Brick chimney without a flue?

[Gary Farnsworth]

Dan, same here.

It is really amazing that home inspectors have yet to learn to observe, document, refer, present, let the buyer decide. Most all inspectors try to be experts at everything, which may be OK, however most buyers do not need to know how to fix something. When you explain how to fix something, contractors may want to do it differently; then that is where you get the grief, phone calls, and time wasted.

In the last 18 months, I have never received a call for a question about a defect that I found. I have received calls about lenders wanting receipts. That is all. And calls from Dan B.

[Joe Farsetta]

Level II inspections involve chim-cams after the chimney has been thoroughly swept.

With a 360 degree rotation and descent and acsent, the camera and experienced operator will detect gaps in mortar, cracks in flues, spalled bricks, and a myriad of other defects.

THAT is why I put the following in each and every inspection report I prepare:

A WORD ABOUT CHIMNEYS

Inspection of chimneys and related components is extremely limited. The nature of these components is that the majority of them are hidden within walls, ceilings, masonry products (like brick or stone), or may have a chase framed around them. In other words, most are completely hidden from the Inspector’s view. Even those components visible to the Inspector’s eye have interior surfaces that are in no way accessible. Some masonry chimneys may be lined. Others may not be. Metallic fireplaces, especially older ones equipped with heatilators, may be appear to be intact, but may actually be rusted or rotten in areas not accessible. There are simply too many hidden areas within chimneys, fireplaces, wood stoves, etc. for the Inspector to be able to determine, with any degree of accuracy or certainty, to determine the true condition of any and all of these items. As such, the National Fire Protection Administration (NFPA) recommends that a Level II inspection of all chimneys and related components be performed by a certified chimney professional prior to the close of escrow.

and...

A destructive or invasive examination—The home inspection process is non-destructive, and is generally non-invasive. It is performed in this manner because, at the time we inspected the dwelling, you did not own the property. You cannot authorize the disassembly or destruction of what does not belong to you. Now, if we spent half an hour under the kitchen sink, twisting valves and pulling on piping, or an hour disassembling the furnace, we’d may indeed find additional problems. Of course, we could possibly CAUSE some problems in the process. And, therein lies the quandary. We want to set your expectations as to what an inspection is, and what it not.

and...

Inspection of chimney and connected/related components was extremely limited. A majority of items and surfaces, which may play a critical role in the safe and effective venting of exhaust and fumes related to the operation of the connected device or conventional fireplace (if applicable) were inaccessible and/or hidden from view. As such, and in accordance with NFPA recommendations, Inspector suggests having the chimneys cleaned, and having a Level II inspection of these components performed prior to close of escrow.

[Gary Farnsworth]

Thanks Joe, for clearing that up. Great examples.

Inspectors are looking for a competitive edge these days, but trying to explain how to fix something in detail to the home buyer is not where it is at, IMHO. Getting a call to assist the buyer in a contractor choice after several estimates of the defect are received shows to you that you are a true professional, over and above contractors. I try to play it that way.

Remember we are all generalists (general doctors) and not specialists (heart doctors).

[Joe Farsetta]

Gary,

You mean like this... (also in my reports)

We are generalists—We are not acting as specialists in any specific trade. The heating and cooling contractor may indeed have more heating and cooling expertise than we do. This is because heating and cooling is all he’s expected to know. Home inspectors are expected to know heating and cooling, plumbing, electricity, foundations, carpentry, roofing, appliances, etc. That’s why we’re generalists. We’re looking at the forest, not the individual trees.

[James L. Keilson]

Joe these are all some great examples you gave, I may have to "borrow" them if it is ok.

Jim

[Dan Bowers, CMI]

Botton Line when naive inspectors think they're doing everybody a favor by trying to tell someone how to repair something, in my area MANY real estate agents will then try to get the handyman or seller to repair it SO they can save $$$$$ by not calling a real contractor

[Carl H. Lederhaus]

My home was built in 1900. I bought it before I was a home inspector. I had a home inspector go through it. This past march 1st I had a chimney fire. We had let the fire burn out and went to bed. About 2 minutes after getting into bed my neighbor was pounding on my door telling me my house was on fire. He was smart enough to call 911 before he came over. was lucky and the damage was contained to the chimney and roof. When I had the chimney cleaned 3 times while living here and none of the sweeps said I had a problem with the liner. After I had the fire I looked up and found no liner. I had a new company come out to clean and inspect the chimney while I was there. Not only was there no liner there were big holes in the block of the chimney. $12,000 later I have a new chimney and fire place insert. I think we should all make sure we take a look at the chimney as much as we can.

[Nick Gromicko]

http://www.nachi.org/comsop.htm#17