home inspection

Proper Drainage System.

May 31, 2018 By Joseph Gutierrez

The importance of a proper drainage system for your home is crucial. A proper drainage system will help keep water from soaking into the building and potentially damaging the interior and structural components.

Having a proper drainage system will help in reducing the risk of mold growth inside the structure. If a proper drainage system is not installed water can deteriorate the roof surface allowing moisture into the interior which can impact the structures ceiling causing mold growth. Microbial growth damages standard building materials and can also threaten the health and well being of individuals inside.

Proper roof drainage is especially important for flat roofs.

Flat roofs do not have the pitched sections of a traditional roof, so it is harder to direct the water off the roof. Despite the relative difficulty of guiding water from a flat roof, a well-engineered one is able to drain the water efficiently. Even though a flat roof does not appear to have a slope to it, a properly constructed flat roof surface will have a slight angle built in to direct the water pooling on it towards the drain and gutter system.

Not only it is important for your home to have a proper drainage system, it is also crucial that you have your gutters and drains cleaned as needed!

Last week while conducting a comprehensive mold inspection, we were on top of the flat roof where we observed a well complete roof drainage system which was constructed to direct water off the roof and away from the structure. The issue was that the clients drains were completely clogged allowing water to pond on the roof and eventually resulted in water deteriorating and penetrating the roof which caused moisture damage and mold growth at their homes ceiling.

Water is can penetrate your home through the smallest of openings. Taking the time to ensure your home is protected should be a priority. It is important to maintain and correct the your homes drainage system to avoid water damage.

Tree and Planter Dangers.

May 14, 2018 By Joseph Gutierrez

All About tree and planter dangers.

Trees and planters are generally a desirable feature of home landscaping, tree and planters can pose a threat to buildings in a number of different ways. Trees and planters installed too close to your structure can cause damage to the foundation or to the exterior wall causing stucco or cladding deterioration which is an easy access for moisture into your homes interior. In addition:

Roots can sometimes penetrate a building’s foundation through pre-existing cracks.
Large root systems that extend beneath a house can cause foundation uplift.
Roots can leech water from the soil beneath foundations, causing the structures to settle and sink unevenly.
Leaves and broken branches can clog gutters, potentially causing ice dams or water penetration into the building.
Tree roots can potentially penetrate underground drainage pipes, especially when they leak. Water that leaks from a drainage or sanitary pipe can encourage root growth in the direction of the leak, where the roots may eventually enter the pipe and obstruct its flow.

Recently we completed a mold inspection where a large tree and planter was installed next to the clients home. The tree was visibly touching the clients home as well as the planters soil was covering the entire weep screed and covering about 4 feet of the exterior wall. This poses a large risk for moisture intrusion. Soil and plants hold water and the longer that water impacts the exterior wall the greater risk for moisture intrusion. In this specific inspection, the tree in addition with the soil, had penetrated the exterior wall causing moisture intrusion to the interior also causing mold growth at the entire garage wall.

To make matters worse the area of the mold contamination had spread to a common shared wall with the master bedroom. The client had reported feeling very sick and suffering other symptoms related to mold exposure. We quickly found this source so that the client could begin mold remediation and start there journey to a healthy home.

If you suspect mold in your home or are weary of the indoor air quality of your home call Guaranteed Property and Mold inspections at 949-230-6800. You will have a FREE phone consultation with a CERTIFIED mold inspector, we can have a CERTIFIED mold inspector to your home the same day to assess your property.

Direct Bonding of Standard CSST

May 11, 2018 By Joseph Gutierrez

Direct Bonding of Standard CSST

Direct bonding is required for gas piping systems incorporating standard (yellow) or uncoated CSST whether or not the connected gas equipment is electrically powered. This requirement is provided as part of the manufacturer’s instruction for single-family and multi-family buildings and required by the 2009 and later editions of the National Fuel Gas Code, the International Fuel Gas Code and the Uniform Plumbing Code. A person knowledgeable in electrical system design, the local electrical code and these requirements should specify the bonding for commercial applications.

Standard CSST installed inside or attached to a building or structure shall be electrically continuous and direct- bonded to the electrical ground system of the premises in which it is installed. The gas piping system shall be considered to be direct-bonded when installed in accordance with the following:

The bonding conductor is permanently and directly connected to the electrical service equipment enclosure, the grounded conductor at the electrical service, the grounding electrode conductor, or to one or more of the grounding electrodes used. When an additional grounding electrode(s) is used for the gas service, it shall be bonded to the electrical service grounding electrode system or, where provided, the lightning protection grounding system. For single and multi-family structures a single bond connection shall be made on an accessible rigid piping component or CSST fitting located downstream of the utility gas meter or second-stage LP regulator. The bonding clamp attachment point may be at any location within the gas piping system. However, the shortest practical bonding wire length will improve the effectiveness of the direct-bond. The corrugated stainless steel tubing portion of the gas piping system shall not be used as the point of attachment of the bonding clamp under any circumstances. (Fig. 1, 2)

The bonding conductor shall be no smaller than a 6 AWG copper wire or equivalent. The bonding conductor shall be installed and protected in accordance with the National Electrical Code, NFPA 70, (NEC) and Canadian Electrical Code CSA- C22.1 (CEC). Bonding/grounding clamps shall be installed in accordance with its listing per UL 467 and shall make metal-to-metal contact with a rigid pipe component or CSST fitting. This direct-bond is in addition to any other bonding requirements as specified by local codes for ground fault protection.

The 2015 edition of the National Fuel Gas Code, International Fuel Gas Code, and Uniform Plumbing Code limits the length of the bonding conductor to 75-ft. When there are no local code requirements for the length of this conductor refer to the manufactures instructions or the NEC / CEC for guidance regarding the permissible length of the bonding conductor.

BONDING WIRE

BONDING CLAMP

*PIPE NIPPLE

*Pipe components must be made from steel, galvanized steel, black iron, copper and/orbrass.

Manufactures of black jacketed CSST products which have been tested and listed to ICC-ES LC 1024, “CSST Utilizing a Protective Jacket”, may not require or include in their instructions the additional direct-bonding step that is required with standard (yellow) CSST products. However local codes may be more restrictive and may differ frommanufacturer’s requirements. Local codes take precedence and must be adhered to.

The Importance of Repairing Fireplace Cracks!

April 2, 2018 By Joseph Gutierrez

After conducting a few home inspections this past month I began to start noticing a pattern. Upon inspecting the fireplace two major issues stood out in each home I inspected:

High heat caulking was missing at the gas line.
Cracks at the firebox within the fire place.

Both of these defects pose a severe hazard. This condition can result in excessive heat entering the surrounding wall which poses as a fire hazard. Your fireplace comprises of three parts: the firebox assembly or combustion chamber, the fireplace opening and the hearth. If you spot a cracked brick or mortar along the firebox walls or interior chimney lining, it must be repaired immediately. The NFPA ranks cracks or other signs of deterioration within the firebox assembly as a fire hazard. Cracks are sometimes caused by mortar joints that may be too wide, allowing oily deposits called creosote to wedge inside and behind these narrow openings. Creosote buildup may also form along the firebox walls. As a result, flying sparks can re-ignite creosote and cause deadly fire outbreaks. The NFPA lists creosote buildup as the No. 1 cause of chimney fires.

Here are a few solutions to consider:

If you have a firebrick fireplace, use mortar high in calcium and lime in motor joints no larger than 0.25 inch. Apply fireclay mortar, which has a high fire resistance and can result in joints 0.125 inch in width or less. Portland cement can also be used to patch up cracks. Carefully chisel out cracked mortar in the firebox, and shape thin strips of fresh mortar into the joints. Avoid smearing or applying cement or fireclay over old mortar. Surface-coated or smeared mortar will likely not stick to the fireplace’s sooty surface. Back walls with broken bricks should be rebuilt with new fireclay or firebrick material.

The Importance of Changing You’re Furnace Filter!

March 8, 2018 By Joseph Gutierrez

Time and time again one of the biggest upkeep issues that I come across during a mold inspection or home inspection is a dirty furnace filter. I get it, out of sight out of mind! Sometimes your furnace is well hidden and so is the actual filter, if you do not make it a point to swap the filter as needed instead of on a timely basis you can be degrading the indoor air quality of your home. The furnace filter helps distribute clean air throughout your home, if you find that your furnace filter is dirty or clogged we always recommend that you replace it with an allergy rated disposable filter. Here are some key reasons on the importance of replacing those dirty filters:

Clean Furnace Filters Save Money

A furnace filter that is clogged with dust, pet dander, and other particles will cause your furnace to work harder because of decreased airflow. When this happens, you will need to make repairs more often to replace worn out parts. Overtime, the useful life of your furnace will be reduced as a result.

Being your furnace has to work harder, this means it is using more energy to operate. By changing its filter monthly, you will help reduce your home’s heating costs.
Better Air Quality

The EPA estimates that the air we breathe inside our homes can be up to five times more polluted than the air we breathe outdoors. The purpose of having a filter in your furnace is to reduce the amount of dust and other allergens that can be circulated throughout your home and add further to this problem.

Even if you keep your home immaculate, dust, pollen, pet dander, mold spores, and or bacteria can still be found within it. If your furnace filter is not changed regularly, these irritants will continue to build up and foul the air quality inside your home.

As a result, your family’s health may suffer, especially those members who suffer from asthma or allergies. If your family seems to be getting more colds than usual or are constantly suffering from congestion, your filter may be at the root of the problem.

During our routine inspection please ask us about ways that you can improve indoor air quality or call us at (949) 230-6800.

Guaranteed Property and Mold Inspections, Inc.

2372 Morse Ave. Suite 257 Irvine, CA 92614

Office: (949) 239-3727

Proper Drainage System.

Tree and Planter Dangers.

Direct Bonding of Standard CSST

The Importance of Repairing Fireplace Cracks!

The Importance of Changing You’re Furnace Filter!

Clean Furnace Filters Save Money

Better Air Quality