How To Look at a House
recent blogs
Is a golf cart garage considered the same as a car garage in the building codes?
Yes. Here’s the definition of a garage in the 2020 National Electrical Code (NEC): “A building or a portion of a building in which one or more self-propelled vehicles can be kept for use, sale, storage, rental, repair, exhibition or demonstration purposes.” And a private garage (as opposed to public one) is defined by the 2018 International Buidling...
How do I determine the age of my air conditioner if the serial number is missing or not legible?
If the data plate on the air conditioner is missing or so faded that it is no longer readable, you already have part of the answer. It’s a least 10 years old. But, if you need a more specific age, here’s four ways to find it:
1) Check building permits. You may be able to get the date of the permit for replacement of the system from your local...
Can I find the age of a heat pump from the serial number?
The year of manufacture is encoded in the serial number on the data plate of most brands of heat pumps, but not all. A few manufacturers require contacting their customer service department with the serial number to get date of manufacture. Go to our article How do I determine the age of my heat pump? for a listing of major brands and how to figure...
Can I find the age of an air conditioner from the serial number?
The year of manufacture is encoded in the serial number on the data plate of most brands of air conditioners, but not all. A few manufacturers require contacting their customer service department with the serial number to get date of manufacture. Go to our article How do I determine the age of my air conditioner? for a listing of major brands and...
Frequently Asked Questions (FAQ) about Gas Water Heaters
Here’s links to a collection of our blog posts about GAS WATER HEATERS:
• Are water heaters required to be raised off the floor?
• Where are gas water heaters not allowed to be installed?
• When was a gas water heater first required to be elevated 18 inches above a garage floor?
• Can I leave a gas water heater in place when...
What is short cycling of an air conditioner or heat pump?
Short cycling of an air conditioner or heat pump is when the system turns on and off too frequently. A normal operating cycle is 15 to 20 minutes, then off for around 10 minutes. If the system turns off after just a few seconds or minutes, something is wrong. Because the life of the system is measured in on/off cylces, short cycling reduces the lifespan—besides...
Is a home inspector required to determine the age of a water heater?
The International Association of Certified Home Inspectors (InterNACHI) states in their Standards of Practice that a home inspector “is not required to measure the capacity, temperature, age, life expectancy or adequacy of the water heater.” The Standards of Practice of the other national home inspector group, American Society of Home Inspectors (ASHI)...
Is a home inspector required to check for a wobbly toilet?
The International Association of Certified Home Inspectors (InterNACHI) states in their Standards of Practice that a home inspector is required to report “as to the need for correction toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate." The Standards of Practice of the other national...
How much will a category 5 hurricane damage a mobile home?
"Almost complete destruction of all mobile homes will occur, regardless of age or construction,” according to the U.S. National Hurricane Center. A category 5 storm has sustained winds of 157 mph and higher.
Links to the expected damage for other category hurricanes: 1, 2, 3, 4.
To learn about the four variables that determine the...
How much will a category 4 hurricane damage a mobile home?
"Nearly all older (pre-1994) mobile homes will be destroyed. A high percentage of newer mobile homes also will be destroyed,” according to the U.S. National Hurricane Center. A category 4 storm has sustained winds of 130 to 156 mph.
Links to the expected damage for other category hurricanes: 1, 2, 3, 5.
To learn about the four variables...
How much will a category 3 hurricane damage a mobile home?
"Nearly all older (pre-1994) mobile homes will be destroyed. Most newer mobile homes will sustain severe damage with potential for complete roof failure and wall collapse," according to the U.S. National Hurricane Center. A category 3 storm has sustainedwinds of 111 to 129 mph.
Links to the expected damage for other category hurricanes: 1, 2, 4, 5.
How much will a category 2 hurricane damage a mobile home?
"Older (mainly pre-1994 construction) mobile homes have a very high chance of being destroyed and the flying debris generated can shred nearby mobile homes. Newer mobile homes can also be destroyed,” according to the U.S. National Hurricane Center. A category 2 storm has sustained winds of 96 to 110 mph.
Links to the expected damage for...
How much will a category 1 hurricane damage a mobile home?
"Older (mainly pre-1994 construction) mobile homes could be destroyed, especially if they are not anchored properly as they tend to shift or roll off their foundations. Newer mobile homes that are anchored properly can sustain damage involving the removal of shingle or metal roof coverings, and loss of vinyl siding, as well as damage to carports,...
What causes the powdery crust on CPVC pipe connections at the water heater?
The powdery crust is efflorescence--which is the residual minerals that water leaves behind when it dries up. A very slow leak, one that evaporated at about the same rate that it leached out, created the flaking white powder crust on the CPVC pipe, shown above, at the cold water supply to a water heater.
Although we have only seen this phenomenon...
Can water pipe be run across the ground in a crawl space?
No. Plumbing codes require that water supply pipes be protected from damage and secured in place at regular intervals. The maximum spacing of securing devices is specified by code based on the size and type of pipe. This means that the pipe must either be secured to a stable surface of the crawl space or buried underground. Water pipe that runs on...
What is the minimum size of a bedroom in a manufactured/mobile home per HUD?
All mobile/manufactured home bedrooms must have a minimum of 50 square feet of floor area, except that bedrooms designed for two or more people require minimum of 70 square feet, according to the HUD Code at 3280.109. Also “every room designed for sleeping purposes shall have accessible clothes hanging space with a minimum inside depth of 22 inches...
Does a room need a closet to be legally called a bedroom?
A closet is not required by the building code for bedrooms. However, it is expected by most home buyers that a room should have a closet to be called a bedroom. Bedroom closets are something of a modern invention. Homes built prior to 1930 often did not have a closet in all the bedrooms, and clothes were stored in furniture, such as a chifferobe or...
BEDROOMS
A bedroom is where people spend a third of their day unconscious and in the dark, so building codes have expanded to make them safer to occupy. Here's a collection of links with answers to some of the most frequently asked questions we get about bedrooms.
• What are code requirements for bedrooms?
• What is the minimum ceiling height in...
CLOSETS
Here’s links with answers to some of the questions we often get about closets:
• What are the code requirements for light fixtures in a closet?
• When were electrical panels banned from installation in closets?
• Does a need a closet to be legally called a bedroom?
• Is a bare bulb light in a closet alright?
• Are lights...
Frequently Asked Questions (FAQ) about CPVC pipe.
CPVC stands for Chlorinated PolyVinyl Chloride. It is similar to PVC (PolyVinyl Chloride) pipe, but not the same. PVC is bright white and cannot be used for water supply pipe inside a home or for hot water. It is primarily for water service pipe coming to the home and drain/waste pipe inside and leaving it. CPVC is cream to tan color and approved...
Can you bend CPVC pipe?
CPVC pipe is designed to be used as straight pipe, with angled connection fittings used for changes of direction. It is somewhat flexible and can be bent temporarily to get though a tight opening when doing a repipe, for example, and then returned to a straight run.
But it should only be bent permanently using heat to make the pipe briefly...
Do I need a building permit to construct a metal carport in Florida?
If your metal carport will be secured in place, then it qualifies as a permanent structure and requires a permit in Florida. You should contact your local building department for their application requirements. Also, there is a small permit fee. The application process is usually less complicated for a freestanding metal carport than one that will...
What is the maximum length of a flexible dryer duct?
A flexible dryer duct is considered a "transition duct" by the building code, meaning it is only supposed to be used as a transition connection between the dryer and the smooth metal dryer duct that runs to the duct termination at an outside wall or the roof. The transition duct cannot be longer than 8-feet long.
Also, only one section of...
Is water from a private well required to be tested in Florida?
The State of Florida does not have any requirements for private well water testing, but testing at least once a year for bacteria and nitrates is recommended. According to the Florida Department of Health, "Bacteria and nitrates can reach the ground water and wells through poorly maintained septic systems, livestock areas and fertilizer application,...
What is the most common cause of a wood deck collapse?
Failure of the ledger connection, where the deck meets the house, is the most common cause of failure of a wood deck. A ledger is the board secured to the wall of the house that the deck joists sit on top of or are connected to the side of. It’s absolutely necessary to use thru-bolts or structural lag screws to secure the ledger board to the wall...
Frequently Asked Questions (FAQ) about Wood Decks
Building a wood deck is a common weekend-warrior project. But a deck collapse, even if its just a few feet off the ground, can cause injuries. Here’s some of our articles about how to build a safe deck:
• What is code requirement for receptacle outlets at a porch, deck, or balcony?
• What are the warning signs of a dangerous deck?
• Can...
What is minimum safe length of each plank of a wood deck?
Deck boards should span across at least three joist bays, connected at four joists, to be safely secured. Short deck boards, like the one shown above that spans between only two joists, are dangerous and an indication of non-professional deck construction. To learn more about building a safe deck, see our article What are the warning signs of a dangerous...
Is a home inspector required to inspect washing machines?
The State of Florida’s Standards of Practice specify that household appliances must be inspected, with no exceptions. However both national home inspector associations exempt washing machines from the list of appliances required to be inspected. The International Association of Certified Home Inspectors (InterNACHI) states “the home inspector is not...
Is a home inspector required to test water for potability (safe for drinking)?
Water testing is not a required part of the Standards of Practice of a home inspection by either of the major national home inspection associations or the State of Florida. The International Association of Certified Home Inspectors (InterNACHI) standards state that “the home inspector is not required to determine the water quality, potability or reliability...
Frequently Asked Questions (FAQ) about Water Meters
Here’s links to answers to the questions we get asked most frequently about water meters:
• Why is my water meter box full of water?
• Can a water meter box (vault) be installed below ground level (grade)?
• The cover plate of my water meter box is broken. Who is responsible to fix it?
• Why is the cover plate of some water meter...
Here's the 30 most recent of over 3,000 home inspection blog entries. You can also use the Blog Index link above, or search box below, to find the article with the info you need. Also, our Blog Archive lists all the articles, including a reposting and updating of earlier blogs from mcgarryandmadsen.com dating back to 2011.
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