What did I find,

FPE panel in a clothes closet
NOT one GFCI anywhere
Open junctions everywhere
3 cracked windows
Garage attic obstructed by articles in garage
Electrical cover missing on condensing unit
Furnace flue disconnected in attic space
Corrosion on WH shutoff valve
NO T&P drain line connected to WH
3 inches of insulation
Carpenter ants
Anti reverse failed on garage door
Lock on garage door
Glass panel door to the garage from kitchen
Dryer vent crushed at exterior wall
No threshold on garage entry door
Master shower enclosure leaked
Every toilet loose at the floor
Corrosion on the drains below the sinks
Poor drainage at the sewer
High soil around the foundation / soil sloped towards home
+4 on the openings on the railings around the pool
7 steps to the pool deck with no handrail

NO deal killers you might say.

Conclusion: This HI must be busier than I would ever want to be to not have time to fix a few things before listing the home.

This was his garage. Guess he didn't want me in the attic.

Rick

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Looks like a painters truck.

Best

Ron

Good stuff, Rick. I know my house has a few issues, but I am pretty confident I would come out looking good compared to that. I can't deal with the pack rat syndrome. It drives me crazy.

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Jim Robinson
New Mexico, USA

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Hope He at least had a Coupon !
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__________________
It Might have Choked Artie But it ain't gone'a choke Stymie!
Billy J. Stephens HI Service
Memphis TN.

Reminds me of the firefighters house I once did... Not one smoke alarm. Wife and several kids, too.

The cobbler's children have no shoes.

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Erby Crofutt, Georgetown, KY
B4U Close Home Inspections & Radon Testing
www.b4uclose.com www.kentuckyradon.com

All you did was a punch list for him. Been there...done that!

I inspected a home inspector's home a while back--- it took a couple hours longer than it should have (maybe he has home's in TX as well) I inspected a building inspectors home (head inspector for the county) a few years ago, and he built the home himself a few short years prior. Lets just say he was really ticked off after he received a copy of my report.

Did a firefighters home the other day. It was a 2 level home with all of the bedrooms being upstairs. The only smoke detector was located in the main floor nowhere near a bedroom. I am an ex firefighter, my smoke detector started beeping the other day so I disconnected it.........I'll hook it back up one of these days. The other firefighter had kids, I do not... everyone's got to take their chances somewhere.

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Did you know the Victim ?
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He was a quiet man that always waved as he cut his yard, and kept to himself.

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It Might have Choked Artie But it ain't gone'a choke Stymie!
Billy J. Stephens HI Service
Memphis TN.

I figured that was coming. I thought you were writing jibberish until the 2nd read through........good one Billy.

Do an HVAC guys house sometime, they usually have really crappy HVAC equipment.

Whew, for a minute I thought you'd been at my home!

Actually, slowly but surely, I'm installing GFCIs; checking cracks; repairing downspouts...

My water heaters look good...sort of, well, not really.

I will have to say that as I fireman, I do have several smoke/heat detectors that are wired to a central monitoring station. I mean, I do have a wife and kids! (And by that comment I merely mean that they are all more likely than I to burn the place down with irons, curling irons, potholders on the stove, etc...)

Hey! My dryer vent is clean! Yes!

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Bruce Thompson, Lic. #9199
www.TylerHomeInspector.com
Tyler, TX

Rick, I'm thinking of selling my house... will you do the pre-listing inspection for me? I need someone to take the liability off me for all my cover up's... I'm mean "Master Electrician" and "Master Plumber" work!

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I'd rather be catching a big ole Redfish!

Scared to fill out that sellers disclosure are we?

Give me a call and I'll inspect it for you. I'll give you my brother in law deal.

Have you been striper fishing lately? We went up to Texoma and caught out limit in about 45 minutes. Great fun but made it out for a short trip.

rick

My boat is dead so haven't been fishing anywhere lately. I'm going crazy not being able to get out. Let me know next time you head up... I'd love to join ya.

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I'd rather be catching a big ole Redfish!

Ok, think about it, you ever see a mechanics car (usually on blocks) or a carpenters house (usually see daylight straight through the sides), or a plastic surgeons wife (ok, she's usually pretty hot but heck...),,,

get my drift

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If I had two faces, would I be wearing this one?
Abraham Lincoln

The fact that there is a non-fire rated opening made in the ceiling of the garage is a fire hazard by itself. This is also against residential building code R309, though many general contractors and building inspectors are oblivious to this.

Don,

First, welcome to THE inspectors forum.

If you would, please show me what part of R309 requires fire rated opening protection in a garage ceiling.

I think you are confusing "separation" with "fire rated" walls and ceilings.

"Fire rated" is a completely different animal.

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Jerry Peck, Construction / Litigation Consultant
Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )

The actual code is under residential building code R309.1. Meaning: Doors, including attic access, are required to be either 1-3/8 solid wood core wood, 1-3/8 honeycomb core steel, or 20-min fire resistance rated. A standard frame and hardware (dead-bolt, peep hole, etc.) are acceptable. Door glazing must be either wire glass in a metal frame or 20-min fire resistance rated. Ducts located in the garage must be 26 gauge steel and have no openings in the garage. Other penetrations (electrical, plumbing, etc.) must be fire blocked as required for top-plates. Also, section 309.1 prohibits openings from the garage directly into a sleeping room. So in response to your question, no I am not confusing terms at all, but rather actually quoting directly from the code. Interpretations vary from state to state I'm sure and perhaps your state takes a different stand on this. Either way, flames can take out a house in less than five minutes once reaching the roof framing, thusly, any means of slowing the rapid spread of flames would be beneficial to human life! Additionally, the spread of smoke is just as deadly! Idling cars emissions and fumes/vapors from stored fuels,and or chemicals, can also be allowed to contaminate the living space air if these openings are not tightly sealed. (this can sometimes include an un-sealed entry door threshold).

Exactly.

Except your "Meaning:" part (if you are using that as in 'it means this')

I will add highlighting with bold, underlining and red text in the quote below:
Only one is a fire rated, and IT IS NOT "required", it is one of the "options".

"FIRE RATED", "FIRE RATING", etc., *IS NOT* a requirement, only the specified "separation" is.

You stated "though many general contractors and building inspectors are oblivious to this", which indicates that you are one "oblivious" to the requirements of the code.

__________________
Jerry Peck, Construction / Litigation Consultant
Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )