Home Inspection Training Class #1


Hi. I’m Ben Gromicko from NACHI.TV and this
is a home inspection training video. A while back, I performed a home inspection
and took over 400 digital pictures and identified several major defects at the
inspection. We’re going to perform that home inspection once again, reviewing
those pictures, and we’re going to look at my actual inspection report that I
handed to my client to go over narratives that I used in the inspection
report and also some disclaimers. So when I go to a home inspection, I carry big
ladders. I carry 28 foot, 32 foot, and 40 foot ladders. Now, according to SOP, a home
inspector is not required to get up on any roof and inspect. But at least you should
get to the edge, the gutter edge. And this roof is in pretty good shape. What I like
to do is take digital pictures of every plane or field of the roof and then I
take pictures like that that kind of describes a lot picture’s worth a
thousand words that tells your client that you actually
were up on the roof and taking your time looking in detail I like that shot about
the condition of the roof the shingles this is a three tab shingle that’s about
ten years old it’s in pretty good shape the granular
surface is good nothing major no cracking so the roof covering is in good
shape I don’t say the roof system is in good shape just the roof covering
because the roof system combines multiple components into that system so
if you comment upon the system you’re including all of the components of that
system so the roof covering here is in good shape and they have some new gutter
helmets here’s a defect the neoprene member membrane around the stack the
vent stack coming up through the roof is deteriorated it’s in poor shape prone to
water penetration here’s a masonry chimney stack this is on the East Coast
and the size of the flue tells me it’s probably not a fireplace
haven’t been inside yet it’s probably a heating system and in on the East Coast
oil-fired heating systems or gas-fired heating systems is pretty common the
crown is in poor shape the masonry is cracked it’s been patched poorly
improperly in the past with just some silicone and some sealant and caulk all
around the cracks and it’s still chipping away and you can actually see
some moss growth that’s just going to hold moisture and in the wintertime that
moisture is just going to pop and crack this is an area prone to water
penetration and moisture intrusion down the chimney stack and masonry loves to
wick up moisture and then crack all of these joints here were patched with
white silicone I don’t think they expected me to be up on the roof it
looks great from the ground and this is the flashing the counter flashing here
is in great shape a little rusty but my concern is how the top edge of the
counter flashing is connected or secured to the brick masonry especially when
it’s brick they didn’t cut a groove do you like to see I like to see a nice
quarter inch groove cut into the masonry and then you bend that top edge of the
counter flashing in that that detail is called a regulatory GL et but right here
they don’t have that the top edge is simply sealed and it’s heavily sealed
well that requires maintenance and most homeowners are unable to they’re
unfamiliar with going up on their roof and doing this kind of maintenance so I
tell my client that this is an area that needs to be maintained regularly and
that requires a roofer the step flashing is not properly installed
you really shouldn’t see step flashing maybe an edge here and there but the
problem with this is now wind driven rain can go at a diagonal under the step
flashing and go where it’s not supposed to go more damage to the masonry now
this is the shot of the flue liner home inspectors according to SOP visual
inspection only you’re not required to inspect the interior flue but you go as
far as you are comfortable or a home inspector only goes as far as
they’re trained I guess so I feel comfortable in taking this cap off it’s
very easy I carry a some tools some screwdrivers and some wrenches and I pop
the cap off and I don’t comment upon the flue system because I can’t see the flue
system especially when I don’t find major problems this is a major problem
that I can see and so I’m going to comment on it if I can’t see anything
wrong I don’t comment upon the condition of
the Interior flue but I find that my clients find my inspections valuable
when I actually stick my flashlight in and take a peek at the interior flue
liner and that is a major problem that’s a chunk of the interior flue terracotta
flue liner I just simply reach down with my hand and grab the piece because it
was all deteriorated in pieces you zoom in your camera a little bit and sections
go halfway and take a picture you can see that there’s missing pieces and
cracks this is the first piece coming down three feet down we’re down to six
feet and even more deterioration there’s a crack on the edge you see maybe from
visually from the top of the flue five percent of the entire flue system so do
not comment upon the the interior flue unless you’re able to do something like
this and this is what I do when I see a major problem that’s actually brick and
mortar you can see that’s the outer wall of the chimney stack so when I find a
problem a major problem especially I communicate to my client the importance
of getting a professional and so in my inspection report this is the third page
I believe this is like the introduction and let me read it to you this is a
disclaimer feel free to take any of the words and use it in your own inspection
reports but in every inspection report and I’ve been doing this for 15 years
never had problems with this advice I tell my client you are advised to seek
two professional opinions and acquire estimates of repair as to any defects
comments improvements or recommendations mentioned in this report so if I mention
anything even commenting on anything anything wrong or major or just
something that needs to be improved I’m telling my client you need to
professional opinions we recommend that that professional who is making any
repairs to inspect the property further in order to discover impaired related
problems that weren’t identified in the report take the flu for example I’m able
to see only a small proportion of the flu found a major problem I don’t want
that professional come and fix the problem that I found I want that
professional to inspect further fix the problems I find but also look at the
entire flu system drop a camera down all the way and take
336 300 on so have your professional tell your client to have your
professional inspect the property further because I’m only doing a visual
inspection contractors when they have permission tear things apart and
discover we recommend that all repairs Corrections and cost estimates be
completed and documented prior to closing or purchasing the property this
is really important your recommendations to get professionals to correct a repair
is important but the timing of those repairs is even more important if you
find a problem your client may say you know what that’s
that seems like a minor thing we’ll get that fixed after we buy the property but
if they follow your recommendations about having that professional inspect
further and looking for more additional related problems they better do it prior
to closing because after closing it’s too late and don’t come to me the home
inspector because I told you to try to get this done at least fixed or at least
negotiated to be fixed prior to purchasing the property and then I just
put in some simple basic language feel free to hire other professionals to
inspect the property prior to closing like HVAC professionals electricians
engineers roofers and that reinforces that you are a home inspector and you
are not an expert you’re not an engineer or a professional
at electrical work or electrical systems your non electrician
you’re just a generalist not an expert so continuing with the inspection more
step flashing problems here’s the fireplace chimney same condition
washed out cracked crown masonry crown that needs to be chipped away
no more sealants on cracks you can’t put sealants on top of the masonry now and
that’s a picture really I take pictures for myself more than my client this is a
visual record I’m documenting the number of layers so I go in the edge the gable
edge and I take a look and there’s one layer of shingles the vents more of the
below earth is the lower roof where the roof and wall intersect is critical a
lot of water problems and water intrusion problems occur there this is a
gable vent in the upper attic section above the second floor bedrooms we have
two problems here can you see them one is I don’t think the fans positioned
correctly it’s blowing out the siding now a fan here is a ventilation fan a
gable vent fan the motor is right about here it’s about that large and the fan
blades are probably this big but it’s probably too low and the fan blades are
down here and it’s exhausting into the siding and blowing out the siding so
it’s not installed properly possibly you haven’t been inside don’t want to draw
that conclusion to actually see it and then we have looks like the siding there
and some installation board that’s open the water penetration we have this large
hole that somebody put in and there’s water coming down through behind the
siding you can actually see it dripping down here so we have here’s a cupola
most cupola is that I’ve found or decorative they just sit them on top of
a roof but when you see copper flashing installed around a cupola you can pretty
much bet that it’s an actual functional ventilation cupola when there’s a hole
here so when you see damage here it’s not damage on something that’s cosmetic
or decorative this isn’t a functional component of the ventilation of the roof
system so that’s a major problem try to get to the edge I try not to walk on the
edge but try to get to it visually if you can so here I decided to take a look
at the edge and there’s no drip edge the flashing is missing a lot of local
building inspectors do not enforce this with their builders but I put this in
the report as a major problem because of this it
doesn’t always occur like this but this is what happens when you don’t have drip
edge flashing and water has water tension and it can go backwards and run
up a roof and deteriorate this plywood sheathing
this is the laminated sheathing at the edge this is below just above the gutter
gutters down here and there’s no flashing here
there’s no ice and water shield either on the East Coast and be a good idea so
that’s all deteriorated and it’s hard to describe this condition you can to your
client with words a picture is really great you don’t have to be new
homebuyers who don’t know a lot about sheathing and water damage and what it
looks like can actually see you know I’ve got shards pieces of wood in my
hand I was able to just reach in for about the first foot and just grab the
sheathing and this is the soffit underneath eaves that’s a great shot you
don’t have to be an expert in plywood to understand what this is is a great way
to communicate to your client the condition of the the property so the
roof has a major defect all around the edge that’s too two pieces of plywood
because because these are intact actually the edges are good that’s not
delaminated but they got wet and swelled and popped so here’s some the actual
report that I gave to my client and I like to just read over this small
section here you could use this type of language in your inspection report or
this is what I use and it’s it’s helped me I’ve never had any problems I’ve
never paid for any repairs on any roofs roofs may have leaked after my
inspection but I’ve never had to pay out of my pocket to my client I think it’s
because of the narratives and disclaimers I use so it’s basic language
we’re not professional roofers feel free to hire one prior to closing we do our
best to inspect the roof system within the time allotted I like that I refer to
time home inspectors are doing the inspection for what an hour two three at
most there is a time restriction it’s not just a visual inspection that’s
limited but I’m actually limited all so by time we don’t have all day here
the seller has intimate knowledge of the performance of the roof and the other
systems in the house home inspectors we go in in and out and you know we’re
expected to know everything that has happened about the performance of let’s
any system in the house so within the time allotted I did my best we inspect
the roof covering drainage systems flashing etc we’re not required to
inspect something so I tell them what to I inspect tell them what I don’t inspect
so that they understand that oh there are things that my home inspector is not
required to inspect and this is not an exhaustive inspection of every
installation detail of the roof system according to the manufacturer’s
specifications or construction codes I’ve referred to this several times
because roofers will go up they know that I was there before them and they
try to nail me on you know the manufacturer’s recommendations well
that’s not what a home inspection is about I also like this second paragraph
it’s visual it’s virtually impossible detect a leak except as it is occurring
or by specific water tests which are beyond the scope of a home inspection
when my client to understand that if I’m doing an inspection it’s a nice summary
a stunner sunny day in the summer 75 degrees hasn’t rained for two weeks well
you know I’m not going to perform a water test to try to make the roof leak
and I can’t tell if the roofs going to leak in the future unless it’s actually
dripping down I can’t tell that it’s going to have problems so these are my
inspection pages estimated age condition I throw a lot of digital pictures in the
report not all of them I give to my client not all of them are inspected and
in the inspection report but a lot of them are the important ones like the
condition of the flu and the flu liner and the flashing and there’s the
fireplace that’s all together so here’s the exterior the downspouts I work with
the downspouts and the grading first and also take pictures of inspection
restrictions a lot of vegetation up against the side of the house vegetation
and bushes and and mulch and landscaping is like sponge sponges they absorb water
and they don’t release it they retain it and
hold it up against the masonry and masonry can wick can wick moisture in
water now it can also hide stuff look at this overgrown dense vegetation you can
make a check mark on your inspection report about dense vegetation but I love
a picture like this and it’s not just an inspection restriction but it’s also a
recommendation for my client homeowners need to maintain their home these dense
bushes rose bushes their prickly make it hard to give regular inspections on your
home and to provide regular maintenance simple maintenance you can’t get around
there and that’s a critical area to don’t like the downspout discharging
onto the roof sideways it really should be piped into the gutter so grading
shots landscaping some mortar joints need to repair that’s a great shot I
can’t see what’s going on that’s about as close as I can get to the house so
there may be something beyond the scope of my visual inspection still lintels
when you have a masonry house look for steel lintels above doors and windows
sometimes when the mason masonry pops off the rust forces the steel lintel to
swell and it actually pushes up on the brick and makes cracks now there’s a
whole wall of cracks above the window prone to water penetration it’s not
watertight and you can’t patch it with silicone silicone we’ll just done
deteriorate over time water faucet in the east where it’s cold or in your cold
climates you want a frost free hose Bibb this is not
this is an older faucet there’s a couple problems here it’s not sealed it’s being
pulled down by the hose and there are there two other things in the picture
that’s interesting this is a remote read for the water meter water meters inside
the house this is a sensor that sends out the signal so that the water company
doesn’t have to come into the house to see the meter and there’s another thing
in the picture that’s important that I put in the report the mousetrap you’re
not required to inspect for mice but if I see evidence of mouse droppings I’m
not an expert I do have a disclaimer but if I see a
mousetrap I’m telling my client about the mousetraps it’s no big deal I don’t
make a big deal out of it but I do put in a report this little guy’s event
there’s gas supply to the house then there is where I did inspections on on
this house the meters were put inside the house ideally the meter would be on
the outside if you have a meat on the inside the house it needs to breathe gas
meters have diaphragms they actually flex like that and it needs to breathe
and when you have a meter a gas meter on the inside of the house
you need a event on the outside electric line exposed a lot of exterior shots
even the yard the tree I’m looking for any trees that may have an adverse
impact on the house rotten post this is a front porch post
this is the ceiling of the front porch this is the gutter here and so we have
evidence of water leaking in and causing some cosmetic damage but it’s evidence
of a major roof problem that we went over ground faults little tester can
test for ground faults some inspectors use something a little bit more
expensive my short test the front porch masonry settled a couple inches over the
lifetime of the house they’ve been trying to seal it up with some silicone
and some foam insulation this is bad because you want hard surfaces one to
slope away from the house and if it’s not like this one you don’t want poor
sealant or caulking here because it will allow water to go into the house
foundation problem is if it’s done by the homeowner
it’s probably not attached so grab the edge and this one was loose it could
flip and hurt somebody after water spicket it’s coming from the
basement down below so they know that if this is going to freeze in the
wintertime and burst so they try to insulate it with some foam insulation
that doesn’t work either bay window copper roof but look at all
the silicone so they have problems with whoever did the flashing they didn’t
install install to cut the groove into the masonry so they Bend that metal
right in there and then put a nice bead of silicone on top of side porch side
stoop at the side door settled cause of trip hazard so I take a lot of pictures
to describe the condition of the house so I can communicate to my client
appropriately and also it’s a visual record of what I did like testing the
photoelectric eyes on the garage door I like these shots because it can tell
somebody that there’s a visual inspection these were the actual
restrictions I don’t know of any inspection report software system or by
hand pencil and paper that can describe all the inspection restrictions even
though all the little components and in an efficient amount of time you can’t
describe that there’s a ladder garbage can wheelbarrow other garbage can apply
wood up against the wall a digital picture does it all
very quickly the concrete is settling is the garage concrete and there’s moisture
percolating up from the ground wasn’t coming in from the sides so this garage
floor probably wasn’t poured it’s probably not very thick it may have been
poured on sand concrete shouldn’t be poured on scene maybe there’s no vapor
barrier missing handrail going up those steps from the garage to the interior
missing firewall garage door new electric line new service drip loops
secured and attached there’s the grounding wire going the electrode the
grounding rod new electric panel 200 amps I like to take a picture of the
panel for a few reasons one is a record all of the breakers that were in the on
position and off position because sometimes I’ve taken the covers off and
I flick one of the breakers by mistake and I want to make sure that I reset it
so we have room for expansion that’s the 200 amp main disconnect we
have older wiring some newer romatic wire romex wiring this should be sealed
to stop air flow water vapor intrusion and insects and there is no labeling
every breaker in an electrical panel must have specific identification of its
purpose and location there’s nothing here and there are no art faults or
ground faults and that panel either there’s some loose wiring all about the
house in the garage is wire there why are there why are going across the
window wire lying in the corner of the garage going up the wall no ground
faults in the garage loose wiring loose Comex now again you don’t you have to
know your SOP you’re not required to take the electrical panel off an
inspector only goes as far as they’ve been trained
I encourage as much training in education as possible and if you’re not
confident in taking off the electrical panel do not do it I love this shot
because it tells me what breakers are on and off again if in the general
condition do I have water penetration scorching over wired heaters I see that
I don’t have any double taps the wires look really great
nothing scorched nothing over refused this is a double pole breaker I like to
see some black tape on the the white wire they poured asphalt new asphalt
about 2 or 3 inches of new asphalt on top of the old stuff that’s how they did
it to make it look nice but the asphalt surface the hard surface of the absolute
driveway is actually higher than the garage door which is okay if you insert
a drainage system ideally all hard surfaces slope away from the house to
stop water intrusion and this hard surface is above and directed towards so
you need to catch that water and they actually sell this type of
system at Home Depot you groove out the asphalt you dig a trench and you put it
right back in water main coming in water line through a shutoff valve I think
this is in the crawlspace goes into a water meter sorry it’s a little out of
focus goes up and through a check valve and pressure regulator I like to have
the pressure regulator before the water meter I don’t know why this was on the
downstream side of the water meter and I have a bonding wire coming from the
electrical panel to the copper water line but no jumper now if you remove I
have friends in the East who have removed water meters and they didn’t pay
attention to the jumper missing and they got a little electric shock shots of the
crawlspace I like take a lot of shots of the crawlspace the cross by sealing the
floor system above the crawlspace was insulated which is really nice but it’s
an inspection restriction for me so actually bring don’t have it with me
I have a bring a gardening tool it’s a three tine hoe has three tines on the
end of it I bend them one straight once curved ones really curved and it’s
extendable from 2 feet to 4 feet and I push the insulation around and I want to
tell my client that I did the best that I can by pushing the insulation around
with my instruments and I take a lot of pictures of different spots of the floor
joists we have some efflorescence because the foundation on this old house
is probably not waterproofed there’s no drainage system on the outside so it’s
probably concrete block right upon fill I doubt that they have even gravel out
there drainage gravel and so that block it might be parts with some tar but it
gets wet and absorbs moisture and leaves the salt deposits behind but no
structural problems in the crawlspace drainage pipes look good this is a gas
pipe with a valve flex line and the strap that held it in place has broken
and so then all the gas line is just hanging I think it’s hanging on a
bonding wire if that wire wasn’t there it probably would have just fallen and
there would have been a gas leak so again that’s the hot water tank
sometimes I just put my screwdriver in in areas where there is a high
probability of infestation subterranean Eastern submarine termite infestation
this is in the crawl space have you ever been in a crawl space with
some new walls or walls to the finished area
this is the back side of it this is a steel plate it’s not treated stud
gumming up right there is usually where the termite infestation starts because
this is food for termites that’s food that’s food that’s food and this is some
mold infant state mold deposits here well suspected mold you never know that
it’s mold until you test it so we carry some swabs you swab it a little bit send
it to the lab and confirm that it’s mold there’s drainage pipes is the hot water
tank amazing hot water tank I’ll show you why take a picture of the
manufacturing plate we have the model number BTU a recovery rate by gallons
capacity serial number here’s the reason why it’s an amazing tank it was built in
1976 and I just inspected this house a little while ago we have scorching and
so something’s wrong with the vent pipe maybe there’s a block the draft is wrong
I understand that this shield is missing but this flame shield of the combustion
chamber is in place but we have scorching that’s really really dangerous
and there’s the gas line this is dangerous to the gas line has fallen to
the hot water tank the main shutoff valve the cold water line on the to the
tank has dripped and rusted out completely the top of the tank the vent
pipe carrying the exhaust gasses into the chimney stack is loose not sealed
where it enters the chimney pressure relief valve
it could be dripping but it’s missing extension pipe AC unit is new take a
picture of the manufacturing plate get your camera and set it it’s very easy to
take hundreds of digital pictures if you set your quality too low that’s all you
need for reports and set it to macro to get in nice and close within a few
inches get pictures of the date that helps me
it’s only a few years old 2002 electric disconnect there’s a HVAC system same
manufacturer and same date as the air conditioning unit and we’re good with
this no major defects real quick what’s the efficiency of this heating system if
you can’t tell within you can’t say within the first few seconds possibly I
recommend taking some training HVAC we have an HVAC training course
internachi and HGTV has one of the best training videos for HVAC training for
inspectors we don’t have a gravity system is so it’s not low it’s not 60 to
65% and so we we have things that can tell you the efficiency real quick we
have a draft inducer fan when you have a draft inducer fan that brings you up
from 6065 now we’re thinking the 80-85 or maybe more 1995 we have a valve the
structure of the valve you’ll get used to seeing this this is in the standing
pilot light stainle pilot light mechanisms look different and if we keep
going that’s electric shutoff switch I take pictures of all the components gas
shutoff this is the draft fan again how many fans are here actually you say
draft fan but there are actually two fans one it makes the draft and one
cools off the fan one’s actually just cooling off here’s the valve sorry the
light the pilot light so you have a draft inducer fan that raises up the
efficiency and you have an intermediate intermittent pilot light this one
actually is a glow plug like a diesel engine it glows red hot the gas valve
opens up and that glow plug lights up the the fuel it ignites it and shoots
them in these burner ports did you know you can tell roughly by general rule of
thumb the BTU system the BTU capacity by counting the number of burners in HVAC
system here’s a – see depleted media air filter check
out the airflow arrow it’s in good shape take pictures of both sides this is the
dirty side but it’s clean so it’s new I take a picture of the service record
that tells me a lot humidifier it’s a bypass humidifier I can tell that
real quick because it’s installed on the cold air return and there’s a big duct
going to the supply return it’s called a bypass to bypass the critical part the
HVAC the heating system in an air conditioning system especially the heat
exchanger you don’t want this humidifier which has a lot of water in it dripping
water to be installed on top of the heating system control there’s the shot
I open these up you’re not required to inspect the components of them inside
but I do take some training to learn how humidifiers work but they’re all based
upon either a filter like this that can be replaced when it gets all funky with
calcium or a drum and water is the water line comes up here it trickles down this
filter gets wet air comes through it gets humidified and picks that moist air
into the supply and circulates it water line here’s the evaporator coil for the
air conditioner unit two lines which one’s the suction line which one’s the
liquid line suction line is larger it should be cool to the touch it’s
insulated liquid line is warm to the touch
condensate air conditioners evaporator coils produce condensate this is the
main condensate drain line and this one is a secondary backup usually installed
when there’s air handler in the Attic just in case this gets clogged this one
drains into a catch pan and why are these two here what are these these two
are being is why are these here because you can tip it this is a universal
system you can tip the evaporator condensate pump plugged in shot of the
fluid going up we know we have major problems with the flue liner and so
here’s the report nothing really to go over
no major problems just identifying the components every picture it has
something like this is the humidifier I have three pictures of the humidifier
three pictures of the air filter on nachi TV we have an awesome training
video for home inspectors HVAC training for inspectors on each TV it’s all
online and it’s all video so if you need some more experience or more confidence
in inspecting your clients heating system you don’t know exactly like the
refrigerant cycle refrigerant cycle is described really well in the training
video we do it about three times after you watch the video you’ll be able to
tell your your client how their air conditioner system or heat pump works
the pump just as an air conditioner system in Reverse so I take pictures of
the rest of the room in the rest of the rooms in the house all the rooms and in
this particular room we have some water stains we have I have a moisture meter
probe a lot of inspectors use the handheld ones this one is extendable so
I don’t have to reach down and get the the ceilings or the low spots but this
is active water penetration and I’m not sure why all of that baseboard and
carpeting and wall is wet so I take a picture on the outside and that’s where
the water is coming from this dense vegetation area there could be some kind
of drainage problem here there could be water puddling up and it goes down the
brick wall or it could be from that bay window we have that poor flashing in
connection to the masonry water could be coming down the masonry wall it’s unable
to drain out maybe no weep holes or they’re blocked and goes down into the
basement take pictures of all the fixtures in the house
the ceilings open and close the windows and doors I don’t do all the windows and
doors within the time allotted laundry black rubber hoses the not pressure
tested these break open and they they wait until you’re on vacation they burst
open house floods with water that’s one of the number one claims of homeowners
insurance policies those hoses bursting open so they make pressure tested hoses
braided mesh hoses and high-quality hoses
missing ground-fault at the laundry area dryer vent pipes should never be plastic
the dryer is hardwired there’s no outlet the dryer appliance should have a
pigtail and a pronged outlet and a wall-mounted outlet I didn’t do a
termite inspection here but I should can say all home inspectors
in my opinion should be trained on identifying wood destroying organisms
insects carpenter ants and they fell behind this
is a window blocked with some foam insulation for the winter I think I
opened that up and they fell down you should be able to identify so you don’t
have to do a termite inspection but if you see a big pile of insects your
client may say what do you think those are those were carpenter ants the
thermostats in the house is the attic shot no structural problems no roof
leaks nothing active be careful with the
recessed ceiling lights these can lights the old ones they’re not supposed to be
in direct contact with the insulation so they did a nice thing they put it away
push it away and blew the cellulose insulation in and but the problem is
this creates paper problems creates a stack effect in cold climates in the
wintertime you heat up the air in your house you pay for a lot of heat in your
house and it goes up right through the attic floor right here and there’s
moisture being carried by that warm air and there’s also a heat loss area for so
you’re wasting energy I love those shots of the insulation thickness is not too
much insulation cellulose insulation only about five inches thick not very
thick at all about half of what it should be this is the access door to the
attic access panels access doors scuttles in the ceiling if they’re not
insulated its equivalent to having about 100 cubic feet per minute of warm air
that you’ve paid a lot of money to heat up just go right through it’s equivalent
to having a supply register in a bedroom an uninsulated attic door is just a huge
hole and you’ve got to inform your client
about that you should have some knowledge of the stack effect of homes
and energy loss and water vapor how water vapor moves in the house when
there’s air flow plumbing light fixtures old LED fixtures with the little plug
electric outlet those should be disconnected or protected by a ground
fault or just removed and replaced with a new one I pound the tiles with my hand
and take pictures of them I did everything I could to see if these old
tiles with the old grout lines have allowed water to penetrate through and
behind this is a shower pan below it is a ceiling that had no water marks but
these old shower pans some of them were made out of lead and with some thick
masonry they sometimes crack and you can never tell a shower pans leaking until
it actually drips just like a roof system take some pictures of other
windows second-floor windows receptacles they’re 2 prong no grounding prong little tester that I have just to see if
it’s live – all the windows and doors that I can is a safety hazard for
children railings should not have openings that would allow a four inch in
diameter sphere to pass through looking for water marks water penetration
anywhere any nook and cranny I’m trying to take a picture of it there’s a
fireplace the fireplace door handle and the glass front is broken the masonry
interior looks good I’m not a fireplace erta fied chimney sweep I’m not going to
say anything that I’m not trained to do and so I just do the functional damper
opening closing and take some pictures here and there I’m looking for a major
major defects didn’t see any interior key dead bolts interior keyed dead bolts
can make an emergency exit difficult where I did inspections in Pennsylvania
that’s not allowed it has to be removed for the house to be sold and here’s the
kitchen no ground faults in the kitchen take a picture of the inside this tells
you a lot about damaged or stained dishwashers dishwasher to stain I don’t
know why when the new homeowner moves in so
things not working I turned them on by credit for courtesy to my client home
inspectors are not required to turn on dishwashers and kitchen appliances but I
do had a courtesy see if they turn on and the last thing in the kitchen was
the edge of the vinyl they put down some vinyl but they didn’t mechanically
attach it or glue it down so here’s the report conclusion just before I get to a
summary I put this up and I tell my clients this we’re proud of our service
and trust that you will be happy with the quality of our report we’ve made
every effort to provide you with an accurate assessment of the condition of
the property and its components and to alert you of any significant defects or
adverse conditions however this is the important part we may not have tested
every outlet and opened every window in door or identified every problem for the
numerous reasons the instructions the limitations the exclusions so when they
find an outlet that’s dead well it’s not an exhaustive inspection I don’t test
every outlet I don’t open and close every door and there are going to be
problems that a new homeowner will find basic simple language tell me how it is
also because our inspection is essentially visual latent defects could
exist so when the new contractor comes in because they’re going to replace some
cabinets in the kitchen and they take it off and they see who knows some
structural problems or water problems or termites
well that was latent hidden not visual we cannot see behind walls I love that
little sentence I say that often I sometimes I meet with clients who have
problems and I highlight this with a little highlighter marker and you know
just to describe in basic language the home inspections responsibilities and
limitations therefore you should not regard our inspection as a guarantee or
warranty it’s simply report on the general
condition of a property of it as it at a given point in time
as a homeowner you should expect problems to occur it’s an amazing
sentence because a lot of new homeowners assume that everything’s going to be
hunky-dory for the whole house and that if a
problem occurs it’s not their fault or responsibility it’s got to be somebody
else’s well that’s not true roofs will leak basements may have water problems
systems may fail without warning we cannot predict future events for some
reason they think a home inspection is a warranty into the future or you can see
what’s going to happen into the future a year from now I have no idea what’s
going to happen to the roof a year from now for these reasons you should keep a
comprehensive insurance policy current that’s where you go if you have your
clothes washer lines burst open don’t come to the home inspector inspector
make sure your house is covered with the an insurance policy and then I thought
of walkthroughs pre closing walkthroughs last chance effort for the your client
to look at the house before they sign on the dotted line and so I put this in my
inspection report all my inspection reports have this pre closing walk
through a walkthrough prior to closing is the time for the client to inspect
the property some clients don’t even realize that they have this right to go
into the property before they purchase it and take a look one last time
conditions can change between the time of a home inspection and the time of
closing they can change things can happen restrictions that existed during
the inspection may have been removed for the walkthrough so a livingroom carpet
may have been pulled up and then revealed let’s say a big hole in the
floor well at the time my digital pictures will show that this livingroom
carpet was over that hole and there’s no way to see it but just before closing
you may be able to come in that carpet may have been removed prior to closing
and then that hole is visual whoever is walking through hopefully my client
defects or problems that were not found during the home inspection may be
discovered during the walkthrough that carpet may be pulled up and that hole
may be revealed therefore the client should be thorough
during the walkthrough and any defect or problem discovered during the
walkthrough should be negotiated with the owner or seller of the property
prior to closing that’s essential again it’s it’s
refers back to that chimney problem I discovered a problem with the chimney
I expect my client to get a couple estimates and a professional to inspect
the property even further and make those Corrections prior to closing or at least
negotiate about those problems prior to closing if you find something during the
walkthrough in the morning of just before you sign
on the dotted line you should get that fixed or at least negotiated prior to
closing purchasing the property with a known defect or problem releases me the
inspector of all responsibility client assumes responsibility for all known
defects after the settlement if you during the inspection I didn’t see that
hole that was covered up by the carpet in the living room prior to closing
conditions have changed that carpet is pulled up a hole is revealed you go
through prior to closing before you sign on the dotted line through your
walkthrough you see the hole you say well you know we’ll talk about that that
later after we buy the house we’ll call up the home inspector and he’ll handle
that well know you saw the defect prior to closing you had your chance that’s
what the purpose of the pre closing walkthrough is all about to look for the
condition again if you know that there’s a hole in the living room and you buy
the house you bought a hole so I love this paragraph it gives you it
reinforces again the limits of the inspection that you do the time limits
and it gives your client this idea of yeah I can go through before I purchase
the house and look for any kind of problems and if if there is a problem I
have the time and the ability and the right to negotiate over that problem
prior to closing so that’s the end of the training video for the best online
training for inspectors building inspectors residential and commercial go
to internachi and nachi TV we’ve combined to produce the best training
that you can get all the courses are online and on nachi TV all of the
training courses are video so thank you very much for watching TV i’m ben
gromicko see you next

92 Replies to “Home Inspection Training Class #1

  1. This is an eye opening video  have always had problems with chimney leaks.thanks so much .  Very educational and makes me want to get an inspection.

  2. Hey Ben. Nice video! Very well done! Great explanations on what it is you actually do! I thoroughly enjoyed it! I am very interested in possibly becoming a Certified Home Inspector. I am subscribing to your channel. I can see from your knowledge base and passion for what you do I could gain a great foundation from which I can begin to learn what it takes to be a good Inspector. As someone who is in the very early stages of researching what looks like a great career, is there ANYTHING that you'd tell me or anyone looking to get into this line of work? Is there anything I should know? What should I do first? I have many questions because of this video. I truly appreciate what you have put together here!!!! Thanks so much for taking the time to help me get the best foot forward. I'm looking forward to your reply!

    Mike H

  3. You may be interested in our free, live webinar "Performing a Home Inspection with Ben Gromicko #4" at https://plus.google.com/b/110974399509985848043/events/coptk60c470mu16gifmom3ak09k

  4. Very well demonstrated video showing how to carry out #building #inspection work. It will be very helpful for layman.

  5. Ben – great instructional vid.  I had to laugh when you brought up the point of no labeling of the circuits in the electrical panel.  I'm always amazed at how few panels are labelled well if at all, especially when you consider how much hassle it saves when you need to kill a circuit.  Even on new construction the labeling is usually haphazard.  I guess they just don't have the time to do it right?

  6. Im thinking about becoming a home inspector because my whole family are all real estate agents but I have one problem, I dont think Im smart enough to do it It seems like a lot of information to know about a house.

  7. hello I stay in North Carolina and was thinking about becoming a home inspector..but I don't think we have any schools here to teach it in my county of Fayetteville and was wondering do your training cover here as well

  8. Great video Ben! I am an InterNACHI Certified Inspector and was wondering if the comments you use on your report are located somewhere on the website? I know that you provide contracts and other documents but was sure if you offered the disclaimer type content.

  9. Just found your site and love it.   I've already watched a lot of very informative video's.  Is there one video that just walks us through the entire process of becoming a home inspector and getting our main license?  Course curriculum, suggested vehicles, tools needed maybe a break down of cost and time expected to complete this?   I live in Texas.  Thanks.

  10. Having a hard time understanding why I would join NACHI, if your statements say in the video that you do your best and you aren't professionals!!! Then why would I take advice from this video or even consider becoming an inspector with NACHI? NACHI's exchange for a professional is someone who does their best!?!? Absolutely mind bottling.

  11. that was a vary helpful video, im looking into getting into this career vary seriously and about to sign up for classes at Nachi. I do have one question though, I called a local company and they told me to be vary carful because they've seen a lot of newer business owners get sewed, he wouldn't go into detail about it but how do I save my butt from that happening?

  12. I preform my inspection as trained by Nachi But the realtors think I am over stepping.
    I walk the roofs on ever inspection. Do a WDO, Walk the grounds, do the fireplace chimney, appliance, note the HVAC systems, electrical panels everything that Ben did I do. But I also took 39 certifications classes and continue to do so. On my last inspection the whole house failed the new AFCI. But, I was told by the realtors it grandfathered in and does matter. But, I still reported it and referred it to professional. When I walked the roof I found area of what might be mold, and also areas of moss, algae, on a cement tile roof in southern california. Which is extremely unusual! referred it to a professional. The realtor suggest the roofing professional and they dismissed all the conditions which included the cracking, large animal feces, and moss, algae, and mold through out. But, I did report it. So, I did my job. They thought a 46 page report was overdoing it but I have to report everything I see.

  13. Ben, I am interested in getting into the business. I enjoy your videos, just have a couple of questions to ask. Do you have an email address I can send emails to? Thanks.

  14. Very Informative video . Nice work Ben
    I am also in this business for long time,, i hope we could share some of our experience.
    www.bhis.com.au/pre-purchase-building-inspections-perth/

  15. Hi Ben, I have a question I am thinking about taking a home inspection course. At the moment Im thinking about attending American Home Inspectors Traing course. Do you recommend any schools, or do u think AHIT is a good school?

  16. I am a newer Realtor and I am trying to expand my knowledge on homes; this video has been extremely helpful! As a Realtor, I will always recommend an inspection by an inspector – but I think it adds value to prestige when a Realtor knows more than not. Thanks for the video!

  17. Great info ! I am new to the home inspection business and found this to be informative! Thanks and will take this knowledge with me for my career!

  18. I am planning on getting my home inspection certificate I am going to study all your videos before my course if you dont mind? I find this video so intruiging. I want to do this as a career.

  19. As a retired firefighter and having been trained in Commercial Building Inspections and having education in Residential Building Material Sales, reading blue prints. I am currently taking a course in home inspections due to my State mandating all home inspectors in the state must have been trained thru a certified home inspection course…….20 years in the fire service, being trained by the National Fire Academy in Commercial Building Inspections……I am going to apply my education, experience into a new direction in my life.

    One thing I tell all my friends and families is that to get a Certified Chimney Sweep to inspect the flue system with a video of the entire flue system. And Clay flue liners will break under normal freeze/thaw cycles and should not be used in a flue system.

  20. Also having over 10 years of chimney sweep/relining years ago……..I have seen some very bad flues. For all Home Inspectors I highly suggest that you outsource the inspection to a certified sweep to inspect and video the entire flue system and the smoke shelf and include it in your report of their findings.

    I am a State of Missouri Certified Firefighter (retired)

  21. I am dying to give this comment in your inspection time duration 18: 56 approximately when you're looking at the mouse trap commenting and bleeding from the hand ,,pointing out mistakes !!!!! how did you get your hand to bleed what happened.. Do you need extra insurance to cover your self for harming yourself on the job during the inspection?

    pöOГ +μ¡🆖 !

  22. You've got to stop taking pictures of yourself picking away at things. Identifying and taking pictures of compromised systems is one thing. Picking away and making them worse is another. As damaged as it is, an argument could me made you caused it to be worse… or even caused it to begin with. Take your stack seal for instance. You're showing pieces of it in your hand. The homeowner could claim it was fine before you pulled at it. Sure, you and I know differently, but guess what? You've still got a claim against you.

  23. Regardless of the condition of the property inspected and your training in point things out in your report, the mot important thing I found about your instructions is the verbiage and disclaimer in your reports. You are covering your ass and you are giving your client the facts. You did your job till  certain extend. Is out of your hands once you submit your report. Thank you for sharing, excellent video. You earned another subscriber.

  24. Every informative i like how you explained the limitation of an inspector and the actual inspection. Going watch more of your videos and possible take the course.

  25. Ben, I know technology makes presentations much easier, but I like this presentation style much better. You being able to point out exactly what you mean helps make the connection. Thankz

  26. Ben, was it intentional to have your theme music begin playing at 6:25 when you reading the narrative around seeking a professional? It seems a bit distracting and hard to pay attention to your reading.

  27. good job living in Colorado and I do a lot of home repairs I found your video very informative I liked your method and I thought it was well done when I bought my house 20 years ago I had a home inspector and it was some of the best money I spent you didn't mention the heat exchanger in the furnace that was found bad when I bought my house and it became a bargaining point

  28. You were barely through half the inspection and if it was the house I was buying, it would be a "walk" for me…too much to fix and you know if homeowner hasn't fixed it, they don't have the money to for you.

    we had a poor inspector here and ended up stuck with a house with lots of obvious, out in the open prob s including structural (the floor is dipping at a wall, carport issue visible once we learned some stuff), major moisture and obvious mold, visual leaks….we were told not to worry and house was great….yeah we are stuck now.

  29. ben I enjoyed the training class but the music in between your session was a little weird,any who! I'm a building inspector in Miami and a found out having home inspection license brings in extra cash is this true?,also I have been a maintenance man doing all kinds of electric and hvac repairs for 20 years, I'm licensed in hvac epa certified is it ok for me to tell my clients about electrical problems as well?

  30. plus u know nothing about air conditioning and heating please stink to being a home inspector those two holes on the a/c unit you show is for extra pvc lines please kill the a/c talk

  31. Great video! Can you recommend a home inspector for a new home that specializes in pre- drywall walk through in the Tampa, Fl area?

  32. Hi Ben, can you provide us with a "sample" report from one of your previous jobs so we can study it a bit further? (i.e.: layout, wording, etc.)

  33. Great information but I would avoid using music in the future especially when it is at a level that is too distracting. Your voice is competing with the music when instead the music should be very subtle.

  34. He states that foam insulation on pipes in the winter doesn't work. Coming from Alaska, where we regularly see -30F. It's the worlds difference. Just know if you let a region of your house get cold, cold water doesn't keep itself warm and you'll have some limitations.

  35. Thank you for nice presentation. How do I get access to your presentation. I'd like to study to organize myself for building inspector check

  36. How do you become a home inspector if you know nothing about how a home is supposed to be built in the first place? Is going back to school for construction the best option or is that knowledge something that can be learned through research and getting books on construction? I'd like to get into this field but I don't have any home building/inspection knowledge…I'm 23 so I've got plenty of time to learn though!

  37. Much appreciate the videos Ben! Having been in the trades for over 20 years now, and getting ready to purchase a house with my wife for the first time in over 10 years; I am now seriously considering going into the home inspection business. I was told by our home inspector that he thought I would be great at it. Watching your videos has filled me with excitement at the prospect of changing careers with this line of work. Thank you!!!

  38. Limit the inspection to the furnace and hot water heater production of heat hot water when called and visual defects.
    Only a professional HVAC tech should inspect an HVAC system. If you don’t have the proper tools, training and experience; you have no purpose determining the safety of a system that can kill everyone in the building or destroy the property.
    Cover your ass and refer to an HVAC tech.

  39. I Want this job,!! I have 10 yrs residential and commercial building and remodeling, 10 yrs electrical contracting experience, 10 yrs major appliance parts & Service. I can easily understand all the updated information the course has to offer.

  40. I have been using Homegauge software and have been for a few years, but after talking to a few inspectors they like to use Home Inspector Pro because it is easier to do onsite reports. They said that HPP has better auto comments. What is your opinion

  41. Are your inspections also assessing if the structure is up to current building code? Or would that be an additional cost/require hiring a architect? Does your service also check if structures are permitted or unpermitted? I am seeing a lot of clients here in SoCal suing real estate agents because they do not disclose that a sub standard bedroom/bath etc addition is unpermitted but sold as permitted.

  42. Very well spoken and put together video, interested in this trade, 19 years of commercial electrical construction work in Arizona, is there any particular videos you guys have for our type of Environment

  43. Do you know an inspector who is as greatly detailed and does as well as a job as you in Harrisburg Pennsylvania area??

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