Newby from VA- Can roof jack used as dryer vent hood?

[luke kim]

How are you all? :)
I'm new to this site & obviously with little experience as home inspector.
I did a partial inspection on dryer several vents the other day and am pressured to say "okay" from my client (manager of the condo property.) Can roof jack be used as dryer vent hood?
There is one thread with this discussion but I'm still not sure it's improper by code in Virginia.

Thanks in advance.
Luke.
ABC Home Inspections LLC.

[Steven Turetsky]

I don't know what you are referring to by the expression "roof jack," perhaps it is a regional thing. Anyway, what I see in the picture is not good for use as a dryer vent cover. Even though you are new, don't you think that vent cover is going to clog with lint? It will fill solid. A clogged dryer vent is dangerous. Who's going to check it... regularly? How much will it cost everytime to clean it out. It is the wrong cover, and a silly place to locate it.

Does it snow where you are? What happens when it snows?

Are you sure you're looking at a dryer vent? Or another type of roof vent?

If that truly is a dryer vent, and it must be there, I would recommend straight vent pipe out, well above the snow line. I would put 2 elbows on it, and have it point so driven rain will not get in. No obstructions at the end.(grills, etc.), just open pipe

[Jim Luttrall]

No it is not correct.
It needs a dryer vent termination with integral damper.
That will clog and is not designed for that application. That is a static attic vent.


M1502.2 Duct termination. Exhaust ducts shall terminate on the outside of the building. Exhaust duct terminations shall be in accordance with the dryer manufacturer’s installation instructions. Exhaust ducts shall terminate not less than 3 feet (914 mm) in any direction from openings into buildings. Exhaust duct terminations shall be equipped with a backdraft damper. Screens shall not be installed at the duct termination.

I got this from this thread;
http://www.inspectionnews.net/home_inspection/building-interior-home-inspection-commercial-inspection/8674-question-re-dryer-vent-exhaust-requirement.html

Use the search function here when you need a quick answer. Most everything under the sun has been discussed many times. Don't feel bad about asking, everyone has to learn sometime.

[luke kim]

I don't know what you are referring to by the expression "roof jack," perhaps it is a regional thing. Anyway, what I see in the picture is not good for use as a dryer vent cover. Even though you are new, don't you think that vent cover is going to clog with lint? It will fill solid. A clogged dryer vent is dangerous. Who's going to check it... regularly? How much will it cost everytime to clean it out. It is the wrong cover, and a silly place to locate it.

Does it snow where you are? What happens when it snows?

Are you sure you're looking at a dryer vent? Or another type of roof vent?

If that truly is a dryer vent, and it must be there, I would recommend straight vent pipe out, well above the snow line. I would put 2 elbows on it, and have it point so driven rain will not get in. No obstructions at the end.(grills, etc.), just open pipe

Thanks for the comment :)

After long search on web I found the possible manufacturer and it's defined as roof jack. I'm including the pictures of two types of vent systems side by side I've found on the roof. To my assumption roof jack is the newer system to replace older units that's abandoned where it used to be (another story). The management lady didn't offer me enough time for me to have check the attic (she showed up 2 hours late). I was left to guess which one's new. I'm almost sure she did it intentionally to persuade my to write it off as "okay." Besides functional challenge for this 'roof jack' to perform as dryer vent I'm not sure it's equipped with back-draft damper.
Early this morning I'm scheduled to hear from the tech support at the distributor. I'll post later what they have to say...

Luke.

[Michael Thomas]

The management lady didn't offer me enough time for me to have check the attic (she showed up 2 hours late)...

Luke,

You may already be aware of this but:

Attics are one of the most important areas to access and inspect, and when you cannot inspect one it's absolutely essential that you report that you not able to do so, document exactly why you could not (if these was a physical barrier, take a picture), and strongly recommend that it be accessed and inspected by a competent person prior to the expiration of the clients inspection contingency.

Otherwise, I can guarantee that the omission will come back to haunt you, and probably within your first 10-20 inspections.

[James Duffin]

Here is a picture of a typical roof dryer vent....



http://www.cjmetals.com/verticaldryervent.pdf

[luke kim]

[QUOTE=Michael Thomas;147596]Luke,

You may already be aware of this but:

Attics are one of the most important areas to access and inspect...

Well, this morning I've talked to one of the tech support guy at the local distributor. His opinion is that as long as it's serving its' purpose it's deemed okay to use the roof jack even thought it wasn't originally designed as one. One exception if the back-draft damper that may be missing which is critical element. Judging by impenetrable termination of pipe it won't suffer from strong side draft wind current but again, I can't be sure if there is any of that damper installed inside. Another issue may be the low height which could be problematic during snow storm. I know in some northern states required 18 to 24" height for all the roof terminated caps or hoods.
I'll check with the local code this morning if there is any restrictions on dryer vent hood.
Thanks for all of you guys's opinion.
Luke.

[neal lewis]

Anyway, what I see in the picture is not good for use as a dryer vent cover. Even though you are new, don't you think that vent cover is going to clog with lint? It will fill solid. A clogged dryer vent is dangerous. Who's going to check it... regularly? How much will it cost everytime to clean it out. It is the wrong cover, and a silly place to locate it.Luke, reread this. It's hardly worth a discussion. Common sense prevails.

[James Duffin]

[quote=Michael Thomas;147596]Luke,

You may already be aware of this but:

Attics are one of the most important areas to access and inspect...

Well, this morning I've talked to one of the tech support guy at the local distributor. His opinion is that as long as it's serving its' purpose it's deemed okay to use the roof jack even thought it wasn't originally designed as one. One exception if the back-draft damper that may be missing which is critical element. Judging by impenetrable termination of pipe it won't suffer from strong side draft wind current but again, I can't be sure if there is any of that damper installed inside. Another issue may be the low height which could be problematic during snow storm. I know in some northern states required 18 to 24" height for all the roof terminated caps or hoods.
I'll check with the local code this morning if there is any restrictions on dryer vent hood.
Thanks for all of you guys's opinion.
Luke.

If you "approve" something for a use for which it is not rated and there is a problem.....you are going to be in a world of hurt. I would not take on that responsibility if I were you.

[Bruce King]

It sounds like you were hired by the property manager who has been pressured into getting an inspection by some of the tenants due to complaints and issues with the property. This manager knew to hire a new inspector and how to interfere with the process so that a full and complete inspection and report would not occur.

[luke kim]

Here is a picture of a typical roof dryer vent....



http://www.cjmetals.com/verticaldryervent.pdf


It sounds like you were hired by the property manager who has been pressured into getting an inspection by some of the tenants due to complaints and issues with the property. This manager knew to hire a new inspector and how to interfere with the process so that a full and complete inspection and report would not occur.

No doubt. I didn't approve anything as proper but only described as installed as manufacturers guideline. My client is not happy about that.

[Ted Menelly]

How are you all? :)
I'm new to this site & obviously with little experience as home inspector.
I did a partial inspection on dryer several vents the other day and am pressured to say "okay" from my client (manager of the condo property.) Can roof jack be used as dryer vent hood?
There is one thread with this discussion but I'm still not sure it's improper by code in Virginia.

Thanks in advance.
Luke.
ABC Home Inspections LLC.

None of them can be counted on to perform their task unless kept cleaned out

[James Duffin]

None of them can be counted on to perform their task unless kept cleaned out

Very true. If there is a dryer in place I will run it for about 30 minutes and then feel the vent leaving the dryer. If it is so hot you can not hold your hand on it then you have a problem.

I also have this standard comment in put in a report when a dryer vents out the roof:

"The dryer vents up thorough the roof so it is important that the vent be checked regularly for a blockage."

[luke kim]

Very true. If there is a dryer in place I will run it for about 30 minutes and then feel the vent leaving the dryer. If it is so hot you can not hold your hand on it then you have a problem.

I also have this standard comment in put in a report when a dryer vents out the roof:

"The dryer vents up thorough the roof so it is important that the vent be checked regularly for a blockage."



Thank you all for listening and for the interest in this fiasco.
I have the final verdict. The 'roof jack' does not have back-draft damper as per the original manufacturer. Therefore, it doesn't qualify as a 'dryer vent hood' as stipulated by the local county code in Arlington, VA. I've learned a good lesson as how to deal with potential clients who wants to have the report in their favor in expense of home inspectors liability & integrity.
Through the whole process of searching for answer, I'm closer to being an expert on roof ventilation. kidding:D

[Ted Menelly]

Very true. If there is a dryer in place I will run it for about 30 minutes and then feel the vent leaving the dryer. If it is so hot you can not hold your hand on it then you have a problem.

I also have this standard comment in put in a report when a dryer vents out the roof:

"The dryer vents up thorough the roof so it is important that the vent be checked regularly for a blockage."

I include this in every report where the vent does not exit directly thru the wall. I suggest at the very least the pipe thru the attic be opened and the lint cleaned. I also tell them that if the drier is not drying on the normal cycle that they use anymore then the line may be getting blocked and it should be cleaned out. Possible fire could result from not keeping the line cleaned.

I include this example of the roof vent or the one below of the inside of the vent line itself.

[Ted Menelly]

I guess the image would be in order

[Jim Scott]

Dryer vents can not and should not have screens on roofs. Some roof vents are double duty, however the installation instructions are very clear in that the screen must be removed. Some side discharge vents have large screen material installed which I will write up as obstructed, due to typically being obstructed or soon to be obstructed.
The other portion of your post in that you were pressured into agreeing with them will get you in trouble in years to come. If your worried about losing the work and / or the agent, don't. They are not worth the headache they cause.

[Scott Patterson]

Thank you all for listening and for the interest in this fiasco.
I have the final verdict. The 'roof jack' does not have back-draft damper as per the original manufacturer. Therefore, it doesn't qualify as a 'dryer vent hood' as stipulated by the local county code in Arlington, VA. I've learned a good lesson as how to deal with potential clients who wants to have the report in their favor in expense of home inspectors liability & integrity.
Through the whole process of searching for answer, I'm closer to being an expert on roof ventilation. kidding:D

Luke,

You have a long way to go in learning with how to deal with folks. You have been hired to report what you find, not what the owner or the client (the client is who hires you and who you work for) would like for you to report.

When something goes wrong and it is due to something that you should have called out or reported on, you will be the first and most likely the only person that will be called!

Just based on what you have written in this tread tells me that you want to do the right thing, but you are also hardheaded.... You did not listen to the advice that was given to you after you asked for it.

FYI, the term "Roof Jack" is not common to what you are talking about. Yes, it is a term that refers to just about any type of vent/flashing on a roof, but it is not a term that is understood by most including your client. The term Roof Jack is commonly used for a device that is used to support a walk-board on a sloped roof. It might be used by the manufacturer but it is not a common or normal term that is used to describe the "Vent" cover or shroud.

Sorry to sound like a grouch, but I just hate to see folks getting into trouble when it can be easily avoided.

[luke kim]

Luke,

You have a long way to go in learning with how to deal with folks. You have been hired to report what you find, not what the owner or the client (the client is who hires you and who you work for) would like for you to report.

When something goes wrong and it is due to something that you should have called out or reported on, you will be the first and most likely the only person that will be called!

Just based on what you have written in this tread tells me that you want to do the right thing, but you are also hardheaded.... You did not listen to the advice that was given to you after you asked for it.

FYI, the term "Roof Jack" is not common to what you are talking about. Yes, it is a term that refers to just about any type of vent/flashing on a roof, but it is not a term that is understood by most including your client. The term Roof Jack is commonly used for a device that is used to support a walk-board on a sloped roof. It might be used by the manufacturer but it is not a common or normal term that is used to describe the "Vent" cover or shroud.

Sorry to sound like a grouch, but I just hate to see folks getting into trouble when it can be easily avoided.




Well, thank you for your opinion however unaltered or dead on correct. What I've been through with this experience is the culmination of multiple factors. One is that I have not the luxury of living in a 'house' in my entire life (I can only reiterate these terminologies as described in the manufacturer's catalog). Another is being a newbie as HI most (all) of my inspection requests are very unorthodox. Meaning, some people favor me for particular inspections where they hopefully expect the results are in their liking as it was reflected in the thread.
Yes, I have to agree that I'm a 'hardheaded' in certain respect (my sister hated me for this reason :( ). I've heard from affiliated manufacturer that if the 'roof-jack' as it's referred to in their catalog is serving it's purpose, is 'okay' to use as such (original mfg. had different opinion.) Local county code specialist's opinion was icing on the cake in reaching my final verdict (same as my educated guess & of course you guys' helpful guides.)
To a seasoned HI with countless experience it's no brainer but there are times when ambiguity plays a huge part due to conflicting opinions. In this case I had to go little further in searching for answer. I don't disrespect other HI's opinions by any means. I needed few wrong opinions (distributor & installer) to validate right ones :) At least, I need to be able to point fingers to culprits when I'm found wrong.
Happy inspections... :D

[Brandon Whitmore]

Hi Luke,

Would you mind explaining who hired you (looks like management co.), why they hired you, and what they wished to achieve by doing so?

Also, what type of inspection were you hired to perform?

Thanks.

[luke kim]

Hi Luke,

Would you mind explaining who hired you (looks like management co.), why they hired you, and what they wished to achieve by doing so?

Also, what type of inspection were you hired to perform?

Thanks.

Hi, Brandon.
As your guess, it was one lady from the condo management office. Seems like there was complain by the tenant of the newly installed dryer vent cap. It does not look like typical ones & the installer didn't bother eliminating the old vent caps neither. The installer even told the lady that they equipped new caps with 'back draft damper' (probably lying). The original manufacturer explicitly said the caps are not for dryer vent and there is no damper built in. Basically she needed me to verify (partial inspection) if the caps are properly installed (about 24 condo units). She still calls me for consultation.
She chose me because I'm lot cheaper than hiring another vent installer for a simple consultation.
Word of advice from newbie; stay away (or just walk away to save time) from clients showing up 2 hours late for appointment & without the check for the payment:mad:

[Brandon Whitmore]

Thanks for the reply Luke,

It sounds like in the eyes of your "client", you were being paid to just sign off on something to resolve a complaint. Seeing as how you actually did your job, I wouldn't expect to hear from her again.

If I were hired to do a job such as this, but wasn't granted full access, I wouldn't proceed with the inspection. I would either require access to the attic space, or that the tenants run their dryers so I could see which ones were venting where.
In your second post, you've got one proper type of vent hood, and one improper one (assuming the screen was removed from the right hood).

[Bill Hetner]

Hi Luke, just read all the posts. something I noted was no one suggest to you that in future you also can suggest for roof vents or side vents. A second lint trap. I first saw them on holmes on homes. they sometimes have good ideas there too. the second lint trap will keep a vent going through walls and attics cleaner and reduce the need to clean a vent and clogging of a vent. the cost of them is not high as I recently bought one for $25 bucks can. they do require cleaning but so does the first one. Installed properly they will save your client the problems of cleaning the pipes.

ref is Canada's #1 Fan Manufacturers | Reversomatic (http://www.reversomatic.com) and the one I got was LT-180,LT-180F

they come in different sizes and styles and I am sure there are different manufactures out there too. Hopes this helps you and your clients

[Jerry Peck]

I first saw them on holmes on homes.


I would stay away from anything you see on that show (at least from what I have seen the times I have watched it) - that show is ... well ... a TV show, that is its intent, and that is what it is. It is NOT a show on how to do things properly - there is no glory or glitter for the TV cameras to catch ... would make for a very boring show.

[Bill Hetner]

Hi Jerry, in regards to that show. I am not going to argue with you about it. Yes I agree on what you are saying about it. I think it is a joke at times too and Yes there is a lot of showmanship there. However I gave it credit cause I really did see it there. and based on personal experince it does work. Just cause the source is not well respected does not mean what I saw was no good. I think it is a good thing based on personal experince. All I am saying is seriously use your own judgement as to wheather or not you like it. Ask yourself does it work and does it make sense. If you really find fault with it tell me about it and why and I will respect that. I respect what you have to say about the show and agree that it is mainly a show. But at times they do have some good stuff mixed in. If someone else does not like it let me know why. everyone has the right to think differently. But look at the product not the source I found it and base your judgement on it.

this is just my opinion

[Chris Roth]

Thanks for the comment :)

After long search on web I found the possible manufacturer and it's defined as roof jack. I'm including the pictures of two types of vent systems side by side I've found on the roof. To my assumption roof jack is the newer system to replace older units that's abandoned where it used to be (another story). The management lady didn't offer me enough time for me to have check the attic (she showed up 2 hours late). I was left to guess which one's new. I'm almost sure she did it intentionally to persuade my to write it off as "okay." Besides functional challenge for this 'roof jack' to perform as dryer vent I'm not sure it's equipped with back-draft damper.
Early this morning I'm scheduled to hear from the tech support at the distributor. I'll post later what they have to say...

Luke.


Luke;

After observing your photo, the vent on the right looks exactly like a dryer vent cover for the roof. I install those type of vents often because the builder for some reason installs SIMILAR vents like the one on the left of your photo. Don't know why but keeps me in business. Just make sure that the screen is not present in the vent. I have changed 6 vent covers last week because of the wrong type. I use BRUN Model 636 for my applications and I remove the screen. Thanks for sharing

Chris