Handling Painted Shut Scuttles

[Jeff Manders]

Just curious how everyone handles attic scuttles that are painted shut?

All attic accesses I've ever encountered in my two plus years in the biz have been accessable. However, I'm inspecting a fairly new home this week and I might encounter this. With 2+ feet of snow on many roofs it can be difficult to identify plumbing vents, attic ventilation ect.. from the outside. So it's pretty important to able to take a look up there.

I'm thinking that I either have the current owner crack that thing open before I get there. Or have him/her sign something stating that it is ok for me to do this, and I'm not responsible for any damage associated with that. Does anyone use an agreement like this?

[mnahrgang]

Same as a painted shut electrical panel... utility knife.

[Jeff Merritt]

What Mark said, and a small drop cloth on the floor.

[Peter C. Russell]

Hyde makes a nice 4'' drywall knife with a tapered end that is perfect for anything painted shut.

[rsmith24]

What about if they are cover with trim?

[Peter C. Russell]

It will work on that too

[Curtis M. Vilt]

Robert, I just did one last month with the panel trimmed over and I did not remove the trim as I see that as invasive and reported what I saw. Maybe I am not aggressive enough but I already received a referral from that client.

[John Martino]

I do try to open them. I have come across several along the way and they usually open with a little effort. Work around the perimiter with a stiff blade. I use the one on my leatherman, that works well. Sometimes you can give it a quick tap with your fist that sometimes can break the seal. Before you do any of this you should get permission from the seller. They are usually ok and understand that I need accress to the attic space.

New Jersey home inspections

New Jersey Home inspectors

[mnahrgang]

Originally Posted by cvilt

Robert, I just did one last month with the panel trimmed over and I did not remove the trim as I see that as invasive and reported what I saw. Maybe I am not aggressive enough but I already received a referral from that client.

exactly... Write up as inaccessible due to finishing.

[Dan Bowers, CMI]

You break / You buy / We don't break.

If painted shut ... Its NOT accessible by US.

Somebody else opens it, we'll look at the area BUT we will NOT be the wrecking crew.

[Russell J. Hensel]

What force is used? So NO tools can be used to attempt to open it?

Like others I disagree and would use a utility knife or other tool made of the purpose to attempt access. I find it very embarrassing if I told a buyer the attic was not accessible and he takes 30 seconds to get it open.

Thats just me...do as you see fit.

I know, I know, its beyond the SOP and once again I view the SOP as CODE for contractors. THE MINIMUM STANDARD.

[Roy D. Cooke, Sr]

Originally Posted by dbowers

You break / You buy / We don't break.

If painted shut ... Its NOT accessible by US.

Somebody else opens it, we'll look at the area BUT we will NOT be the wrecking crew.

No my job , If I can not get it open with No damage then I do not open .

[Jeff Merritt]

This is where letting the listing agent or seller what to expect and tell them to have all hatches to crawls and attic spaces cleared and open for inspection. and any other access panels that may be hiding from view, I also ask (around here in new condos) to remover the expensive paintings that are covering the electric panels. Takes 5- min and saves a lot of hassle most of the time.

[John Harrison]

Just had one today that was caulked closed. I left it the way I found it no access to the attic.

[Christian F. Mettel]

I have run into the situation a few times. If I cannot open the hatch without damage(I do use the utility knife on painted shut hatches), then I disclaim the attic.