Originally Posted By: Phillip R. Hinman
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Neal,
On recent inspections with mentors I have seen the following ventilation problems left unaddressed to the best of my knowledge by the mentors.
1. Missing proper vents in tray ceiling. They need to be the length of the lowest sloped portion on the tray when the tray starts on the outside wall of the home.
2. Blocking of the continuous soffit vents in older construction-70-80 ish- with wood soffits and fascia. Often the continuos soffit vents are at the end of the soffit where a subfascia, used to control the end of the soffit material, blocks 1/2 the vent!
3. Lack of proper vents in older homes not allowing the soffit vents to work adequately.
4. The biggest issue is really assuming the existence of any type of ventilation is sufficient to do the job. Premature roof and sheathing life spans are severely impacted by lack of proper ventilation. Vented aluminum soffit on a retrofit does not mean the proper holes were cut in the existing soffit to allow ventilation to take place!!
These are typically easy fixes for a potentially severe problem. I have spent much time in the past explaining to my clients, whether new home or remodel, the importance of maintaining the flow of air in attics and crawlspaces.
I forgot to mention on Saturday I got a call from a friend who works at an engineering firm I do roof truss inspection for to look at a problem with his house. He had a home inspector who was recommended by a family member to inspect the house.
He told me on the phone there was moisture on the bottom of the sheathing so went out and was in utter disbelief at what I saw!
In the entire attic there was one gable louver and water was and had been dripping from the underside of the sheathing!! What appears to be mold covered about 60% of the underside of the sheathing!!! We will know today if it is in fact mold.
There was a severe backdraft in the water heater vent and numerous gas leaks!! Several other structural issues were overlooked that will cost $$$ to fix.
The inspector is not new to the business and I'm sure unlicensed in NJ to date. He is although an ASHI candidate!!
Although a newbie I am finding out fast why licensing is being required!!! I hear these stories all the time since I know many lawyers and real estate professional!! This was my first eyewitness to such a poor inspection!!
I New Jersey I am sure grandfathering has given many guys a free ride as Joe pointed out!! Better testing of existing inspectors is needed along with the classroom work.
Unfortunately, in my opinion licensing has attracted the early retirees and friends of those (most with no experience) in the business who can massage them through the mentoring and supervised inspection requirements and not starve. I witnessed it first hand in my classes. I met about 35 people getting into the business. A story for another post!
Phil