
Stains below the suction line indicate
leaking.
The damage to this insulation was caused by vermin activity.
This suction line is missing most of it's insulation.
SAVE THE DATE • January 24-27, 2016Join us in the celebration as ASHI marks 40 years
as a leader in the home inspection industry.
ASHI’s annual meeting and the largest education conference and expo for professional home inspectors.
> Over 45 expertly led educational sessions
> Popular networking and social events > Exhibits providing the latest information on tools and technology
> Earn 20 ASHI CEs, state CEs and many industry association credits
Town and Country Resort, San Diego www.towncountry.com Room rate $148/night (taxes not included) WiFi included. Parking $5/day.
Reservation site: https://aws.passkey.com/event/13855072/owner/27934/home
Conference registration begins September 1, 2015
A special raffle will be held on October 1 when five lucky registrants will receive complimentary registration to InspectionWorld San Diego.
ASHI Reporter | July 2015 July 2015 | www.ASHIReporter.org 28 29
ASHI CommunityNew Inspector Status, ASHI Chapters, Council News
New ASHI Associates As of May 1, 2015
H Denotes graduate of The ASHI School
Craig AgliettiSecurity Support ServicesAnchorage, AK
Patrick GreenwoodTuscaloosa, AL
Jeremy MiddlebrooksTwo Jays, LLCFairhope, AL
Steven TaylorPT Residential ServicesMidland City, AL
H Ramin Jaafarian, PEAlpha Home Inspection Services, Inc.Los Angeles, CA
H Horacio GarfioLa Puente, CA
H Jeremy WolfeChico, CA
H Steve ZirniteMalibu, CA
H Christopher JohnsonTemecula, CA
Jennifer KimPrincipal Home InspectionsWillits, CA
Richard HvolbeckGreenwich HomeInspectionGreenwich, CT
Yanir PesokClear View Home InspectionShelton, CT
Kenneth KearCheck it Out Home Inspections, LLCWestport, CT
John KochHome Quest Home InspectionSandy Hook, CT
Joe McCannRes-I-Tech, Inc.Danbury, CT
Andrew McNeillWashington, DC
Joseph FarrellPillar To PostPonte Vedra, FL
Oby ArnoldHouseMasterMarietta, GA
New ASHI Certified Home Inspectors As of May 1, 2015
ASHI Chapter Education
ASHI Great Lakes Chapter Spring ConferenceWhen: July 10-11
Where: Holiday Inn
200 E. Rand Road
Mt. Prospect, IL
Contact: [email protected]
847-392-0123
Golden Gate ASHI ChapterFoundation DrainageWhen: July 9, 2015, 7:00 pm
dinner meeting
Where: Pyramid Alehouse
901 Gilman St.
Berkeley, CA
CEUs: 2 ASHI CEs
Contact: www.ggashi.org
Golden Gate ASHI ChapterPoria IncrassataWhen: August 13, 2015
7:00 pm dinner meeting
Where: Pyramid Alehouse
901 Gilman St.
Berkeley, CA
CEUs: 2 ASHI CEs
Contact: www.ggashi.org
New York Metro Chapter Annual Seminar 2015When: September 11-12, 2015
Where: DoubleTree Hotel
455 South Broadway
Tarrytown, NY 10591
CEUs: 16 ASHI CEs
Contact: Vic Faggella
vjf@centurion-
inspections.com
www.nyashi.com
ASHI Western Washington ChapterEducational SeminarWhen: September 12-13, 2015
Where: Shoreline Conference
Center, 18560 1st Ave NE
Shoreline, WA 98155
CEUs: 15 ASHI CEs
Contact: [email protected]
ASHI New England 266 CMR 6.00 Standard of Practice When: September 14-15, 2015
CEUs: 4 ASHI CEs
Contact: [email protected]
ASHI Great Plains Chapter Annual Fall SeminarWhen: September 18 - 19, 2015
Where: Great Wolf Lodge
Kansas City, KS
CEUs: 2 ASHI CEs
Contact: www.ashikc.com
ASHI Great Lakes Chapter Fall ConferenceWhen: September 25-26
Where: Holiday Inn
17201 Northline Road
Southgate, MI
Contact: [email protected]
734-283-4400
Keystone ASHI KeystoneInspection SeminarWhen: October 30-31, 2015
Where: Crowne Plaza Reading
1741 Papermill Rd.
Reading, PA 19601
CEUs: 16 ASHI CEs
Contact:
keystoneinspectionseminar.com
Mid-Missouri ASHI Chapter Educational SeminarWhen: November 6, 2015
8:00 am – 5:00 pm
Where: Columbia Board of
Realtors
Office, Columbia, MO
CEUs: 8 ASHI CEs
Contact: www.midmoashi.com
Michael GaurnierBuyers Protection GroupCitrus Heights, CA
Anthony PerjanikHomeguard IncorporatedSan Jose, CA
Terry BrownT.M. Brown & Co.Roseville, CA
Shane SwartzSwartz Home InspectionsFresno, CA
Mike MeinertMeinerTech Home Inspections & Thermal Imaging, LLCCastle Rock, CO
Kenneth ButlerAbove Grade Home InspectionsNaugatuck, CT
James AmendWaypoint Property Inspections Royal Palm Beach, FL
Mark KinzieHome-Probe, Inc.Decatur, GA
Eric StonePillar To Post Home InspectionSherman Oaks, CA
Steven SpooniLook Home Inspection Co.Gladstone, MO
Gina M. TreeceJanni's HOMTEC Toledo, OH
John "Kenny" LarsenPlatinum Inspection Services Kennewick, WA
New ASHI Inspectors As of May 1, 2015
INSPECTOR
To submit your materials for moving up, please contact Janet George
at: 847-954-3180 or [email protected]
Mark HlasnicekAmerican Patriot Home InspectionsAcworth, GA
Kevin CrosbyAmerican Family Home InspectionSuwanee, GA
Jay CadavonaHome Inspections Oahu, LLCHonolulu, HI
H Bret BeasleyCPO Home InspectionNampa, ID
Peter BarnesBarnes Home Inspectiondba Illinois Inspection Waterloo, IL
H George MeeganPark Ridge, IL
H James MeloneElmwood Park, IL
H Anthony RofranoHanover Park, IL
H Robert O'ConnorChicago, IL
Tim JamesPillar to Post Professional Home InspectionsCrown Point, IN
Chris CottonAppCon Services, Inc.Wichita, KS
Jay BrewerCrown Home InspectionsLenexa, KS
John BilsonBilson & Sons Home InspectionsWichita, KS
Christopher DavisConfident Selection InspectionsOlathe, KS
William Carter IIIVine Grove, KY
F. Nash StrudwickAll Point Inspections, LLCNantucket, MA
Michael DoyleIQ Home InspectionsStreet, MD
Romano PietrobonoThe Building Inspectors of AmericaSilver Spring, MD
H Michael SametLil Nuggett InspectionsSpencerville, MD
Cory FunkhouserMaury Home Inspections, LLCBethesda, MD
H Aaron DanielsonRochester, MI
H Donald TorchiaRochester Hills, MI
H Terry DenoyerDenoyer Inspection Service, LLCWilliamsburg, MI
Lanny FrengInspection WerXElko New Market, MN
Ken ReevesPillar to Post Home InspectionsColumbia, MO
Kelly McGuireMcGuire Home InspectionsButler, MO
Alex GinglesGingles Inspections Belton, MO
John StordahlSterling Home InspectionMissoula, MT
Gary HudkinsNPI Piedmont LLCCornelius, NC
Yu ZhangCary, NC
Steven StaffordKey Inspection Service, dba BPGMays Landing, NJ
Tommy SaccaRight At Home Inspection LLCWaretown, NJ
William De ToreSouthampton, NJ
Devon ClancyLighthouse HomeInspection LLCSea Grit, NJ
Ronald BagliereFB&L Architectural and Engineering Consultants DPCBaldwinsville, NY
Ray VetranoNational Property Inspections Briarcliff Manor, NY
Ron SierraPillar to Post Cortland Manor, NY
H Michael ClarkMilford, OH
H Paul NicolausCincinnati, OH
H Justin WalkerElyria, OH
H Philip DavisCincinnati, OH
H Tom McGoffCincinnati, OH
H Craig ReinhardtCincinnati, OH
Michael SutterSutter Home Services, LLCAvon Lake, OH
Paul RicciLEI of Sandusky, LLCSandusky, OH
Steve TooheyYour House HomeInspection LLCMassillon, OH
Scott HochAllied Inspection Services Bethlehem, PA
H Daniel HorvathPittsburgh, PA
Shawn HaneyExtra Mile Home InspectionsLancaster, PA
David WilliamsReal Estate InspectionsGarnet Valley, PA
Joe ClaveyChoice Service Inspection LLCQuarryville, PA
Steven MarlierHome TeamPittsburgh, PA
Wes WhittleEastech Property DevelopmentMt. Pleasant, SC
Ron HillHilltop PropertyInspections, Inc.Maryville, TN
Nate LongRealty Check InspectionsMidvale, UT
H Chris HuynhFalls Church, VA
Wayne CraftUS InspectKeene, VA
H Todd SummersArlington, VA
H Bruce ShifflettPiney MT BuildersRuckersville, VA
H Joseph ReillySterling, VA
Charles ReevesLynchburg, VA
H David LaneHaymarket, VA
Shawna MillerBerryville, VA
Jim GroenInspector JimSnohomish, WA
Isaac ShumakerAssurance Home Inspections Belfair, WA
Steven SchulnerCaledonia, WI
Ivan RodriguezAccurate Inspections of AtlantaWoodstock, GA
Richard MillerPrairie Home Inspection, Inc. Minneapolis, MN
Mike MoserMJ Moser Inspection and Construction ConsultingSouth St. Paul, MN
Shawn MartensSeagate Inspections, Inc.Holland, OH
Timothy BauschPillar to PostCincinnati, OH
Richard CummingsCornerstone InspectionsOklahoma City, OK
Gayla SmithCertified Site Inspections, LLCTerrebounne, OR
Pete Ciliberto Real Estate InspectionsGarnet Valley, PA
Daniel (Danny) NiemiPillar to Post Home InspectorsEads, TN
Eddie HenryAmerican Dream Home InspectionsRowlett, TX
John FieldsCJR Property InspectionsFredericksburg, VA
CALL FOR MEMBER INSPECTION PHOTOS!ASHI is collecting high
resolution photos (300 dpi) of members
performing inspections. We would like to use them
on our website and in the membership
materials. Send your images to arlenez@ashi.
org. Your name and company will
be in the photo credit if we use it in print.
31July 2015 | www.ASHIReporter.org 31ASHI Reporter | July 201530
ASHI Chapters Find the Chapter Nearest You and Join Today
Herspective From the Women of ASHI
BORN IN GERMANY, ULI SOMMERS relocated to the United States in 2000 to follow a job opportunity for her husband. His Portland-area assignment was supposed to last for one year. Now, 15 years later, Uli and her family live in Beaverton, OR, and Uli has dual citizenship and works full time as a home inspector.
Embracing the Pacific Northwest lifestyle, Uli and her husband bought their first house there 12 years ago. She said, “It was a foreclosure situation, a real fixer-upper. As we met with the home inspector, we said, ‘You can skip over telling us what is not working. Just tell us what is working. We’ll be done a lot faster.’ Over time, we rebuilt the house the way we wanted it to be.”
Throughout the process, Uli found she en-joyed learning how to do things the “right way,” and her home improvement skills steadily improved. Her next projects in-volved remodeling an investment property, as well as parts of her friends’ homes. She said, “Soon my kids were old enough that I could pursue becoming a home inspec-tor, which had become my personal goal because the projects I was doing were so satisfying.”
When Uli started out, she only knew a couple home inspectors. After going to her first ASHI chapter meeting, she called an-other female inspector who was a member. Uli appreciated that this person took the time to talk with her. “She was very sup-portive and encouraging. Also, another friend I made by attending chapter meet-ings encouraged me to ride along with
him to inspections, and I learned so much by doing that. Then I went to the ASHI School and eventually took all the tests to become certified.” Now Uli is an ASHI Certified home inspector in Oregon and serves as treasurer of the Portland ASHI chapter.
At first, Uli only knew a couple Realtors who were friends of her friends. Soon, she began getting a steady stream of calls for home inspection work. She added, “I also made a flier and took it to local Realtors. I offered a free radon test, and that helped get things going. After about six months, I didn’t need to advertise to keep busy.”
This year, Uli’s schedule has been espe-cially packed with inspection work — she credits the housing market that has really picked up in the Portland area. Uli said, “Usually the winter months are not very busy, but ever since I returned from In-spectionWorld in Philadelphia at the end of January, my phone has been ringing for appointments. With not a lot of houses on the market, multiple offers as well as cash buyers from out of state have become very common.”
“I am amazed at how easily it has all fallen into place. I think, for me, it is an advan-tage to be a woman — it certainly hasn’t hurt! Maybe it’s because the Portland area is known for being so progressive, but I’ve noticed that some people even request that a woman be the home inspector. That said, I can relate to other women’s stories I’ve read in the ASHI Reporter. Many times people think you are the Realtor when you
arrive, and then they are surprised to find out you are the home inspector. You have to earn people’s trust.”
Uli admits that sometimes keeping up with the paperwork can be a struggle. She said, “Right now I do it all myself —schedules, reports, everything — and all that behind-the-scenes work can take a lot of time. Most weekdays I’m working in the field, and on the weekends I’m taking care of bookkeeping and other details.”
“My advice to others is that it’s very im-portant to be always available. It may limit your free time, but it’s worth it to build solid relationships. My clients know that I’ll take calls from 6 am to 11 pm, and they appreciate and depend on my availability.”
“I love my job, and I think people can see that. If you love what you do, it’s easy to keep the energy going. Meeting people every day — it’s just my cup of tea. But I couldn’t do it without the support of my husband and my three kids. I realize sometimes that I can’t take it all on … but I still try!”
Uli SommersSommers Home Inspections, LLC503-710-5983www.sommershomeinspections.comulisommers@gmail.com
The Chapter Listing is Online. Please visit: www.homeinspector.org/Chapters/Listing
1. VISIT: www.homeinspector.org.
2. Hover over the membersonly tab, scroll down and click on chapters.
3. On the chapter page scroll down to the 1st bullet and click on: Find the closest chapter here.
4. When you see the screen pictured on the left, click on the state where you wish to find a chapter and the information will appear below the map.
Can you bury refrigerant line sets?By Kenny Hart
HERE IS AN ANSWER THAT WOULD BE “QUESTION 11” ON KENNY HART’S LIST OF HVAC-RELATED QUESTIONS … see article on Page 9 for Kenny’s answers to the top 10 questions he’s asked at training seminars across the country.
I’m occasionally asked, “Can you bury the air conditioning line set?” Generally, this is something you try to avoid, but there are occasions when burying the line set simply cannot be avoided. And sometimes, extensive damage to the structure can be prevented if the lines are buried versus snaking them through the ceiling and walls. In my area, raised slab construction is routinely used to build the foundation of our homes and apartment buildings. Burying the line set, especially for short distances, is sometimes done.
Do not bury the lines directly in the earth. Manufacturers’ instructions state that if a user is going to bury the line set, both the vapor and liquid lines should be insulated separately and installed inside a waterproof enclosure. The insulation won’t allow the copper tubes to touch or rub together, and the enclosure will prevent them from coming in contact with the soil. This should be done for the entire section of tubing that passes underground. Plastic pipe or conduit is recommended for this work, and the pipe and fittings are best glued together. At the points where the line set exit the enclosure, a watertight seal should be installed around the tubing.
On commercial work, underground pipe chases that are essentially concrete-encased covered trenches are built. Sometimes pipes are fastened to the wall of the encasement and supported along the way. But with residential work, 4-inch or 6-inch PVC pipe/ conduit and long, sweeping fittings are generally used and the line set is pushed or pulled through the pipe.
444 Air Conditioner Refrigerant Lines
Uli Sommers INTERVIEWED BY CAROL DIKELSKY
“My advice to others is that it’s very important to be always available. It may
limit your free time, but it’s worth it to build solid
relationships. My clients know that I’ll take calls
from 6 am to 11 pm, and they appreciate and depend
on my availability.”
ASHI Reporter | July 201532 33July 2015 | www.ASHIReporter.org 33
Current ASHI MembershipASHI Certified Inspectors: 3,334
Inspectors/Logo: 100
Associates: 1,826
Retired Members: 90
Affiliates: 73
TOTAL: 5,423 Members as of 6/5/2015
ASHI-ENDORSED MEMBERSHIP BENEFIT PROGRAMS
ASHI’s E&O Insurance Program: Business Risk Partners (BRP)www.inspectorinsurance.com 866-268-1327
ASHI Personal Lines Insurance Program: Liberty Mutualwww.libertymutual.com/ashi
ASHI Service ProgramBuildFaxSusan Ward, 855-237-8711http://land.buildfax.com/buildfax- special-pricing-for-ashi-members/[email protected]
ASHI Customer Appreciation Program: Moverthankyou.comBrent Skidmore, [email protected]
HomeAdvisor.comBrett Symes, 913-529-2683www.homeadvisor.com [email protected]
LegalShieldJoan Buckner, 505-821-3971buckner.legalshieldassociate.combuckner@legalshieldassociate.com
InspectionContracts.comDave Goldstein, 800-882-6242www.inspectioncontracts.comdavid@inspectoreducation.com
OneSource Solutions877-274-8632http://www.osconnects.com/ashi/
Porch.comEliab Sisay, [email protected]
444 Your ASHI
Speaker: Jim Funkhouser 571-214-4039 [email protected]
Alternate Speaker: John Wessling St. Louis, MO [email protected] Secretary: Brendan Ryan 724-898-1414 [email protected]
GROUP LEADERS
New England/Canada: Mike Atwell 617-285-8554 [email protected]
New York/New Jersey: Jerry Sanangini 856-232-6607 [email protected]
Mid-Atlantic: Jim Funkhouser 571-214-4039 [email protected]
Midwest: Michael J. Von Gunten 262-945-2446 [email protected]
South Atlantic: Richard Hart 770-827-2200 [email protected]
Gulf: John Knudsen 334-221-0876 [email protected]
South Midwest: Paul MacNeill 314-392-9313 [email protected]
North Central: Brendan Ryan 724-898-1414 [email protected]
Mountain: Marcus Richter 520-271-8582 info@handsonhome inspection.com
Pacific: Scott Swickard 949-454-1389 [email protected]
ASHI Council of RepresentativesSpeakers and Group LeadersASHI Rebate Program
Quill.comDana Fishman, 800-634-0320 x1417www.quill.com/[email protected] Platinum ProviderMillionaire Inspector CommunityMike [email protected] that you are an ASHI member
ASHI-ENDORSED EXAMS
ASHI Standard and Ethics Education ModuleGo to www.homeinspector.org, click on Education and Training, then click on the link for the ASHI Standard of Practice Education Module.
NHIE Exam: 847-298-7750 www.homeinspectionexam.org
ASHI-ENDORSED TRAINING PROGRAMSASHI@Home Training System 800-268-7070 [email protected]
The ASHI SchoolJack McGraw, 888-884-0440 [email protected] www.TheASHISchool.com
ASHI Event Calendar July 23-25, 2015
Finance Committee, AEI and ASHI Board Meetings Des Plaines, IL
October 22-24, 2015 LTC and ASHI Board Meetings Des Plaines, IL
January 24-27, 2016 InspectionWorld® and ASHI Board Meetings San Diego, CA
Your ASHIYour Link to Membership News and Information
Great New Membership Benefit Effective July 1, 2015We have listened to your request and we are proud to announce two great benefits regarding your membership with ASHI.
We are moving to anniversary dates. This means that, when a member joins ASHI, he/she will renew his/her membership one year from the date that he/she joined.
Please note: All current members will stay on the fiscal-year schedule, where their dues will be due on September 30th.
This will make it easier for you to keep track of when your dues and continuing education hours are due.
Secondly, we are offering a plan where you can pay your dues monthly. This means your dues will be charged automatically monthly. If you are an associate or an inspector, you will pay $41.00 monthly. If you are an ASHI Certified Inspector, you will pay $43.00 monthly.
Stay tuned for more details.
JULY ANNIVERSARIES
Twenty-Five Years Brion Grant
Twenty YearsDana StrumpherC. Blaine IllingworthJerry Simon Mark OertherLudwig KubliVince Tecce Mark Jankowski
Fifteen YearsJason MurtonRajendra BansalBruce ChineryJames YaegerCharles HalbertRichard HartRobert SchackeRichard KirkmanPeter BennettJeff CampDavid ZappullaMichael PistorKyle OlerRob LunnyEric SimsThomas BattoePaul BreretonDavid Stewart
Scott WargaJoseph ClineTroy DoehringTim DyerMichael JonesMichael Pachino
Ten YearsRichard MollenkopfScott PasquaTerrence HayesDan HagerRoger GalvinScott BobowiczChris GaloVince ClingenpeelStuart SpradlingGeorge SchambachChris Shupp
Five YearsRay JacksonScott DavisGeorge Van PeltDavid RoseDonald “Jake” AccardiBrant (Randy) VermeulenJamie HahlMatthew LanefskiEd FrydayEd MitchellTodd ArnoldKenneth ClouseGeorge HansenRobert Tolleson
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ASHI Reporter | July 201534 35July 2015 | www.ASHIReporter.org 35
444 Preparing for an IRS Audit
NEW POSTCARDS EMAIL!! Please send your name, city, state, photos, headings & captions to: [email protected]
*Coverages vary in FL, HI, LA, NY, VT. Ask your OREP agent for details.
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OREP_HI_2015.indd 1 4/10/15 3:36 PM
Two in One Road
Zac Lesh ACI Zac Of All TradesDarien, IL
What do They do When the Bottle is Full?
Take your pick!
Arlene ZapataASHI Graphic Design ManagerChicago, IL
Furnace, waterheater/alarm system. Hope the alarm system includes CO² detection.
Jeremy Provan Pro Vantage Home InspectionsColumbia, MD
Christopher FoleySafe-T Home Inspection, LLCMassapequa, NY
Disagreeing neighbors agree to build paved & unpaved road for each of their driving preferences.
Hemwant PersaudHi 5 Home InspectionsSouth Ozone Park, NY
Teach You a LessonComplimentary Jar of Honey for This Inspection
Multi-Purpose Flue PipeQuick Shave, Bird Bath, Rainwater Catcher
Never forget to put the lid down when inspecting these two panels.
Christopher FoleySafe-T Home Inspection, LLCMassapequa, NY
ASHI Reporter | July 201536 37July 2015 | www.ASHIReporter.org 37
444 Preparing for an IRS Audit
NEW POSTCARDS EMAIL!! Please send your name, city, state, photos, headings & captions to: [email protected]
GET READY FOR NEW IRC EXAMS
Prepare now for 2015 IRC certification exams coming this July!1-800-786-4452 | www.iccsafe.org/2015ashi
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High-Performance Kitchen Sink Supply Plumbing?
Just throw in a little Glade.
Jeffrey MayMay Indoor Air Investigations, LLCTyngsborough, MA
Musty Odors From the AC?
Margaret Conable Elm City Home InspectionsNew Haven, CT
Kevin D. JonesQuality Home InspectionAnchorage, AK
Kevin D. JonesQuality Home InspectionAnchorage, AK
"Crawlspace Fountain: Anyone Thirsty?"Has Anyone Seen my House?
D R Y E R V E N T S E C T I O N What Came First? The Dryer Vent or the Patio? Sock Warmer? Lint Thingy?
The dryer vent runs directly into a patio. Not sure what someone was thinking with this one … and it was only a three year old home!
Matthew StegerACI WIN Home InspectionElizabethtown, PA
At least they changed the sock on a regular schedule!
Eric BarkerMoraine Woods Consulting, Inc.Barrington, IL
39 July 2015 | www.ASHIReporter.org 39ASHI Reporter | July 201538
On My Mind By ASHI President Alden Gibson
Building a Relationship With the Client
LAST MAY, I HAD THE PRIVILEGE OF TEACHING THE ONTARIO Association of Home Inspectors (OAHI) Defect Recognition and Reporting Course in Toronto, Ontario. The course primarily covered relevant legal cases, reviewed three days’ worth of in-structional material and culminated with a two-hour final exam. This course is a mandatory, comprehensive course for members of OAHI and is held over four days on two weekends.
To begin my class, I asked the attendees to share a brief introduc-tion and work history. Then I asked whether any of them were interested in pursuing a career in the home inspection industry. Turns out there were six active home inspectors in the class. At one point, our discussion turned to the report-writing aspect of home inspections, and I learned that 100% of the attendees use some form of electronic reporting and that they generate those re-ports on-site. So I asked the group, “How long does the inspection and the report generation take?” The answers ranged from 2.5 to 4.5 hours, including time for reviewing the report with the client.
This answer gave me pause and caused me to think about my own home inspection process. I’ve been inspecting homes for 23 years, and depending on the house size and the inclusion of thermal imaging, my inspections take 2.5 to 3.5 hours without doing the report. Using the Home Reference book to write the report adds another 30 to 40 minutes. I normally do the report off-site, re-turning to meet with the client to review it with them at another time. The total time to complete the entire process, start to finish, averages about four hours. When I use HORIZON software, it takes me about the same amount of time, ultimately resulting in the client receiving the written report later rather than immediately on-site.
So, what am I doing wrong? How do other inspectors get the job done in a much shorter amount of time? First, I realized that all of the active inspectors attending my class used a laptop or tablet to complete their report during the inspection process. One student mentioned that his clients often chat with the real estate agent while he does the inspection. That explained a lot. When I do an inspection, I take my client with me the entire time, through the entire process — except when I am on the roof and when I remove the electrical panel cover. That means I spend 2.5 hours of quality time with the client during the inspection, answering questions, explaining how each house system works and pointing out defi-ciencies. During this time, I make eye contact with the client and
develop what I hope becomes a high level of trust between the client and me.
This is when I discovered the difference between
my inspection process and that of my students.
Although my students focus their time on
completing their report during the inspection
process, I focus on building a relationship
with the client. I do this because building
relationships can lead to referrals and potential
professional networking. In my opinion, my
process focuses on the client, not the report.
When a person hires me as a home inspector, that client is poten-tially about to make the biggest purchase of his or her life. I feel that this warrants my full attention to the client. Some home in-spectors may view this approach as “old school,” but it has worked well for me over the past 23 years and thus far, I haven’t had to use any of my own home inspection experiences as one of the legal examples we discuss during classes like the one I led for OAHI in Toronto. Also noteworthy is the fact that the referral rates for my business continue to increase. I like that pattern — old school or not.
On ’til next month.Alden
