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Thorough, Professional Home Inspections
Knowledgeable Home Inspector
Buying a new home can be stressful and complicated. Choosing a qualified, honest, and experienced home inspector can give you the knowledge and confidence you need to make a sound real estate purchasing decision.
As the owner of Premium Home Inspections, LLC, my comprehensive inspections, fair pricing and commitment to honesty and accuracy , help bring peace of mind to every client.
All areas of the home are inspected, interior and exterior, doors, windows, electrical, plumbing, mechanicals, roof, attic, and the foundation. Garage inspections are included in each home inspection.
We Tell You About the Little Things
While some issues in the home are obvious, there can be issues that need specific, sometimes immediate attention, but are not easy to see. Informing you about potential safety or functionalty issues you may not even know are a problem is what "Peace of Mind" is all about.
Additional Services
Every inspection includes a general thermal/infrared scan of all ceilings at the top level of the home and of the basement walls for any signs of moisture intrusion through the roof or foundation. In finished basements, this may be the only way to find leaking/water intrusion.
Radon testing and mold sampling are also available.
Our Services
Every Home Inspection
All areas of the home are inspected. Interior and exterior, grading, vegetation, doors, windows, electrical, plumbing, heating, cooling, roof, attic, and the foundation. Garage inspections are also included with every full home inspection.
Radon Testing
Radon is a cancer-causing radioactive gas. It is a naturally occurring radioactive gas and comes from the natural breakdown (radioactive decay) of uranium. It is usually found in igneous rock and soil, but is found in all types of soil and in some cases, well water may also be a source of radon.
Radon gas tends to collect in basements.
You cannot see, smell or taste radon, but it may be an issue in your new home.
The Surgeon General has warned that radon is the second leading cause of lung cancer in the United States today. If you smoke and your home has high radon levels, you’re at an even higher risk for developing lung cancer. Some scientific studies of radon exposure indicate that children may be more sensitive to radon. This may be due to their higher respiration rate and their rapidly dividing cells, which may be more vulnerable to radiation damage.
Premium Home Inspections, LLC performs highly accurate radon testing as an additional service. Test results are generally available within 72 hours of the start of the test. Additional fee applies.
Infrared and Mold Testing
Even if you don’t see it, mold spores may be there, lurking in hard-to-reach corners, beneath flooring or behind walls. While mold spores are everywhere in the air we breathe every day, the growth of certain molds inside the home can be detrimental, or even dangerous to the occupants. Infrared imaging/scanning can help find problem areas that are not visible to the naked eye.
Mold loves damp locations, such as previously flooded basements or leaking pipes and windows, and can even be present in tightly sealed new construction, where even a tiny amount of trapped moisture can cause it to grow.
Premium Home Inspections, LLC can perform mold sampling at visibly effected locations and also test for airborne mold in the home. Additional fee required.
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Electrical Safety
Electrical Safety
Electricity is an essential part of our lives. However, it has the potential to cause great harm. Electrical systems will function almost indefinitely, if properly installed and not overloaded or physically abused. Electrical fires in our homes claim the lives of 485 Americans each year and injure 2,305 more. Some of these fires are caused by electrical system failures and appliance defects, but many more are caused by the misuse and poor maintenance of electrical appliances, incorrectly installed wiring, and overloaded circuits and extension cords. Some safety tips to remember:
- Never use anything but the proper fuse to protect a circuit.
- Find and correct overloaded circuits.
- Never place extension cords under rugs.
- Outlets near water, in asements and at the exterior should be GFCI-type outlets.
- Don't allow trees near power lines to be climbed.
- Keep ladders, kites, equipment and anything else away from overhead power lines.
Electrical Panels
Electricity enters the home through a control panel and a main switch where one can shut off all the power in an emergency. These panels are usually located in the basement. Control panels use either fuses or circuit breakers. Install the correct fuses for the panel. Never use a higher-numbered fuse or a metallic item, such as a penny. If fuses are used and there is a stoppage in power, look for the broken metal strip in the top of a blown fuse. Replace the fuse with a new one marked with the correct amperage. Reset circuit breakers from "off" to "on." Be sure to investigate why the fuse or circuit blew. Possible causes include frayed wires, overloaded outlets, or defective appliances. Never overload a circuit with high-wattage appliances. Check the wattage on appliance labels. If there is frayed insulation or a broken wire, a dangerous short circuit may result and cause a fire. If power stoppages continue or if a frayed or broken wire is found, contact an electrician.
Outlets and Extension Cords
Make sure all electrical receptacles or outlets are three-hole, grounded outlets. If there is water in the area, there should be a GFCI or ground-fault circuit interrupter outlet. All outdoor outlets should be GFCIs. There should be ample electrical capacity to run equipment without tripping circuit breakers or blowing fuses. Minimize extension cord use. Never place them under rugs. Use extension cords sparingly and check them periodically. Use the proper electrical cord for the job, and put safety plugs in unused outlets.
Electrical Appliances
Appliances need to be treated with respect and care. They need room to breathe. Avoid enclosing them in a cabinet without proper openings, and do not store papers around them. Make sure to level appliances so they do not tip. Washers and dryers should be checked often. Their movement can put undue stress on electrical connections. If any appliance or device gives off a tingling shock, turn it off, unplug it, and have a qualified person correct the problem. Shocks can be fatal. Never insert metal objects into appliances without unplugging them. Check appliances periodically to spot worn or cracked insulation, loose terminals, corroded wires, defective parts and any other components that might not work correctly. Replace these appliances or have them repaired by a person qualified to do so.
Electrical Heating Equipment
Portable electrical heating equipment may be used in the home as a supplement to the home heating system. Caution must be taken when using these heating supplements. Keep them away from combustibles, and make sure they cannot be tipped over. Keep electrical heating equipment in good working condition. Do not use them in bathrooms because of the risk of contact with water and electrocution. Many people use electric blankets in their homes. They will work well if they are kept in good condition. Look for cracks and breaks in the wiring, plugs and connectors. Look for charred spots on both sides. Many things can cause electric blankets to overheat. They include other bedding placed on top of them, pets sleeping on top of them, and putting things on top of the blanket when it is in use. Folding the blankets can also bend the coils and cause overheating.
Children
Electricity is important to the workings of the home, but can be dangerous, especially to children. Electrical safety needs to be taught to children early on. Safety plugs should be inserted in unused outlets when toddlers are in the home. Make sure all outlets in the home have face plates. Teach children not to put things into electrical outlets and not to chew on electrical cords. Keep electrical wiring boxes locked. Do not allow children to come in contact with power lines outside. Never allow them to climb trees near power lines, utility poles or high tension towers.
Electricity and Water
A body can act like a lightning rod and carry the current to the ground. People are good conductors of electricity, particularly when standing in water or on a damp floor. Never use any electrical appliance in the tub or shower. Never touch an electric cord or appliance with wet hands. Do not use electrical appliances in damp areas or while standing on damp floors. In areas where water is present, use outlets with GFCIs. Shocks can be fatal.
Animal Hazards
Mice and other rodents can chew on electrical wires and damage them. If rodents are suspected or known to be in the home, be aware of the damage they may cause, and take measures to get rid of them.
Outside Hazards
There are several electrical hazards outside the home. Be aware of overhead and underground power lines. People have been electrocuted when an object they are moving has come in contact with the overhead power lines. Keep ladders, antennae, kites and poles away from power lines leading to the house and other buildings. Do not plant trees, shrubs or bushes under power lines or near underground power lines. Never build a swimming pool or other structure under the power line leading to your house. Before digging, learn the location of underground power lines.
Do not climb power poles or transmission towers. Never let anyone shoot or throw stones at insulators. If you have an animal trapped in a tree or on the roof near electric lines, phone your utility company. Do not take a chance of electrocuting yourself. Be aware of weather conditions when installing and working with electrical appliances. Never use electrical power tools or appliances with rain overhead or water underfoot. Use only outdoor lights, fixtures and extension cords. Plug into outlets with a GFCI. Downed power lines are extremely dangerous. If you see a downed power line, call the electric company, and warn others to stay away. If a power line hits your car while you are in it, stay inside unless the car catches fire. If the car catches fire, jump clear without touching metal and the ground at the same time.
MORE SAFETY PRECAUTIONS :
- Routinely check your electrical appliances and wiring.
- Frayed wires can cause fires. Replace all worn, old and damaged appliance cords immediately.
- Use electrical extension cords wisely and don't overload them.
- Keep electrical appliances away from wet floors and counters; pay special care to electrical appliances in the bathroom and kitchen.
- Don't allow children to play with or around electrical appliances, such as space heaters, irons and hair dryers.
- Keep clothes, curtains and other potentially combustible items at least 3 feet from all heaters.
- If an appliance has a three-prong plug, use it only in a three-slot outlet. Never force it to fit into a two-slot outlet or extension cord.
- Never overload extension cords or wall sockets. Immediately shut off, then professionally replace, light switches that are hot to the touch, as well as lights that flicker. Use safety closures to childproof electrical outlets.
- Check your electrical tools regularly for signs of wear. If the cords are frayed or cracked, replace them. Replace any tool if it causes even small electrical shocks, overheats, shorts out or gives off smoke or sparks.
In summary, household electrocution can be prevented by following the tips offered in this guide.
Open slots in the panel are a serious hazard!
Humidifiers
Article Courtesy of Premium Home Inspections, LLC and INTERNACHI
Humidifiers are devices that humidify air so that building occupants are comfortable. Central humidifiers are hard-wired into a house’s plumbing and forced-air heating systems.
What is humidity?
Humidity refers to the amount of moisture in the air. “Relative humidity” signifies the amount of moisture in the air relative to the maximum amount of water the air can contain before it becomes saturated. This maximum moisture count is related to air temperature in that the hotter the air is, the more moisture it can hold. For instance, if indoor air temperature drops, relative humidity will increase.
How do central air humidifiers work?
Central air humidifiers are integrated into the forced-air heating system so that they humidify air while it is being heated. The water that is used by the device is pumped automatically into the humidifier from household plumbing, unlike portable humidifiers, which require the user to periodically supply water to the device. Humidifiers are available in various designs, each of which turns liquid water into water vapor, which is then vented into the house at an adjustable rate.
Why humidify air?
Certain airborne pathogens, such as those that cause the flu, circulate easier in dry air than in moist air. Moist air also seems to soothe irritated, inflamed airways. For someone with a cold and thick nasal secretions, a humidifier can help thin out the secretions and make breathing easier.
Indoor air that is too dry can also cause the following problems:
- damage to musical instruments, such as pianos, guitars and violins;
- dry skin;
- peeling wallpaper;
- static electricity, which can damage sensitive electrical equipment, cause hair to stick up, and can be painful or annoying; and
- cracks in wood furniture, floors, cabinets and paint.
Central Humidifier Dangers
Humidifiers can cause various diseases. The young, elderly and infirm may be particularly at risk to contamination from airborne pollutants, such as bacteria and fungi. These can grow in humidifiers and get into the air by way of the vapor where it can be breathed in. Some of the more common diseases and pathogens transmitted by humidifiers are:
- Legionnaires’ Disease. Health problems caused by this disease range from flu-like symptoms to serious infections. This problem is generally more prevalent with portable humidifiers because they draw standing water from a tank in which bacteria and fungi can grow;
- thermophilic actinomycetes. These bacteria thrive at temperatures of 113° to 140° F and can cause hypersensitivity pneumonitis, which is an inflammation of the lungs; and
- “humidifier fever,” which is a mysterious and short-lived, flu-like illness marked by fever, headache, chills and malaise, but without prominent pulmonary symptoms. It normally subsides within 24 hours without residual effects.
Other problems associated with humidifiers include:
- accumulation of white dust from minerals in the water. These minerals may be released in the mist from the humidifier and settle as fine white dust that may be small enough to enter the lungs. The health effects of this dust depend on the types and amounts of dissolved minerals. It is unclear whether these minerals cause any serious health problems;
- moisture damage due to condensation. Condensed water from over-humidified air will appear on the interior surfaces of windows and other relatively cool surfaces. Excessive moisture on windows can damage windowpanes and walls, but a more serious issue is caused when moisture collects on the inner surfaces of exterior walls. Moisture there can ruin insulation and rot the wall, and cause peeling, cracking or blistering of the paint; and accumulation of mold. This organic substance grows readily in moist environments, such as a home moistened by an over-worked humidifier. Mold can be hazardous to people with compromised immune systems.
Designs and Maintenance
- Drum-type humidifiers have a rotating spongy surface that absorbs water from a tray. Air from the central heating system blows through the sponge, vaporizing the absorbed water. The drum type requires care and maintenance because mold and impurities can collect in the water tray. According to some manufacturers' instructions, this tray should be rinsed annually, although it usually helps to clean it several times per heating season.
- Flow-through or “trickle” humidifiers are higher quality though more expensive units than the drum-type, which allows fresh water to trickle into an aluminum panel. Air blows through the panel and forces the water to evaporate into the air stream. Excess water exits the panel into a drain tube. This design requires little maintenance because the draining water has a “self-cleaning” effect and, unlike the drum-type humidifier, there is no stagnant water.
Other tips:
- If equipped with a damper, it should be closed in the summer and opened in the winter. The damper may appear as a knob that can be set to “summer” or “winter” setting, or it may be a piece of metal that can be inserted to cover the duct opening.
- The humidifier is controlled by a humidistat, which must be adjusted daily. Some new models do this automatically, although most require daily attention from building occupants. The humidistat should contain a chart that can be used to identify the proper setting based on the outdoor temperature. If this adjustment is not performed, condensation will likely collect on cool surfaces and potentially lead to mold or wood rot. Many homeowners do not know that this calibration is necessary.
- The furnace might need to be checked for rust. Some humidifiers are installed inside the plenum of the furnace, which can be damaged by rust if the humidifier leaks.
- Central humidifiers may have a solid core that should be replaced each year. The manufacturer’s instructions should be consulted regarding this replacement.
In summary, central humidifiers are used to humidify air to make it more comfortable, but they can cause health problems and building damage if they are not properly maintained.