Zurn Pex Plastic Plumbing

PLASTIC PLUMBING ISSUE YES OR NO?

Some time in 2009, and then again at the end of 2009, I came across a concern with a newer plastic plumbing system while conducting a Minneapolis home inspection. The first thing I noticed was corrosion around a fitting in the furnace room of the home. Now this did not alarm me in anyway, but I made a note that the clamp and connection should be checked. Then I found another in the same room and another.. See where I am going. Now could this have all been an installation issue, possibly! But even so, then what is going on behind the walls.. So I decided to do a little research on the type of fittings involved. (Zurn Pex Plastic Plumbing/ Brass Fittings)


In my quest to uncover what may be the cause I came across the following information on Zurn Pex plastic plumbing and fittings:
( http://www.zurnclassaction.com/)
( http://newsblaze.com/story/2007081013504600001.pz/topstory.html )
(http://www.plumbingsupply.com/pex.html ) and a more resent 2010 article
( http://www.alawpro.com/lawyer-attorney-1553652.html ).

Now the argument can be made that maybe lawyers are out for blood.. But what about the fact that there are enough people affected to make a class action suit. The concern seems to be with "dezincification" or the which means the brass is stripped of the anti-corrosive ability. I have heard many variations of this process and what may be causing it. Some say it is do to Well systems and others say it may be too much Chlorine. Regardless, there needs to be some more evaluation into this potential problem. We do not want another Polybutylene disaster like in the 80's-90's. That plastic plumbing system was suppose to be the latest and greatest as well and instead came to be a builders, and home owners, nightmare. So some caution does need to be generated with these systems, especially since it is relatively new and we do know the long term ability of such systems and some concerns have already been raised. So what to do as a Home Inspector?

Well, I have brought this concern to the attention of other home inspectors, some of whom have brought it to the attention of their local chapter. I have repeatedly put the same informational links in my reports pertaining to the Zurn Pex brass systems as is in this blog. I feel if the buyer is informed of the potential concerns that exist and no one can make a clear case as to what is causing the failures, then the buyer needs to make a decision for themselves on just what they are willing to take on. I can not make that decision for them, but I can inform them of a potential problem and point them toward the information. I know many home inspectors are not doing this and I feel this is a shame. Buyers need to be informed of potential concerns such as this just as if there were a potential fire hazard, does mean you will have a fire, but you could!

Final note is that Zurn Pex discontinued sale of their brass fittings in Minnesota altogether. Currently you will find most of the Zurn Systems installed will have the black plastic fittings. Numerous manufacturers of plastic plumbing systems exist, and to date, I have not experienced or heard of concerns with other systems (not that there can't be).

If you would like more information or to schedule a Minneapolis Home Inspection (we cover the 11 county metro area) call us @ 612-919-3844 or email us @ sevencounty@yahoo.com. Our website address is www.7countyhomeinspection.com or www.homeinspectorsminneapolis.com

Thermal Infrared Home Inspection

Thermal Infrared Home Inspection

So for the past few years I have been using the fantastic technology known as Thermal Infrared Imaging. This technology helps me, as a home inspector in the Minneapolis area, to uncover defects such as missing insulation, moisture intrusion and overheated electrical. My clients have absolutely loved this technology and are amazed every time I go through a home and show them some of the issues I just discussed. The ability to see the things that are "not so obvious" is fantastic. Does it guarantee everything, No! But it is definitely a tool that should be used at every inspection. But be careful, there are some who have little to no training and are running around making diagnosis with their Thermal Infrared. So be sure your thermal inspector is also Certified Thermal Infrared and not just playing around with a camera. The above photo is of a home that was freezing the heating pipes in the lower level. This area taken on the outside shows how the pipe is not properly insulated, allowing both heat to escape the home and cold air (especially the freezing -0 ) can cause the pipe to freeze.
The below photos will show items such as radiators I have found to be inoperative or plugged, inoperative radiant floor heating, moisture intrusion and missing insulation etc....


This photo shows an area of substandard insulation. Large area of cold air coming from the attic. Not only does this lack of insulation cause energy loss, but the interior heat of the home escapes into the attic and can cause damage to sheathing, Ice Dams and condensation (which can lead to mold).







This photo shows a Thermal home inspection I performed where we found water intrusion in the lower level furnace room. The water line extended up the drywall about 8-10 inches from the floor. Drywall will soak up water higher than the actual water level was at when the water intrusion happened.







This photo from a recent Minneapolis home inspection, where we used thermal infrared, shows several areas of missing insulation and cold air infiltration below the homes window. Cold air is coming in around the lower window trim, bottom edge of window and along the lower trim. This was NOT moisture as some may think and there are ways you can tell just from the photo alone without using a moisture meter. That is why your inspector needs to be knowledgeable with Thermal Infrared and not just running around with a camera.



This photo shows a radiant floor heating system that has an inoperative section of piping. This pipe led to another room where over half the floor was unheated because of this defect. How would a normal home inspection ever find this?








This photo shows a radiator that was plugged and not producing very much heat. This one of Numerous heating photos we have in our collection. No one should have a home inspection without including the Thermal Infrared Imaging. Otherwise you are getting an inferior inspection. AND NO SHOULD PAY EXTRA FOR IT!! it is just another tool on our belt so why charge more??






Thermal Infrared imaging is just another useful tool in the process of home inspection. BUT WHY PAY MORE FOR IT... We have and always will include this technology with every home inspection we perform at no extra cost, compare this with our competition.... If you are in need of a Minneapolis home inspection or Thermal Infrared home inspection call us @ 612-919-3844 or email us sevencounty@yahoo.com. We look forward to educating you on your home purchase. Thank you visit us @ www.7countyhomeinspection.com or www.homeinspectorsminneapolis.com

MINNEAPOLIS THERMAL ICE DAM INSPECTION

So here we are again. Ice Dam season! I have been busy with this problem, not only at normal home inspections, but also with individual requests for Thermal Infrared home inspections to help determine the causes and effects of the ice dams on peoples homes. This year has been particularly bad for ice dams due to the constant freeze thaw cycles we are experiencing. Does this mean you just have to live with them, NO!
I wrote a blog already on how ice dams form and some things to do to prevent them. So how do you know what exactly to do? That is where the use of the Thermal Infrared camera comes into play. This technology allows me to see things such as water that is hidden in behind the wall that you do not see because it is not contacting or staining the drywall. I add to this a moisture meter to help determine the level of moisture we are seeing. Again, some of the most common causes for ice dams is that there is a higher than normal amount of heat making its way into the attic. Add to this a lack of good ventilation and you have a recipe for ice dams. The attic should be maintaining a very close temperature relationship to the exterior outside temperature. By properly ventilating the attic you are allowing the cold air to circulate and remove any heat in the attic keeping what snow is on the roof at a cold enough temperature to not melt. If the attic is properly insulated the interior home heat does does not make its way to the attic in large amounts and should not increase the likelihood of snow melting down to the colder lower soffit edges of the roof where it refreezes. The Thermal Infrared home inspection allows us to see areas of heat that may be entering the attic from the interior of the home or ducts in some attics that may not be properly insulated. If you would like to find out more or schedule an inspection, call us @ 612-919-3844 or visit our website http://www.7countyhomeinspection.com.
Be sure to clear at least the first 3 feet of your roofs edge around your home to help prevent blockage of the water flow. Also, steam is the absolute best way to remove ice dams.

Radon In Your Home

RADON

Radon is a radioactive gas that forms from the breakdown of Uranium in the soil. It is found almost everywhere in the United States and according to the EPA (Environmental Protection Agency) is linked too over 21,000 deaths per year. The gas is odorless, colorless and tasteless. This means that you will not know if or at what levels your Radon may be entering your home without a proper test and inspection.
The EPA recommends that you test and if your levels of Radon, measured in pCi/L (picocuries per liter), are 4 pCi/L or more than you should fix your home. If your levels are below 4 pCi/L than the levels may still pose a health risk, although lower.
So what to do? First, have your home either tested by a qualified Radon company or home inspector, or you can buy self test kits that you then send in too a lab that will return you the results. If your home is above the level deemed extremely hazardous by the EPA, then you will want to consult with a Radon mitigation company to get estimates and solutions on how to lower your levels in your home. One word of advise, be careful if you have the same company both test and repair! I believe this is a conflict of interest and you may not get the true results if they feel they can get work.. I recommend you have an independent testing done outside of a mitigation company. This will help eliminate any conflict of interest.
So how does Radon get into the home? RADON GETS IN THROUGH:

1. Cracks in solid floors
2. Construction joints
3. Cracks in walls
4. Gaps in suspended floors
5. Gaps around service pipes
6. Cavities inside walls
7. The water supply

See photo above for demonstration.
According to the EPA nearly 1 in every 15 homes has elevated Radon levels. To find out how to reduce the levels in your home, please visit: Consumer's Guide to Radon Reduction offered by the EPA. visit our website @ www.7countyhomeinspection or www.homeinspectorsminneapolis.com for more information

ICE DAMS- Clear your snow!

Clear The Roof

The time of season has arrived. We just had the 5th largest snow fall on record here in Minneapolis. So we all get our shovels and snow blowers out and start clearing our walks and driveways so we can get to work, school and places we need to be. Right now we have very cold temperatures, so the snow is pretty much staying put on top of your roof, or is it?
One problem that can occur even before the warm up is that you lack the proper amount of insulation in your attic. Besides causing frost and condensation in the attic, this can also increase the surface temperatures in attic enough to start to melt the snow that sits against the surface of shingles. When it is super cold out this becomes less likely, however, it does not mean you should wait! Now would be a great time to clear that roof. If not, here is what may happen! As the snow begins to melt higher up on the roof the water begins to flow down toward the gutter. As the water gets closer and closer to the edge, it encounters much colder temperatures and less insulation around the Soffit areas. This colder temperature re-freezes the water. This begins the process of causing what is more commonly known as an "ice dam". As more water flows down and freezes on the edges, it begins to form a higher and higher ridge (dam) that will not allow the water to run off the roof. If the water continues flowing, eventually the water will back up under the shingles or roofing material and run down through the attics, insulation, walls and ceiling. The water will take any path the follows the natural path of gravity. This also means that where the leak appears may not necessarily be the location of where the water in entering. We do recommend a qualified licensed contractor examine for any leak location. Now a good preventative measure is too install a 50lbs. ice dam membrane along valleys and edges of roofs. This commonly done in cold climate states at time of build or when re-roofing. However, this can still not guarantee no ice dams.. The best thing you can do is make sure to clear the areas of the roof atleast 3 feet up from the edges of the gutter, I usually try to reach 4 feet and if you have a susceptible area such as valleys or eaves that have leaked in the past, you may want to have roof heating cables installed in those areas by a qualified contractor or electrician.
Now that you know! Happy roof raking.....
For questions or too schedule an inspection, visit www.7countyhomeinspection.com or call us @ 612-919-3844

Roofing Mistake

Sheathing Buckle

So, you found the perfect home and it even has had its roof replaced within the last 5 years. Most people would not think there would be many concerns with leaks or problems. For the most part, this would be the case, however, there is a concern that many people may not be aware of that is cause for concern when a new roof is installed. The concern is sheathing buckle.
Sheathing is the underlying boards that attach to the rafters or trusses and support the roofing material, most commonly Asphalt shingle. The boards are made from different materials through time, sometimes it is an OSB (oriented strand board) material or plywood. When this material is taken from the manufacturer it contains a certain amount of moisture (4-6%) as most wood will contain some level of moisture. This amount of moisture is not the cause, nor concern! The issue with sheathing boards is how much additional moisture will these boards encounter in the process of being stored or traveling to a job site or when sitting on a roof just prior to being covered with the roofing material.
Recently I came across one of the worst examples of sheathing buckle I have seen. The lift was as much as 3-4 inches in a very short 8 inch strip covering over 3-4 rafters. This buckling causes a visible bulge line on the exterior roof surface (Since this roof was snow covered, the line was not visible, meaning attic inspection becomes even more critical). This condition, although not common, is not unheard of and typically involves a slight gap that you may be able to get flat ruler under to 1 inch lift. Is this cause for alarm, does not have to be. Depends on what is causing the lift. Several factors can cause the sheathing to do this. One such possibility is a lack of proper ventilation and too much moisture in the attic, especially in winter months, causing frost condensation (water) to collect on the sheathing. This will typically cause rot to the sheathing as well. The other contributor to this would be a lack of insulation, allowing hot interior moist air into the attic. However, when a roof is relatively new, there is likely another reason. What could it be? The most likely scenario is that when the roof was being installed, the roofers installed the sheathing firstly without the proper contraction and expansion gap needed to allow for the sheathing to fluctuate as it goes through hot and cold cycles and moisture levels due to humidity (controlled by ventilation and air flow). Secondly, the sheathing was likely left exposed installed on the roof of the home and was exposed to water or rain just prior to adding the shingles. The water would cause the wood to expand and since the board had nowhere to expand too, do to lacking gap, the sheathing begins to bend upward (buckling). If this buckling is severe, it is recommended to have a licensed roofing contractor evaluate and recommend repairs. Typically, this will result in having to remove the section of roof in question and replace the sheathing boards. Consult a contractor is you suspect this condition exists! This is also another good reason hire a qualified home inspector to inspect before any home purchase. You never know!!!
If you would like us to perform an inspection for you or have questions about the article, please feel free to visit us @ www.7countyhomeinspection.com , email : sevencounty@yahoo.com or call us @ 612-919-3844