FACTS

Cost estimates in our report are an educated opinion by the inspector and are supplied as a guide to the client to determine approximate cost of deficiencies. DO NOT rely on these figures for any type of negotiations or contract purposes. Rely only on professional bids.

Moisture Measurements and Relative Humidity: Generally speaking, in a conditioned residential or commercial indoor environment the relative humidity should not become elevated above 50% for any sustained length of time. The 50% relative humidity is the maximum humidity for any conditioned indoor environment in south Florida.

As of 2002 all water heaters must be an approved plenum rated water heater if installed in the air conditioning closet.

Soft electrical cords being used from the water heater or air conditioning air handler to the electrical receptacle is not an approved application, has never been an approved application and is not listed as an approved application in the National Electric Code or by any UL rating agency.

Smoke detectors have a lifespan. That span is approximately 10 years. The smoke detector progressively gets less sensitive over time. If the smoke detectors are 10 years or older we recommend replacing them with new ones.

Re-Inspections: Re-inspections are an additional cost. Prior to any re-inspection, Bolender Inspection Co. requires the following: Contractor’s scope of work, the contract for the work performed and paid invoice. Copy of building permit with a final inspection signed off. If a permit is not required, a letter from the local Building Department stating no permit is required. If any of the requirements requested by Bolender Inspection Co. stated herein cannot be provided, Bolender Inspection Co. cannot perform any re-inspection.

Asbestos siding was used extensively in buildings and homes from the 1930s until the 1970s, when the use was banned. Originally, asbestos siding was used because of the fire resistant properties of asbestos. Because asbestos is a mineral and fibrous, adding asbestos to siding materials also increases strength and durability, while providing some insulation and fireproofing to the structure. Even if asbestos shingles are on your home, if they are in good condition and left undisturbed, they are usually NOT a serious problem. The mere presence of asbestos in a home or a building is not hazardous. The danger is that asbestos materials may become damaged over time and become airborne. Damaged asbestos may release asbestos fibers and become a health hazard.

Lead Base Paint: According to the National Survey of Lead and Allergens in Housing, 24% of the housing constructed between 1960 and 1978 contains lead-based paint. In contrast, 69% of the housing constructed between 1940 and 1959 contains lead-based paint. And 87% of the housing constructed before 1940 contains lead-based paint. Houses older than 1978 should be tested for lead. Bolender Inspection Co does not perform Lead Testing.

Waterproofing over standard roofing materials is only a stop-gap measure and the waterproofing process must be repeated approximately every 1 to 3 years depending on the roof’s surface and the quality of the material. Keep in mind that waterproofing is only a temporary stop gap measure and eventually the roof will require replacement. Waterproofing systems have no value as a code compliant roof system. Problems reported after roofs have been field coated include: unsightly blisters, which may lead to premature failure and leaks, paint trapping moisture, makes the roof deck deteriorate faster and causes the roof deck nails to rust prematurely.

The UL label and the manufacturer of an air handler both state the air handler should be installed in the environment that it is conditioning. Therefore, the air handler being installed in the attic or garage is in direct violation of the manufacturer’s specifications and the UL label.  Many times the local Building Codes allow an air handler to be installed in an unconditioned location. This does not change the Manufacturer’s specifications nor does it supersede them. The air handler not being in the environment that it is air conditioning will cause it to sweat, be less efficient, and shorten the life expectancy by as much as half. The sweating or the forming of condensation is conducive for mold growth, and many times mold can be found inside the air handler and inside the duct above and below the air handler. These locations typically cannot be observed by the Inspector, therefore, an air conditioning Contractor should open these areas and a qualified Inspector should inspect.

With an air conditioning air handler being located in the garage there is a larger risk of: Exhaust emissions being (re) circulated throughout the structure if the air handler is operated in any mode.

When HVAC evaporator coils are clogged with dirt, debris and dust, the coils will not allow the system to operate as intended. The temperature differential (TD split) will be too wide. The clogged coils will allow the air handler’s temperature to drop and with a lack of airflow, causing the coils to freeze up. Some times, if there is more than one factor, one factor being clogged evaporator coils; the system could act differently or produce a different TD split. Even if the coils are only 50% blocked, this will cause the system to not operate as intended.

In vintage houses the plumbing system is using cast iron pipe for its waste lines. This cast iron pipe can deteriorate, crack, and joints could fail and start leaking. Sometimes the pipe will collapse and become clogged, due to the age of the structure and its plumbing system. The most effective way to determine if there is an issue is to have a Certified Plumbing Contractor conduct a survey with a camera inside the waste lines throughout the system. This issue is becoming more and more prevalent as the cast iron ages.

Pre-1965 Cloth Cable Wiring (Non-Metallic with Cloth Shielding)

  • May contain asbestos.
  • May not contain heat properly.
  • The cloth can deteriorate over time.
  • The rubber shield can become brittle and over time and start cracking.
  • Is seldom grounded.

Contact Bolender Inspection Co. today to schedule a thorough and professional property inspection.

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