All posts by schembriengineers.com

What is Polybutlylene?

Polybutylene is a form of plastic resin that was used extensively in the manufacture of water supply piping from 1978 until 1995. Due to the low cost of the material and ease of installation, polybutylene piping systems were viewed as “the pipe of the future” and were used as a substitute for traditional copper piping. It is most commonly found in the “Sun Belt” where residential construction was heavy through the 1980’s and early-to-mid 90’s, but it is also very common in the Mid Atlantic and Northwest Pacific states.

These are typically gray or white in color with a dull finish. Most are shown with pipe attached. Figure (4) is a new fitting.

The piping systems were used for underground water mains and as interior water distribution piping. Industry experts believe it was installed in at least 6 million homes, and some experts indicate it may have been used in as many as 10 million homes. Most probably, the piping was installed in about one in every four or five homes built during the years in which the pipe was manufactured.

How to Tell If You Have Poly Exterior – Polybutylene underground water mains are usually blue, but may be gray or black (do not confuse black poly with polyethelene pipe). It is usually 1/2″ or 1″ in diameter, and it may be found entering your home through the basement wall or floor, concrete slab or coming up through your crawlspace; frequently it enters the home near the water heater. Your main shutoff valve is attached to the end of the water main. Also, you should check at the water meter that is located at the street, near the city water main. It is wise to check at both ends of the pipe because we have found cases where copper pipe enters the home, and poly pipe is at the water meter. Obviously, both pipes were used and connected somewhere underground.

Interior – Polybutylene used inside your home can be found near the water heater, running across the ceiling in unfinished basements, and coming out of the walls to feed sinks and toilets. Warning: In some regions of the country plumbers used copper “stub outs” where the pipe exits a wall to feed a fixture, so seeing copper here does not mean that you do not have poly.

Will the Pipes Fail? While scientific evidence is scarce, it is believed that oxidants in the public water supplies, such as chlorine, react with the polybutylene piping and acetal fittings causing them to scale and flake and become brittle. Micro-fractures result, and the basic structural integrity of the system is reduced. Thus, the system becomes weak and may fail without warning causing damage to the building structure and personal property. It is believed that other factors may also contribute to the failure of polybutylene systems, such as improper installation, but it is virtually impossible to detect installation problems throughout an entire system.

Throughout the 1980’s lawsuits were filed complaining of allegedly defective manufacturing and defective installation causing hundreds of millions of dollars in damages. Although the manufacturers have never admitted that poly is defective, they have agreed to fund the Class Action settlement with an initial and minimum amount of $950 million. You’ll have to contact the appropriate settlement claim company to find out if you qualify under this settlement.

Go here for more info:

“A series of reports have suggested that increased use of chloramines accelerates corrosion and degradation of some metals and elastomers common to distribution plumbing and appurtenances. With regard to elastomers, the study showed that with few exceptions, solutions of chloramines (either monochloramine or dichloramine) produced greater material swelling, deeper and more dense surface cracking, a more rapid loss of elasticity, and greater loss of tensile strength than equivalent concentrations of free chlorine.” —-Steven Reiber, HDR Engineering, American Water Works Association Research Foundation

Call Plumbing Express today for information and a firsthand look at what happens to the inside of poly pipes and fittings. We also offer free estimates within our standard service areas.

Polybutylene Pipes and Insert Fittings

Valves- Typically found under sinks and toilets.

Adapters- Typically used to connect polybutylene pipe to fixtures.

Other fittings.

Manufactured Manifolds.

A riser (22) is a pipe running from sink, toilet, or other fixture to a valve. Pipe may be white PVC (23), black polyethylene (24), cream CPVC (25), or gray polybutylene pipe marked “PB 2110 M” (26).

Polybutylene Plumbing System: Polybutylene pipe with plastic or metal fittings Polybutylene Yard Service Line: Polybutylene pipe utilizing any kind of fitting

These are typically gray or white in color with a dull finish. Most are shown with pipe attached. Figure (4) is a new fitting.

Metal Insert Fittings- These are typically made of copper or brass. New fittings are shown in (11, 12).

Polybutylene Pipe- Yard Service Line is typically blue (13), gray (14), or black (15). Inside Pipe is typically gray (14) or Black (15).

 How Do I Get Rid of Polybutylene? There are two types of poly replacement, Interior and Exterior. Exterior poly runs from the main street lines serviced by the city to your house. You are responsible for the portion from your home to the city hook up. And many of these underground lines were installed using poly. Interior poly lines run inside your home, behind your walls and under your floors. Following is information pertaining to how to replace both, Interior and Exterior poly. 

EXTERIOR: There are several factors that determine the process of replacing your underground water main. First, you must consider the depth underground. In the “Sun Belt” where the frost line is shallow, a trencher is used for excavation because it is economical for clients, and it causes very little damage to the landscaping. When a trencher is used, the entire job takes about six hours, and your yard will show very few signs of all the work that went into installing the water main. “Last Sunday my exterior polybutylene pipe broke. It caused a huge sink hole in the front yard and flooded my basement with about five inches of water.” —-Sabrina Greer, Germantown, Maryland In parts of the country where the frost line is deep, a device is pulled through the old line that splits it while simultaneously pulling new copper piping through the old, expanded line. For deep installations, this process is very economical and requires very little disturbance to your yard or interior. In a few instances, however, pulling the pipe is not feasible, a trench must be excavated. When this process is used, the excavated dirt is piled onto plastic sheeting to protect the landscaping, and demolition of interior concrete is usually limited to a small area which is draped-off with plastic to control dust. With either process, the yard and interior concrete is restored as necessary, and the work is completed in about six to twelve hours.

INTERIOR: The process begins by mapping out the existing plumbing system and then selectively cutting a limited number of holes in the walls.  Technicians strategically decide on where to make the least number of cuts to do the job right. If someone tells you they need to start ripping apart entire walls, escort them out of your home. And if someone tells you they can’t do the drywall themselves, you know you’re in trouble. Our experts provide you with a turnkey operation from plumbing to drywall to final restoration and computerized matching of your paint. In an average-sized home, 20-30 discreetly placed cuts are made. From these entry points brand-new copper plumbing is installed.

City of Phoenix – Hillside

The city of Phoenix requires the review of hillside plans for any project deemed in the hillside development area (those properties having a 10 percent or greater slope). The Landscape Section checks the grading and drainage plans for ordinance requirements, such as height of the building over natural grade, lot coverage, and area of disturbance outside of the roof.

Hillside plans are classified as civil plans and therefore are reviewed under the civil plan review process. For a step-by-step overview of the civil process, please select Civil Plans Review Process. Otherwise, select from the hillside topics listed below for additional information:

• Frequently Asked Questions- Hillside¹
• Hillside Checklist¹
• Hillside Checklist – Single Family Residential¹
• Hillside Grading Waiver Process¹
• Hillside and Landscape Information Resources for City of Phoenix Customers¹
• Hillside Ordinance (Chapter 7 – Section 710, Zoning Ordinance)
• Slope Analysis Checklist¹
• Sonoran Desert Plant List¹

If you have any questions regarding this information, please contact your project team leader or the Development Services Department by calling 602-262-7811 or send us feedback online.

Scottsdale – Hillside Lot Ordinance

Not yet…….many of the high end builders in the metro Phoenix area prefer to use copper piping and tubing.

Tubing made of copper was introduced in about 1900, but didn’t become popular until approximately 1950, depending on local building code adoption.   If you have a home that was built in the 1950’s or prior, chances are it has or once had galvanized plumbing and not copper piping.

Common wall-thicknesses of copper tubing are “Type K”, “Type L” and “Type M”;

Type “M” are relatively thin-walled and generally suitable for condensate and other drains, but sometimes illegal for pressure applications, depending on local codes.

Type “L” has a thicker pipe wall section, and is used in residential and commercial water supply and pressure applications,

Type “K” has the thickest wall section of the three types of pressure rated tubing and is commonly used for deep underground burial such as under sidewalks and streets, with a suitable corrosion protection coating or continuous polyethylene sleeve as required by code.

Types “K” and “L” are generally available in both hard drawn “sticks” and in rolls of soft annealed tubing, Type “M” is usually only available in hard drawn “sticks”. Thin-walled types used to be relatively inexpensive, but since 2002 copper prices have risen considerably due to rising global demand and a stagnant supply.

In the plumbing trade the size of copper tubing is measured by its nominal diameter (average inside diameter). Some trades, heating and cooling technicians for instance, use the outside diameter (OD) to designate copper tube sizes. The OD of copper tube is always 1/8th inch larger than its nominal size. Therefore, 1″ nominal copper tube and 1-1/8th” inch ACR tube are exactly the same tube with different size designations. The wall thickness of the tube, as mentioned above, never affects the sizing of the tube.

Type K ½” nominal tube, is the same size as Type L ½” nominal tube (5/8″ ACR).

Generally, copper tubes are soldered directly into copper or brass fittings, although compression, crimp, or flare fittings are also used.

Formerly, concerns with copper supply tubes included the lead used in the solder at joints (50% tin and 50% lead). Some studies have shown significant “leaching” of the lead into the potable water stream, particularly after long periods of low usage, followed by peak demand periods. In hard water applications, shortly after installation, the interior of the pipes will be coated with the deposited minerals that had been dissolved in the water, and therefore the vast majority of exposed lead is prevented from entering the potable water. Building codes now require lead-free solder. Building Codes throughout the U.S. require the use of virtually “lead-free” (<.2% lead) solder or filler metals in plumbing fittings and appliances as well.

PEX (cross-linked polyethylene piping is fast replacing the use of copper piping is homes and buildings. Just because the pipe nipples that are visible penetrating the wall under sinks and at water heater locations does not mean that the entire house if plumbed with copper. It is very common for many types of plastic piping to be connected to copper within the wall and floor cavities.

If you are unsure as to what type of piping is installed in your home or building ask a licensed plumber or building inspection engineer to do a thorough inspection for you.

ASTM B75-02 Specification for Seamless Copper Tube

ASTM B42-02e1 Standard Specification for Seamless Copper Pipe, Standard Sizes

ASTM B88-03 Standard Specification for Seamless Copper Water Tube

We are in the process of building a new home. This article will document the process from raw land through to the final inspection including problems that we encounter along the way. I hope that it helps those who are considering building a new home…An exciting and challenging adventure.

• Defining the living space and purpose of the home.

• Selecting a site.

• Developing the plans.

• Choosing an architect and engineer.

• Dealing with the local authorities.

• Obtaining financing.

• Monitoring construction progress and payments.

• Performing a Final Inspection.

• Move- In Day.

Green building is the practice of increasing the efficiency with which buildings and their sites use and harvest energy, water, and materials and reducing building impacts on human health and the environment, through better sitting, design, construction, operation, maintenance, and removal — the complete building life cycle.

Green building is also sometimes known as sustainable building or environmental building, although there are slight differences in the definitions. The practice of green building can lead to benefits including reduced operating costs by increasing productivity and using less energy and water, improved public and occupant health due to improved indoor air quality, and reduced environmental impacts by, for example, lessening storm water runoff and the heat island effect.

Green building is an essential component of the related concepts of sustainable design, sustainable development and general sustainability.

Practitioners of green building often seek to achieve not only ecological but aesthetic harmony between a structure and its surrounding natural and built environment. The appearance and style of sustainable homes and buildings can be nearly indistinguishable from their less sustainable counterparts.

Sustainable building techniques

Green building and natural building are both sets of building techniques that aim to be more sustainable than conventional construction. However, there is a difference in the degree of sustainability. In practice, green building tends to be popular with professionals in the development industry who are convinced that building more sustainably is not only necessary to lessen the impact on the environment but also makes good economic sense. Green building is increasingly governed by standards, such as the Leadership in Energy and Environmental Design (LEED) standards developed by the U.S. Green Building Council. Natural building, on the other hand, is usually on a smaller scale and tends to focus on the use of natural materials that are available locally.

Green architecture

Main article: Green architecture

The focus of green architecture is for the project to work in harmony with the natural features and resources surrounding the site, and to use materials that are sustainably grown or recycled rather than new materials from non-renewable resources.

Building materials may be sought within a 500-mile radius of the building site to minimize the use of fuel for transportation. The building itself may be oriented a particular direction to take advantage of naturally occurring features such as wind direction and angle of the sun. When possible, building materials may be gleaned from the site itself; for example, if a new structure is being constructed in a wooded area, wood from the trees which were cut to make room for the building would be re-used as part of the building itself. Taking advantage of available natural light reduces dependence on artificial (energy-using) light sources. Well-insulated windows, doors, and walls help reduce energy loss, thereby reducing energy usage. To further address energy loss hot water heat recycling is used to reduce energy usage for domestic water heating.

Low-impact building materials are used wherever feasible: for example, insulation may be made from low VOC (volatile organic compound)-emitting materials such as recycled denim, rather than the fiberglass insulation which is dangerous to breathe. To discourage insect damage, the insulation may be treated with boric acid. Organic or milk-based paints may be used.

Architectural salvage and reclaimed materials are used when appropriate as well. When older buildings are demolished, frequently any good wood is reclaimed, renewed, and sold as flooring. Many other parts are reused as well, such as doors, windows, mantels, and hardware, thus reducing the consumption of new goods. When new materials are employed, green designers look for materials that are rapidly replenished, such as bamboo, which can be harvested for commercial use after only 6 years of growth, or cork oak, in which only the outer bark is removed for use, thus preserving the tree.

Good green architecture also reduces waste, of both energy and material. During construction phase, the goal is to reduce the amount of material going to landfills. Well designed buildings also help reduce the amount of waste generated by the occupants as well, by providing onsite solutions such as compost bins to reduce matter going to landfills.

To reduce the impact on wells or water treatments plants, several options exist. “Greywater“, wastewater from sources such as dishwashing or washing machines, can be used to flush toilets, water lawns, and wash cars. Rainwater collectors are used for similar purposes, and some homes use specially designed rainwater collectors to gather rainwater for all water use, including drinking water.

Green architecture often emphasizes taking advantage of renewable resources, e.g., using sunlight through passive solar, active solar, and photovoltaic techniques and using plants and trees through green roofs, rain gardens, and for reduction of rainwater run-off. Many other techniques, such as using packed gravel for parking lots instead of concrete or asphalt to enhance replenishment of ground water, are used as well.

Green building worldwide

Standards and ratings

Many countries have developed their own standards of energy efficiency for buildings.

• Code for Sustainable Homes, United Kingdom
• EnerGuide for Houses, Canada (energy retrofits & upgrades)
• EnerGuide for New Houses, Canada (new construction)
• Gold & Silver Energy Standards, United Kingdom
• Green Building Council of Australia’s Green Star
• Haute Qualité Environnementale, France
• House Energy Rating, Australia
• Leadership in Energy and Environmental Design (LEED), USA and Canada
• Green Globes, USA, Canada and the United Kingdom
• Minergie, Switzerland
• National Association of Home Builders Green Building Guidelines, USA
• Passivhaus, Germany, Austria, United Kingdom

Australia

There is a system in place in Australia called First Rate designed to increase energy efficiency of residential buildings. The Green Building Council of Australia (GBCA) has developed a green building standard known as Green Star.

In Adelaide, South Australia, there are at least two different projects that incorporate the principles of Green building. The Eco-City development is located in Adelaide’s city center and the Aldinga Arts Eco Village is located in Aldinga. Guidelines for building developments in each project are outlined in the bylaws. The bylaws include greywater reuse, reuse of stormwater, the capture of rainwater, use of solar panels for electricity and hot water, solar passive building design and community gardens and landscaping.

Melbourne has a rapidly growing environmental consciousness, many government subsidies and rebates are available for water tanks, water efficient products (such as shower heads) and solar hot water systems. The city is home to many examples of green buildings and sustainable development such as the CERES Environmental Park. Two of the most prominent examples of Green commercial buildings in Australia are the 60L and CH2 buildings in Melbourne.

Canada

Canada has implemented “r2000” guidelines for new buildings built after the year 2000. Incentives are offered to builders to meet the r2000 standard in an effort to increase energy efficiency and promote sustainability. In December 2002, Canada formed the Canada Green Building Council and in July 2003 obtained an exclusive license from the US Green Building Council to adopt the LEED rating system to Canadian circumstances.

• Beamish-Munro Hall at Queen’s University features sustainable construction methods such as high fly-ash concrete, triple-glazed windows, dimmable fluorescent lights and a grid-tied photovoltaic array.

Germany

German developments that employ green building techniques include:

• The Solarsiedlung (Solar Village) in Freiburg, Germany, which features energy-plus houses.
• The Vauban development, also in Freiburg.
• Houses designed by Baufritz, incorporating passive solar design, heavily insulated walls, triple-glazed doors and windows, non-toxic paints and finishes, summer shading, heat recovery ventilation, and greywater treatment systems.
• The new Reichstag building in Berlin, which produces its own energy.

India

Main article: Energy efficient buildings in India

The Confederation of Indian Industry plays an active role in promoting sustainability in the Indian construction sector. There are many energy efficient buildings in India, situated in a variety of climatic zones.

Malaysia

The Standards and Industrial Research Institute of Malaysia (SIRIM) promotes green building techniques. Malaysian architect Ken Yeang is a prominent voice in the area of ecological design.^{[citation needed]}

United Kingdom

Main article: Energy efficiency in British housing

The Association for Environment Conscious Building (AECB) has promoted sustainable building in the UK since 1989.

The UK Building Regulations set requirements for insulation levels and other aspects of sustainability in building construction.

United States

The United States Green Building Council (USGBC) has developed The Leadership in Energy and Environmental Design (LEED) Green Building Rating System™, which is the nationally accepted benchmark for the design, construction, and operation of high-performance green buildings. LEED gives building owners and operators the tools they need to have an immediate and measurable impact on their buildings’ performance. LEED promotes a whole-building approach to sustainability by recognizing performance in five key areas of human and environmental health: sustainable site development, water savings, energy efficiency, materials selection, and indoor environmental quality. They have developed specific versions of the LEED rating system to assist specific building types in achieving certification. Some of the commercially available systems are LEED-NC: New Construction and Major Renovations (the most commonly applied-for LEED certification)

• LEED-CI: Commercial Interiors
• LEED-CS: Core/Shell)
• LEED-EB: Existing Buildings
• LEED-Homes

Other versions that will soon be released for public consumption are:

• LEED-ND: Neighborhood Developments
• LEED for Schools
• LEED for Healthcare
• LEED for Labs
• LEED for Retail

The Green Building Initiative is a non-profit network of building industry leaders committed to bringing green to mainstream residential and commercial construction. The GBI believes in building approaches that are environmentally progressive, but also practical and affordable for builders to implement. The GBI has developed an easy to use, inexpensive and web-based rating tool called Green Globes, which is being upgraded in accordance with ANSI procedures.

The United States Environmental Protection Agency’s EnergyStar program rates commercial buildings for energy efficiency and provides EnergyStar qualifications for new homes that meet their standards for energy efficient building design.

In 2005, Washington became the first state in the U.S. to enact green building legislation. According to the law, all major public agency facilities with a floor area exceeding 5,000 square feet (465 m²), including state-funded school buildings, are required to meet or exceed LEED standards in construction or renovation. The projected benefits of this law are:

• 20% annual savings in energy costs
• 20% reduction in water costs
• 38% reduction in wastewater production
• 22% reduction in construction waste

In 2006, Charlottesville, VA became one of the first small towns in the US to enact green building legislation. This presents a significant shift in construction and architecture as LEED regulations have formerly been focused on commercial construction. If US homeowner interest grows in “green” residential construction, the companies involved in the production and manufacturing of LEED building materials will become likely candidates for tomorrow’s round of private equity and IPO investing.

• Why Do I Need a Home Inspection?
• When Should it Take Place?
• How Much Will it Cost?
• How Do I Choose the Right Inspector?
• Preparing for the Home Inspection

Why take that chance?

Neglecting to have your property inspected, could be the most costly mistake of your life! 

Why Do I Need An Inspection?

Very simply, a house is the single largest investment most individuals will ever make. More and more purchasers are coming to understand the wisdom of a thorough home inspection prior to committing to its purchase. Home inspections have proven to be a positive and educational experience for prospective home buyers. An impartial inspection by a professional Registered Home Inspector (RHI) or CAHPI National Certificate Holder will provide a large measure of protection from unpleasant surprises and allow you to make an informed decision about your purchase.

Having a professional home inspection may also reveal serious issues with a property you intend on purchasing. Is the home in an area known to be subject to Radon Gas? Is there any chance that the home was a former Marijuana Grow Operation or a Meth Lab? The fact that a house may not appear on the Ottawa Police listing of known properties that were former grow ops, is no guarantee that this house wasn’t. Would you know what to look for? Is the home in an area known for unstable soil conditions? These are all issues that a professional home inspector will make you aware of during your home inspection. Miss them, and your family’s health and safety may be at risk, not to mention the hole it will burn in your pocketbook to resolve them.

Read our CLIENT TESTIMONIALS

The purpose of an inspection is to determine the condition of a property at the time of purchase, or afterwards in cases involving litigation, in order to disclose the following:

• serious deficiencies (usually defined as repairs in excess of $1,500)
• replacement and repair requirements
• age and life expectancy of major components
• positive aspects of the home
• maintenance and safety information

The following is part of a standard home inspection:

Exterior:

• Slope, grading and drainage of the property
• Foundation and exterior walls
• Porches and decks
• Windows, doors, headers and sills
• Fascia, soffits and eaves troughs
• Roof, flashings, vents and chimneys
• Garage, carport and outbuildings

Interior:

• Foundation walls, basement floor, posts and beams
• Waterproofing, moisture penetration, wood rot, etc.
• Electrical service and wiring
• Plumbing supply, waste drainage and fixtures
• Heating, air conditioning (summer only) and ventilation
• Floors, walls, ceilings, doors and windows
• Attic insulation and ventilation

Typically an inspection takes between 2 and 3 hours, occasionally longer, and includes an examination of all the major systems such as roofing, structural, exterior and interior finishes, electrical, heating/air conditioning, insulation, plumbing and related components. A professional home inspection does not include appraisals, exact quotations for repairs, noncompliance with building code requirements, and is not intended to provide guarantees or warranties. Well water analysis and septic inspections are not part of a standard home inspection but very important. We would suggest that you have both of these areas addressed by professionals in those specialties. Several Laboratories provide water sample vials that may be collected and filled by the purchaser and submitted to the lab for analysis. Air Conditioners can not be inspected except during summer months (typically May to September). Pools and spas are not included as inspection items. Wood burning appliances such as fireplaces and wood stoves would require an separate inspection by a WETT inspector (Wood Energy Technology Transfer). Some fire insurance companies provide discounts for WETT inspected and approved properties. Knowing what to expect will help you make an informed decision about the value of your home as well as the costs of future upkeep. Check out our information on Preparing for the Inspection. Two articles taken from the “Ottawa Citizen” and well worth reading are: Home Inspections Pay Dividends and Inspect Before You Seal the Deal

When Should The Inspection Take Place?

New Homes* With any new home purchase, it is strongly recommended that you ensure that you fully comprehend all the rules and requirements of your provincial warranty program prior to taking possession. In Ontario, you will want to visit the Tarion Warranty website and review it in detail.

If you have not yet purchased your new home, it is a good idea to consider the services of a Professional Home Inspector during it’s construction. You will require that a clause be inserted into the Agreement of Purchase & Sale with the builder that stipulates that construction inspections are permitted. Some builders are hesitant to allow this service. If this is the case with your choice of builders, you may want to reconsider things. We strongly suggest that you consult with an expert real estate lawyer, prior to the signing of any new home purchase agreement. Your lawyer may also suggest that you have a copy of the floor plan for your new home, included in the agreement papers.

If your builder will not accommodate construction inspections, it is still in your best interests to consider having a professional home inspector accompany you to your PDI (Pre-Delivery Inspection) prior to your occupancy and any money changing hands. During this PDI you will be asked to create a list of deficiencies with the builder representative (and of course the verbal assistance of your home inspector). After you move into your new home, there is generally a period of 30 days in which you may forward a list of building deficiencies to the Warranty Program. There is also another opportunity as you approach your first anniversary in the home. Your final list of home deficiencies needs to be submitted to Tarion Warranty within a 30 day period prior to the end of your first year in the home.

PLEASE READ: It is imperative that all correspondence to your builder and/or the warranty program, contains a running list of ALL outstanding deficiencies with your home – even if previously reported. Most Warranty Programs look at your last list submitted as the most recent and accurate reflection of all outstanding issues. If you were to submit a report of any new issue on its own, they will assume that all previous matters have been remedied. (whether they have been corrected or not). * (Home Inspectors® has provided this information as a courtesy and does not warrant the accuracy of any warranty information above as rules and regulations for any warranty program may change from time to time. We strongly suggest that you remain current with all warranty policies and strictly adhere to the requirements of the program in order to retain the most from your coverage)

Resale Homes Your real estate agent may have included a clause in your offer to purchase, making it conditional upon a home inspection to your satisfaction. If there isn’t a clause to that effect, then you need to include it. We would even go so far as to suggest that you add a clause stating that if your inspector suggests additional inspections by specialized professionals (such as a heating contractor or electrician), there be an allowance to accommodate them as well. An agreement of purchase is a binding contract, once signed, there may be little room for alterations or changes. No offer to purchase should be signed without seeking the advice of a reputable real estate lawyer who will ensure that your interests are protected within the contract. Remember that items like air conditioners cannot be inspected during colder months and a clause to ensure their satisfactory operation should be considered (we normally suggest that a date like July 1st would allow a purchaser the chance to test an air conditioning unit under hot climatic conditions). You are generally granted a limited time frame to arrange and have your inspection completed. The inspection should take place after all price negotiations have been finalized and the vendors have accepted your offer. At this point in time, it is evident that you intend to purchase the property. Now is your opportunity to determine the finer details about what you are buying by engaging the services of a registered home inspector. It is highly recommended that you accompany the inspector during the inspection process. At Home Inspectors® we encourage your active participation in the inspection process through questions and answers so be sure to bring along a pad and paper. Please remember that part of the inspection occurs outdoors – so dress accordingly. You should receive a written copy of your inspection report at the time of its completion. At Home Inspectors® we provide you with a copy of your report generally onsite – We retain a second reference copy at our office. You may call us anytime for information, as advice is free for as long as you own the home.

How Much Will It Cost?

Often the first question asked, it should actually be one of your last!  An inspector’s qualifications should be of more importance to you. A poor inspector at any price, isn’t a deal and may actually end up costing you more in the long run. Many individuals may call themselves home inspectors and charge less than their competition. You should be suspicious of any quotes less than $400. Check their qualifications, track record and ask several pertinent questions (see the section below on choosing an inspector). While you shouldn’t have to pay a fortune for a building inspection, the old adage that “you get what you pay for” holds a lot of truth! Homeownership is an expensive task and cutting corners by hiring the cheapest inspector that you can find, may end up as a very costly mistake. Check out references and credentials and above all – Hire an Experienced Professional! A good quality inspection by a National Certificate Holder (NCH) or Registered Home Inspector (RHI), professional will likely cost upwards of $400 but should not generally total more than $550 (taxes included). Exceptions should be made for larger or unique properties or those containing multiple units such as a residence with a basement apartment, a duplex or triplex. Inspections involving several site visitations such as those during a building’s construction, will cost  considerably more due to the time involved and the uniqueness of this service. Payment of the fee is usually due upon completion of the inspection. The actual cost of the inspection should be one of your least concerns as the benefits realized from a professional inspection will far outweigh it’s cost, several times over.

How Do I Choose The Right Inspector?

Don’t become an unfortunate statistic as many unsuspecting home buyers and homeowners have become. Home Inspection is still totally unregulated in Canada. Absolutely ANYONE can claim to be a home inspector in Canada, even if they have NO credentials, related training or experience. So how do you choose?  Canada Mortgage and Housing Corporation -CMHC recommends that consumers deal only with professional home inspectors who are members of a recognized professional association.  CMHC offers an on-line publication entitled Hiring a Home Inspector. Having said that, not all professional home inspectors are created equal. It is very important to determine how long the individual has been conducting professional home inspections full time. While many individuals claim to have “X years of experience” it may be in a construction related trade and not actual inspection experience – there is a HUGE difference. Professional Home inspectors are specifically trained in “Defect Recognition”. Any tradesperson or professional such as an Engineer does not specially have this training by virtue of their trade or professional degree. Do you really need an Engineer to conduct your home inspection. The answer is simply – NO – You need someone specifically trained in  “Defect Recognition”. This distinction is discussed in our 20 Questions To Ask a Home Inspector page. While home inspectors in Canada remain an unregulated body, there are some professional associations that offer certification to their qualified members.  In Canada the highest national designation now available, is through the National Certification Authority and monitored by CAHPI – The Canadian Association of Home & Property Inspectors. This new designation is the CAHPI – National Certificate Holder NCH (for more information ). CAHPI Ontario also known as THE ONTARIO ASSOCIATION OF HOME INSPECTORS – OAHI is the Ontario branch of the Canadian Association of Home and Property Inspectors (CAHPI) the only association that grants the RHI (Registered Home Inspector) designation.

National Certification – What is it and why is it so important? in 2005 The Federal Minister of Housing announced that CAHPI “would become the voice of the Canadian Home Inspection Industry” and they were given the mandate to administer a certification program fairly and equally among Canadian Home Inspectors including members and non-members. This new designation ensures that it’s recipients have the knowledge and technical competencies required of this profession. All applicants must conduct an inspection and submit a report for a peer review board. As it must be renewed annually, this is absolute highest home inspection designation available nationally in Canada today. In the Fall of 2006, the first group of inspectors to receive this title, were presented with their Certification at the CAHPI National Conference. Paul Wilson of Home Inspectors® was one of them. If you want the best home inspector possible, then ensure that they are  National Certificate Holders. The National Certification Authority permits home inspectors from all across Canada to apply and be tested for this designation regardless of their professional affiliation. Applicants must pass rigorous technical requirements (generally taking 2 years to complete) as well as two field inspections in front of a peer review board. Qualifications are revisited and inspectors are re-testing every five years to ensure that they remain current and up-to-date. There are very strict national code of ethics and standards of practice that must be adhered to. Once successful, National Certificate Holders can conduct inspections anywhere across Canada. This designation is now considered the “Gold Standard” in home inspections nationally and is fully supported by The Canada Mortgage and Housing Corporation.

Paul Wilson of Home Inspectors is strongly committed to the promotion of this new National Certification. He feels that “the bar has been raised for inspectors across the country” and the clear winner will be today’s consumer. In October 2008, a new Ontario Association was formed to provide all home inspectors in Ontario regardless of their professional affiliation, with a clear path to this national certification. PHPIO (pronounced fippio) is The Professional Association of Home & Property Inspectors of Ontario. Paul Wilson of Home Inspectors, is PHPIO’s President and one of it’s founding members.

PHPIOs founding committee consists of some of the most experienced and well respected home inspectors in Canada today. While PHPIO is a new organization, its founding committee members are from all across Ontario and bring with them many of years of association experience on both national and provincial levels. This impressive list includes a Past President of The Canadian Association of Home and Property Inspectors (CAHPI), a former Past President of the provincial association, as well as several former provincial board members. Many of committee members have been honored with CAHPI awards for service and commitment to the Home Inspection profession as well as contribution and dedication to the development of the National Certification Program. Others have been involved with the national initiative since its inception in 1996 and have worked for many years to ensure that all home inspectors across Canada work to the same standard. These dedicated individuals are volunteering their efforts to ensure PHPIOs success in Ontario and the success of the National Certification Program across Canada. About The Ontario Association of Home Inspectors (OAHI) also known as CAHPI-Ontario Home inspections began as a consumer service in the 1970’s in direct response to the growing demands by home buyers. It soon became apparent that selecting a home inspector was becoming as important as finding the right home. To meet this need, the Canadian Association of Home Inspectors (CAHI) was formed in 1982, followed by the Ontario Association of Home Inspectors (OAHI) in 1987. The OAHI operated as a chapter of the American Society of Home Inspectors (ASHI), until 1994 when the OAHI became a self-regulating professional body with the passage of the Ontario Association of Home Inspectors Act. The Ontario Association of Home Inspectors Act received royal assent on December 9, 1994, enabling the OAHI to define qualification and performance requirements and the exclusive right to grant the designations “Registered Home Inspector” and “RHI” to qualified members in the Province of Ontario. OAHI is at the leading edge of the North American profession as the first self-regulating home inspection organization, with associations in other jurisdictions following the OAHI’s lead. The Ontario Association of Home Inspectors is dedicated to enhancing the technical skills and professional practice of home inspectors, and maintaining high professional standards through education and discipline. The OAHI Standards of Practice provides inspection guidelines, and the OAHI Code of Conduct defines the member’s responsibility to act in a strictly fair, impartial, and professional manner.

What is a Registered Home Inspector (R.H.I.)? Qualified members of the Ontario Association of Home Inspectors have the exclusive right to call themselves RHI’s (Registered Home Inspector) under the Ontario Association of Home Inspectors Act, 1994 (The Ontario Government Bill 158). The Act and the by-laws: Define a home inspection through the Standards of Practice Establish membership criteria Set out a Code of Conduct and Provide for regulation of the professional through the disciplinary process.

WHAT IS AN RHI?  What are the Qualifications? RHI’s must meet specific criteria in the areas of: 1. Education 2. Technical background, and 3. Experience What does this mean to the Home Buyer, Realtor, Lawyer, Banker? Enhanced professional image: putting people in touch with home inspection professionals reinforces your relationship with clients. More protection for you: you reduce your liability for both the condition of the home and the quality of the inspector you recommend when you direct people to members of the Ontario Association of Home Inspectors. More protection for the home buyer: all Registered Home Inspectors (RHI’s) must have proven ability, training, and experience.  Their Code of Ethics and a Standards of Practice enable quality of service to be provided to the public on a consistent basis. Registered Home Inspectors – RHI’s have met the educational and technical requirements, have passed a certification process, and must maintain ongoing educational upgrading. Registered Home Inspectors (RHI designation) come from many ranks. They have several years of experience in inspections, engineering, architecture, house construction or the building industry. This also applies to  CAHPI – National Certificate Holders. Please note: many home inspection associations have various levels of membership. Being an association member does not necessarily mean that they are fully trained or have successfully completed the designation process and as a bare minimum, carry the RHI designation. Make sure that you are making a fair comparison of inspectors actual home inspection experience and training. Only a fully trained professional home inspector carries the RHI designation. The absolute highest home inspection designation now available nationally in Canada is the new CAHPI – National Certificate Holder. Very few inspectors have yet to gain this very prestigious designation (for more information).

The American Society of Home Inspectors (ASHI) is also a reputable and well recognized home inspection association who offers membership to qualified inspectors across North America. Here are 20 Important Questions to ask any Home Inspector before hiring them.

The purposes of a Phase I Environmental Site Assessment (“ESA”) are:

•  To identify existing or potential Recognized Environmental Conditions (as defined by ASTM Standard E-1527-05) affecting the Property that: 1) constitute or result in a material violation or a potential material violation of any applicable environmental law; 2) impose any material constraints on the operation of the Property or require a material change in the use thereof; 3) require clean-up, remedial action or other response with respect to Hazardous Substances or Petroleum Products on or affecting the Property under any applicable environmental law; 4) may affect the value of the Property, and; 5) may require specifications to be performed with regard to such conditions and circumstances.

The information contained in the ESA Report will be used by Client to: 1) evaluate its legal and financial liabilities for transactions related to foreclosure, purchase, sale, loan origination, loan workout or seller financing, 2) evaluate the Property’s overall development potential, the associated market value and the impact of applicable laws that restrict financial and other types of assistance for the future development of the Property, and or; 3) determine whether specific actions are required to be performed prior to the foreclosure, purchase, sale, loan origination, loan workout or seller financing of the Property. As such, the purpose is intended to satisfy the requirements of an “appropriate inquiry” to qualify for the innocent landowner defense to potential Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) liability.

In addition, we can examine environmental issues and conditions beyond the scope of the ASTM E 1527-05 standard which may not present potential CERCLA liability but which warranted consideration within the stated scope of this project, in accordance with Standard & Poor’s Plus Protocol.

Typical Scope of Work:

ENVIRONMENTAL SITE ASSESSMENT

SCOPE OF WORK

For Commercial Property

ENGINEER shall provide the services set forth herein for each subject property accompanying this scope of work. The Services shall be provided in compliance with the ASTM E 1527-05 standards for Phase I Environmental Assessments unless otherwise provided herein. To the extent conflicts exist between this Scope of Work and the ASTM standards, this Scope of Work shall receive first priority and the ASTM standards shall be given secondary priority.

1. Historical Review

Identify any prior use or activities at or near the site which might have created any environmental problems back to the time when the property was first developed or to 1880, whichever is later. Sources of information and supporting documentation may include, but are not necessarily limited to the items set forth below. Use of several different sources may be necessary to fill in gaps in the site’s history.

• Sanborn Fire Insurance Maps
• City Directories
• Area Plat Book
• Title Search or Assessor Records
• Topographic Maps
• Aerial Photos
• Construction Documents (including Building Permits)
• Interviews with Knowledgeable Individuals
• Tribal Records
• Local Government Records
• Federal and State Institutional/Engineering Controls Registries

1. Title Search and Registry Review for Environmental Liens and Institutional/Engineering Controls

Conduct a review of title and judicial records for the site and identify any and all recorded environmental liens, oil and gas easements, and Institutional/Engineering Controls for the site. Review all available Federal and State Institutional/Engineering Controls Registries and identify any and all Institutional/Engineering Controls for the site.

1. Environmental Agency File Reviews and Database Inquiries
2. With regard to federal, state and local Environmental Authorities, check for and review, to the extent material:
   • record of environmental permits, registrations or other authorizations (owner and tenants);
   • record of environmental violations, spills, or other incidents;
   • status of any past or present environmental issues or remedial plans;
   • record of all of the above for all abutting properties;
   • ground water sampling data near the project site;
   • environmental regulations or requirements that may be relevant to this transaction (e.g., ECRA in New Jersey);
   • locations of nearby landfill or hazardous waste disposal sites;
   • general groundwater flow direction and condition in the vicinity of the sites. Identify any “regional” groundwater problems.

2. Perform “database” search for location of sites of potential concern, including those undergoing or otherwise subject to remediation programs, as specified in the ASTM standards, as well as registered underground storage tanks. A map should be provided showing all database “hits” within a 1 mile radius of the property.

3. Contact Local Fire Officials for:

• record of underground tank installation, removals, ruptures, leaks or other incidents;
• record of fires involving toxic substances.

4. Contact Local Health Authorities for:

• record of any health-related environmental issues pertaining to the property.

5. Contact Local Water and Sewer Authorities for;

• source of water for the property;
• location of nearby water supply wells indicate whether the ground water is used as a source of potable water;
• record of any drinking water contamination problems, either at the property or the immediate vicinity;
• method of sewage disposal.

The ENGINEER should try to determine ground water direction flow (based on topography, nearby ground water testing results, etc.) and for each environmental database “hit”, determine whether there is a reasonably possible concern. If the Subject Property or neighboring sites present a cause for concern, ENGINEER shall interview relevant agencies and review any reasonably available files.

1. Site Inspection
2. Interview Property Owner, Property Manager, Maintenance Personnel and Tenants, and Review Available Files for:

1. any past or present environmental incidents, violation notices, or environmental litigation;
2. any past or present use, storage, handling and disposal of any hazardous materials including petroleum chemicals, pesticides and asbestos. Provide a copy of the “right to know” (hazard communication) and SARA Title III filings;
3. record of required environmental permits by owner and/or tenants;
4. waste generated and disposal methods used;
5. wastewater generated and disposal methods used. Specify the presence of sanitary sewer connections, septic systems, dry wells, etc.

• Thoroughly Inspect Subject Property for:
• storage or handling of hazardous materials in tanks, drums, containers or otherwise;
• evidence of illegal dumping of hazardous materials, debris or construction materials;
• extensive use of fill from source of unknown origin;
• evidence of soil, surface water and/or ground water contamination (e.g., staining, distressed vegetation);
• potential for contaminated storm water drainage from adjacent properties;
• evidence of underground waste disposal (sumps, floor drains);
• any environmental concerns surfaced as the result of the Historical Review;
• any potential jurisdictional wetlands;
• any environmental concerns resulting from the handling of hazardous materials of nearby properties (e.g., gas stations, manufacturing plants) considered at least a ¼ mile radius;
• verify through inspection, interviews and records review that no dry cleaning operations have ever been conducted on site. In the event any dry cleaning operations are identified, ENGINEER shall recommend subsurface investigation;
• identify any other use of chlorinated solvents not captured above.

3. Concerning Underground and Aboveground Storage Tanks and Other Equipment:

• provide an inventory of all storage tanks, including size, location, installation date, contents, tank material, etc.;
• provide a record of any tank leak tests and results;
• verify all tank permits and registrations;
• conduct physical inspection of aboveground tanks, process equipment and piping systems to the extent possible;
• document the presence of any cathodic protection system, leak detection system or other means of equipment protection, and compare with regulatory requirements;
• describe and evaluate any spill prevention or containment measures including SPCC plan if available;
• determine prior tank removals or repairs. Explain the reasons for the removal or repair, and whether or not any contaminated soil or groundwater was removed or remediated. The absence of post-excavation sampling may require a Phase II investigation;
• indicate any plans for future tank removals or repairs;
  1. tank testing or subsurface investigation may be required at ENGINEER’s discretion, based on available data.
• 4. Concerning Polychlorinated Biphenyls (PCBs):
• document the location and owner of all transformers or capacitors that contain PCBs:
• verify that all PCB equipment (i.e., contains any PCBs) including all transformers present on the property, are in compliance with all federal, state and local laws and regulations;
• visually inspect PCB equipment and determine whether there are any leaks or other hazards;
• determine whether all oil-filled transformers have been classified by PCB Testing (mandatory for non-utility owned transformers) or other acceptable alternative;
• verify that the PCB transformers located near (provide distance) commercial buildings have been properly registered with the building owner and are subject to an appropriate inspection program.

5. Abutting and/or Nearby Upgradient Properties

Visually inspect abutting properties. The presence of a gasoline service station, dry cleaners or facility handling a significant quantity of hazardous materials adjacent to the property shall require a more detailed investigation. To the extent feasible and possible, consider the potential that current or prior off-site activities may result in an environmental impact. This shall include:

• nearby (at least within ¼ mile) upgradient properties handling hazardous materials disclosed by the investigation described in Section 1;
• properties with known problems within one mile upgradient of the property.

If a neighboring site is a cause for concern, ENGINEER shall interview officials at relevant agencies and review any reasonably available files. If this review of agency files is not sufficient to eliminate neighboring site as a material concern, ENGINEER shall recommend subsurface sampling on the Subject Property.

Asbestos

• determine whether the presence of asbestos is suspected or confirmed at the property (evaluate any available asbestos survey);
• examine available building records for an indication of the presence of asbestos.
• determine whether there is an Operations and Maintenance plan (O&M) in effect;
• if an asbestos bulk survey is required, it shall be conducted consistent with the Guide or as otherwise agreed to by CLIENT.
• Interview Past Property Owner if past owner is identified and the information to be gathered is not likely to be duplicative.
• Interview an Adjoining Property Owner if the Subject Property is abandoned.

The Site inspection will be performed by an “Environmental Professional” as defined in ASTM 1527-05.

• Report Requirements

The ENGINEER shall submit a Draft Report to CLIENT conforming to the format set forth in the ASTM standards and as set forth below, or as otherwise agreed to by CLIENT.

1. The ENGINEER shall acknowledge in the transmittal that, CLIENT and the entities named in the accompanying Proposal will be entitled to rely on the report.
2. Upon completion of the Phase I assessment, an evaluation of the environmental issues associated with the property and a recommendation regarding the need for any follow-up investigation shall be made by the ENGINEER. CLIENT shall receive immediate verbal notification of any issues on which ENGINEER recommends a Phase II assessment.
3. Excepting only issues on which the ENGINEER recommends further investigation or other actions, the Report shall state the ENGINEER’s opinion that, based on all available information and in the ENGINEER’s reasonable professional judgment, the Subject Property is in compliance with all applicable environmental laws, and the CONSULTANT is aware of no information that would lead it to believe in its reasonable professional judgment that there are circumstances present relating to the use, management or disposal of any Hazardous Materials for which investigation, testing, monitoring, containment, clean-up remediation could be required under any federal, state or local law or regulation.
4. The ENGINEER’s final Phase I report shall also include, but not be limited to:

• narrative description of the property and the surrounding area;
• site plans and location maps indicating all referenced locations;
• site photographs;
• a discussion of all environmental issues identified;
• identification of sources consulted to address data gaps and comments on significance of data gap with regard to the ability of the ENGINEER to identify conditions indicative of releases and threatened release;
• declarations as required by ASTM E 1527-05 sections 12.13.1 and 12.13.2;
• a description of all applicable state and local regulatory requirements;
• limitations of the report with explanations (e.g., limited access)summary checklist of conclusions as provided in the ASTM standards
• for every identified environmental issue, ENGINEER must either explain why the issue is not a significant environmental concern or recommend additional investigation.

5. Any recommendation for follow-up investigation shall include, at a minimum:

• reasons leading to the recommendation;
• recommended method(s);
• number, depth, and location of any subsurface sampling required;
• any remote sensing techniques (i.e., soil gas survey, ground penetrating radar, etc.);
• substances and parameters to be tested for by laboratory analysis and the rationale;
• projected time schedule for submission of the Phase II results;
• cost estimate for all work recommended;
• a range of expected remediation costs based on the ENGINEER’s experience with similar problems at other sites.

Engineer Certification on Mobile Home and Manufactured Home Foundation Systems:

On certain types of loans, such as VA & FHA-insured loans, the underwriters want the additional assurance regarding the structural integrity of the home and they require a professional engineer’s stamp of approval. We are able to assist with the field inspection and engineer’s certification process. The standard requirement is that the foundation complies with the HUD publication, Permanent Foundation Guide for Manufactured Homes dated 1996 and that the engineer’s letter attest to this fact with a wet stamp of his/her license and signature. The inspection generally identifies the home by HUD Label numbers and encompasses the type of support system, type of perimeter enclosure and ventilation, and the impact of any attached porches, decks, garages or other additions.

It is anticipated that government insured loans will become increasingly more important in the marketplace when the Expanding Homeownership Act/FHA Modernization bill passes Congress in 2008, both for the entry level market for the first time home buyer as well as the senior citizen 62 years or older that wants to tap into his equity with a Reverse Mortgage. The Manufactured Housing Institute (MHI) has directed its policy agenda for 2008 towards the focus of improving the flow of capital to manufactured housing by modernizing FHA’s Title I and Title II programs and creating a duty to serve manufactured housing for Fannie Mae and Freddie Mac.

This handbook is a guide for those approving HUD-code manufactured homes on permanent foundations, including engineers, manufacturers, and site owners seeking approval.  It provides current technical information, recommendations, and tables of analytical data, expanding and clarifying the definition of a permanent foundation.  It updates 1989 loading requirements for snow, wind, and seismic forces. Because of the increased use of multi-section manufactured homes, the guide now includes consideration of large openings along the length of marriage walls in multi-section units. The construction recommendations assure that the home, foundation, and site are all compatible.  In addition to the new technical recommendations, the guide has been expanded and reorganized for easy reference with more illustrations and clarifications. The handbook can greatly assist preparation of the worksheets needed to apply for an FHA mortgage.

Permanent Foundations Guide for Manufactured Housing (September 1996, 384 p.)

FULL TEXT Handbook:

Executable (*.exe, 2074 KB)

PDF Document (*.pdf, 13.7 MB)

Executable with MS Word files (*.exe, 2543 KB)  Introduction – Chapter 5 (*.pdf, 1105 KB) Chapter 6 – Chapter 15 (*.pdf, 1058 KB) Chapter 16 – Appendicies (*.pdf, 14301 KB)

PFGMH Software About the Software (*.txt, 6KB) PFGMH Software (*.exe, 3605 KB) Win32s Version 1.30a Software (*.exe, 1904 KB)

PFGMH Software: 3 .exe files for shorter downloading time PFGMH Software 1 (*.exe, 1297 KB) PFGMH Software 2 (*.exe, 1045 KB) PFGMH Software 3 (*.exe, 1312 KB)

Schembri Engineers can perform a HUD Permanent Foundation Inspection.  To find a local permanent foundation installer in Arizona:

www.PermanentFoundations.com

www.HUDFoundation.com

www.FHAFoundation.com

www.VAFoundation.com

www.HUDPermanentFoundation.com