Solid single strand aluminum electrical wiring, once heralded as a modern solution to rising copper costs, has a complicated history marked by initial enthusiasm, confusion, subsequent problems, and ongoing concerns. This article explores the history and inherent dangers of using solid single strand aluminum for electrical wiring.

History of Solid Core Aluminum Wiring

The use of aluminum wiring in residential construction gained prominence between 1965 and 1973. The backdrop to this shift was a significant increase in copper prices, driven by rising demand and inflationary pressures. Aluminum, being more abundant and cheaper, presented itself as a viable alternative for electrical wiring.

Aluminum wiring was not a new concept; it had been used in power transmission and distribution for decades due to its favorable properties such as lightweight and conductivity. However, its application in residential electrical systems was relatively novel. Manufacturers quickly adapted aluminum for use in standard electrical systems, producing wiring that was similar in size to traditional copper wires.

Initial Enthusiasm

The initial reception of aluminum wiring was positive.  As a “new technology”, homes built with aluminum wire were required to have Underwriter Laboratories (UL) listed circuit breakers with CO-ALR or CU-AL compatible labeling.

Builders and electricians appreciated the cost savings and the ease of installation, as aluminum is more pliable than copper. It was seen as a forward-thinking solution that could maintain affordability in the housing market without compromising on the electrical infrastructure’s integrity.

Emergence of Problems

Despite the initial enthusiasm, problems began to emerge with aluminum wiring installations. Homeowners and electricians reported issues such as flickering lights, warm-to-the-touch outlets,  burned wiring, arcing at receptacles or switches, and even electrical fires. Upon investigation, it was discovered that aluminum wiring had several properties that made it less suitable for residential use:

1. Oxidation: Aluminum oxidizes rapidly when exposed to air. The oxide layer that forms is not conductive, leading to increased resistance at connections.
2. Thermal Expansion: Aluminum expands and contracts more than copper when subjected to temperature changes. This expansion and contraction can loosen connections over time, causing arcing and overheating.
3. Galvanic Corrosion: When aluminum wiring is connected to devices designed for copper, a chemical reaction called galvanic corrosion can occur. This weakens the connection and increases resistance.
4. Brittleness: Aluminum is more prone to damage from bending and twisting compared to copper. This brittleness can result in broken wires and compromised connections.

Adding to these problems there was confusion among homeowners and professionals who were unfamiliar with the “new technology” requirements would replace or repair parts with incompatible options.

Response and Regulations

As the issues became more apparent, organizations such as the U.S. Consumer Product Safety Commission (CPSC) and the National Electrical Code (NEC) began to investigate and respond. By the mid-1970s, the NEC introduced new standards requiring the use of aluminum wiring only with devices specifically rated for aluminum, often marked as “CO/ALR” (copper-aluminum revised).

Additionally, techniques such as using anti-oxidant compounds and special connectors were developed to mitigate the risks associated with aluminum wiring. Despite these measures, the reputation of aluminum wiring was severely tarnished, and its use in residential construction dwindled.

Modern Considerations and Safety Measures

Today, solid single strand aluminum wiring is still present in many older homes, and it poses a potential safety hazard if not properly maintained or updated. Homeowners with solid strand aluminum wiring should be vigilant and consider the following safety measures:

1. Inspection: Have a qualified electrician inspect the wiring for signs of deterioration, improper connections, and other issues.
2. Corrective Measures: Utilize approved connectors, such as the Copalum connector, to ensure safe connections between aluminum wiring and devices.
3. Replacement: In some cases, replacing aluminum wiring with copper may be the best option, especially in areas with high electrical loads or frequent issues.

Conclusion

The history of solid core aluminum electrical wiring is a testament to the complex interplay between innovation, cost, and safety in the construction industry. While it provided a cost-effective solution during a time of economic pressure, the unforeseen dangers and subsequent failures underscored the importance of rigorous testing and regulation. Homeowners and electricians must remain aware of the potential hazards and take appropriate measures to ensure the continued safety and reliability of electrical systems.

Most home inspectors don’t remove the dead front cover to look inside the electrical service panel. But SacPro home inspectors do remove the cover if it is safe to do so. Our highly trained SacPro home inspectors know what to look for at the home inspection and takes the time to look where other inspectors won’t.

We look for more. We find more. We take the time to do each home inspection right.

Ground Fault Circuit Interrupters (GFCIs): Understanding and Installation

In the United States nearly 300 electrocutions occur annually.  Ground Fault Circuit Interrupters (GFCIs) are essential safety devices designed to protect against electrical shocks. GFCI required in areas where water and electricity may come into contact.  The installation and proper maintenance of GFCIs are important safety issues.

What is a GFCI?

GFCI come in different and are designed to prevent electric shock and potential electrocution. A GFCI is a fast-acting circuit breaker designed to shut off electrical power in the event of a ground fault. Ground faults occur when the electrical current finds an unintended path to the ground, such as through water or a person.  A properly functioning GFCI does this by detecting an imbalance caused by electrical leakage between the normally energized conductor (“hot” wire), and the common (“neutral”) return conductor.

Why are GFCIs Important in California?

In California, GFCIs play a crucial role in ensuring the safety of residential, commercial, and industrial electrical systems. Due to the state’s diverse climate and widespread use of electricity, there is a higher risk of electrical accidents. Electrical accidents are more prevalent in areas prone to moisture, such as bathrooms, kitchens, outdoor spaces, and pool areas. By installing GFCIs in these locations, homeowners and businesses can significantly reduce the risk of electrical accidents and comply with California’s electrical safety requirements.

Requirements for GFCI Installation in California

California’s electrical code is based upon the National Electrical Code (NEC). NEC mandates the installation of GFCIs in specific locations within residential and commercial buildings. These locations typically include:

1. Bathrooms
2. Kitchens
3. Laundry rooms
4. Garages
5. Outdoor outlets (including BBQ islands and rooftop outlets)
6. Pool and spa areas
7. Electric Vehicle (EV) charging equipment

All new construction or renovation projects in California must adhere to the state’s GFCI requirements, ensuring that these safety devices are installed in accordance with the latest electrical codes and standards.

Installation and Maintenance

By using a digital circuit analyzer SacPro home inspectors have found approximately 50% of all pre-2008 GFCI fail to function within manufacturers’ specifications.  All pre-2008 GFCI should be replaced with new GFCI equipment. This recommendation is not only because of the high failure rate, but also because the equipment is more than 10 years old and past its expected service life.

Installing GFCIs requires careful attention to detail and knowledge of electrical systems. In California, it is recommended to hire a licensed electrician who is familiar with local electrical codes and regulations to ensure proper installation and compliance.

Regular maintenance of GFCIs is also essential to ensure their continued effectiveness.  Dirty fingers, airborne oils and dust can gum up buttons and prevent GFCI outlets from properly functioning.  Testing GFCIs at least once a month is recommended to verify that they are functioning correctly. Additionally, GFCIs wear out and should be replaced every 10 years to ensure optimal safety.

Finally, it is easy to improperly wire a GFCI.  Many modern GFCI are equipped with a LED light.  An improperly wired GFCI may still have an illuminated LED, but still not properly supply power through the outlet.  Care and attention must be given to properly wiring the “Load” and “Line” terminals of the GFCI, and GFCI equipped outlets should only be installed by a qualified and licensed electrical contractor.

How do I know if my GFCI is properly functioning?

Only a circuit analyzer can determine the functionality of a GFCI protected outlet. The plug-in “puck” testers fail to determine current, resistance, speed of functionality, and the presence of a false ground. A circuit analyzer properly identifies the speed of the circuit interruption and measures the Amperage during the interruption. A circuit analyzer also measures voltage drop and if any false grounds (bootleg grounds) are present. Each SacPro home inspector carries a circuit analyzer with them during a home inspection.

Conclusion

In California, where electrical safety is paramount, the installation and maintenance of GFCIs are crucial for protecting against electrical shocks and ensuring compliance with state regulations. By understanding the importance of GFCIs and following proper installation and maintenance procedures, homeowners and businesses can create safer environments for themselves and others.

Buying a home is an exciting milestone in anyone’s life, but it is also a massive investment. To make sure that investment is a sound one, having a thorough home inspection is crucial.

Choosing the best home inspector for inspection is important to ensure you are not just throwing your money away on a subpar inspection. You want an inspector who is experienced, knowledgeable, thorough, transparent, and honest.

Knowing what to look for will quickly filter out the rejects.  With a little research and some critical thinking, you too can find the right home inspector for your needs. A good home inspector can save you from making a costly mistake, educate you about your home’s systems, and give you peace of mind that the investment you are making is a sound one.  

Choosing the best home inspector is a decision that shouldn’t be taken lightly.  Let’s explore what to look for when considering an inspector, what questions to ask, and how to avoid common mistakes that could lead you to hire an inspector who doesn’t give you the service and knowledge you deserve.

1. Education and Training

When it comes to choosing the best home inspector for your inspection needs, a crucial factor to consider is their education and training. Not all certifying entities require any education or training before selling the certification. State of California does not require any testing or licensing of home inspectors.

Does the home inspection company make it easy to see on their website what entity certified each of their inspectors?  Why not?

A good home inspector should have a solid educational foundation and practical experience in the field. Firstly, you should ensure that the inspector you choose has been educated in building sciences, construction technology, and related fields. Look for inspectors who have completed courses or programs related to home inspections and have received certification from recognized institutions. An inspector with sufficient knowledge of the building sciences will be able to identify potential issues during the examination of the property and provide solutions.

Additionally, a good inspector should have practical experience in the field, having participated in numerous inspections and identified various issues unique to different properties.  Only CREIA and ASHI certifications require the completion of hundreds of paid inspections before being eligible for certification.  This experience aids them in their work and enables them to provide professional recommendations on how to deal with the problems identified.

It is also essential to verify an inspector’s continued education and training since building technology and codes are continuously updated. Ensure that their credentials are up-to-date and avoid those who have achieved certifications and have remained inactive in the field.  Did the inspectors used to belong to CREIA and ASHI but no longer do?

In summary, choosing the best home inspector for inspection involves looking for someone with the right education and training to identify issues with a home’s structure and systems. Ensure that they possess an educational foundation in building science, practical experience, and regularly update their skills.

2. Continuing Education

When choosing the best home inspector for inspection, one of the factors to consider is their continuing education or training. Home inspection is a constantly evolving field and inspectors need to keep up with the latest developments and techniques to provide the best service possible.

A good home inspector should be committed to ongoing education and professional development. They should have completed relevant courses, workshops, and conferences to enhance their knowledge and skills. They should also be familiar with the latest building codes, standards, regulations, and best practices.

A home inspector who is regularly updated on the latest information is more likely to provide a thorough and accurate inspection. They are also more likely to identify potential problems that inexperienced or poorly trained inspectors might miss. This can help you avoid costly repairs or renovations in the future. Another advantage of choosing a home inspector who invests in continuing education is that they are more likely to offer value-added services such as maintenance tips, customized inspection reports, and ongoing support.

A good home inspector can educate you on how to properly maintain your home and prevent problems from occurring.  When choosing the best home inspector for inspection, always ask about their education and training. The more qualified and knowledgeable the inspector is, the better your chances of getting a comprehensive and reliable inspection.

3. Errors and Omissions Insurance and Liability Insurance

A home inspector’s insurance is an essential component to consider when choosing the best home inspector for any inspection. Insurance protects both the inspector and the homeowner in case of any mistakes or oversights during the inspection process.

Let’s face it, no one is perfect, and mistakes can happen. That’s why having errors and omissions insurance is crucial, as it provides financial protection in case of any damages caused by an error or omission during the inspection. As a homeowner, you want to have peace of mind knowing that any damages or repairs that might arise from the inspection are covered. The same goes for the inspector, who can rest assured that they are protected in case of a claim against them.  If the inspector doesn’t have insurance, then how are you made whole again if something goes wrong?

Not all home inspectors carry errors and omissions insurance.  So it is essential to ask about this before hiring one. A reputable inspector should have no hesitations in providing proof of insurance.

When it comes to choosing the best home inspector for inspection, errors and omissions insurance should be one of the top considerations. It shows that the inspector is serious about their work and is committed to providing quality services while also protecting their clients’ interests. Overall, errors and omissions insurance is a critical aspect of any home inspection, and it’s crucial to ensure that your chosen inspector has this type of coverage before allowing them to inspect your home.

4. Online Customer Ratings

In today’s digital age, almost everything we need or want can be found online. Home inspectors are no exception. Reading reviews from past clients is an excellent way to determine which home inspector is the best fit for your inspection needs.

When looking at online ratings, make sure to read both the positive and negative reviews. Sometimes, a negative review can be a fluke or a one-time mistake that has been rectified. Conversely, a home inspector may have mostly positive reviews, but there may be a pattern of repeated issues or complaints that should not be ignored. It’s important to keep in mind that not all online reviews are legitimate, so use a discerning eye. Take note of the language used in the reviews, the frequency of reviews, and the overall ratings of the home inspector. Keep in mind that no home inspector is perfect, but it is essential to find one who is knowledgeable, thorough, and has excellent customer service.

Are prices published? Why not? Every customer should know they are being treated equally.

Finally, don’t be swayed solely by the number of reviews a home inspector has. It is better to find a home inspector with fewer reviews, but a higher percentage of positive reviews, than one with a high number of reviews but an overall lower rating.  Online ratings are a valuable tool in choosing the best home inspector for your inspection needs. It is important to use a discerning eye when reading reviews to ensure that you are making an informed decision.

5. Depth of inspection and Standards of Practice

Each certifying organization uses their own Standards of Practice (SOP), and there are differences.  When choosing the best home inspector for inspection, it is crucial to consider the depth of inspection and what Standards of Practice is being used.

You want to ensure that the inspector you choose will thoroughly examine every nook and cranny of the home, leaving no stone unturned. Depth of inspection refers to how comprehensive the inspector’s examination of the home will be.

Is it a fast inspection? How deeply and at how many things can anyone possible look at in a short amount of time?

Will they only focus on the major issues, or will they go above and beyond to catch other concerns? A good inspector will take the time to inspect every inch of the home, including the roof, foundation, and heating and cooling systems.

Standards of Practice refer to the guidelines and regulations the inspector follows during the inspection process. These standards ensure that the inspector is thorough and unbiased in their examination of the home. It’s important to choose an inspector who follows a recognized set of standards, such as those set by the California Real Estate Inspectors Association (CREIA) or the American Society of Home Inspectors (ASHI). When interviewing potential home inspectors, ask about their approach to inspection and what standards they follow. A good inspector will be transparent about their process and make sure you understand what they will be looking for during the inspection. Overall, choosing an inspector with a deep commitment to thoroughness and a strict adherence to recognized standards of practice will give you peace of mind when it comes to your home inspection.

Choosing the best home inspector for your inspection is crucial when it comes to the process of buying or selling a home. You want to ensure that you have a professional that will provide a thorough and accurate inspection, giving you peace of mind in knowing that your investment is safe. When choosing a home inspector, it’s important to do your research and not just settle for the first one you come across. Take the time to look at their credentials, experience, and reviews from past clients. Don’t be afraid to ask questions and express your concerns.

A good home inspector will be transparent and provide you with all the information you need to make an informed decision. Ultimately, investing in a quality home inspection will save you time, money, and headaches down the road. So take the time to choose wisely and trust in the process. Now that you know how to choose the best home inspector for your needs, you can move forward with confidence in your real estate journey.

SacPro Home Inspections is a leader in the home inspection industry.
We train other home inspectors for the National Home Inspector Exam.  Our home inspectors are both CREIA and ASHI certified, in good standing with both organizations, and are trained to the highest industry standards.  Our inspectors are full-time and each inspector performs hundreds of home inspections per year and receives continued education.  We are fully insured, and due to the completeness of our inspections we have never had any insurance claim filed against us.  SacPro Home Inspections has the highest ratio of positive reviews across Yelp, Google, and Zillow review platforms, in addition to others.  No other inspection company comes close to SacPro Home Inspections excellent customer care and quality of inspections. 

Call (916) 333-0540 to schedule your SacPro home inspection. #GoSacPro

The air we breathe is essential to our health and well-being. It is important to keep the air in our homes clean and free from pollutants. One way to ensure clean air in your home is to regularly clean your air filters. In this article, we will discuss the importance of cleaning air filters in your home and how it can benefit you and your family.

What are air filters?

Air filters are devices that are installed in heating, ventilation, and air conditioning (HVAC) systems to trap dust, dirt, and other pollutants. These filters help keep the air in your home clean by preventing these particles from circulating in the air.

Why is it important to clean air filters?

Over time, air filters become clogged with dirt and dust, reducing their effectiveness. A dirty air filter can cause your HVAC system to work harder than it needs to, leading to higher energy bills and potentially costly repairs. Moreover, dirty air filters can also negatively impact your health.

Health benefits of clean air filters

Clean air filters can help improve the air quality in your home, which is particularly important for people who suffer from allergies, asthma, or other respiratory conditions. Dust and other pollutants can aggravate these conditions, leading to symptoms such as coughing, sneezing, and difficulty breathing.

In addition, clean air filters can also reduce the risk of illnesses caused by bacteria and viruses. When air filters are dirty, they can become breeding grounds for these microorganisms, which can then circulate in the air and potentially cause illness.

How often should you change air filters?

The frequency with which you should change your air filters depends on several factors, including the type of filter you have, the level of pollutants in your home, and how often you use your HVAC system. As a general rule, it is recommended to change your air filters at least once every three months. However, if you have pets, smoke, or live in an area with high levels of pollution, you may need to change your filters more frequently.

What are MERV ratings?

MERV (Minimum Efficiency Reporting Value) ratings are used to measure the effectiveness of air filters in removing particles from the air. MERV ratings range from 1 to 20 and measure the ability of an air filter to capture particles of different sizes. A higher MERV rating means that the filter is able to capture smaller particles and more of them. The higher the MERV rating, the more effective the filter is at removing particles. The average

MERV ratings explained

• MERV 1-4: These are low-efficiency filters that are typically used in residential settings to protect the HVAC system from larger particles such as dust and pollen.
• MERV 5-8: These filters are capable of capturing smaller particles such as mold spores and pet dander. They are commonly used in residential settings, but may not be effective for those with allergies or respiratory conditions.
• MERV 9-12: These filters are capable of capturing even smaller particles such as lead dust and milled flour. They are commonly used in commercial and industrial settings, but can also be used in residential settings for those with allergies or respiratory conditions.
• MERV 13-16: These filters are highly efficient and can capture particles as small as bacteria and tobacco smoke. They are commonly used in hospitals and other medical settings, as well as in residential settings for those with severe allergies or respiratory conditions.
• MERV 17-20: These filters are extremely efficient and can capture particles as small as viruses. They are typically used in clean rooms and other specialized settings.

Choosing the right MERV rating

When choosing an air filter, it is important to consider your specific needs. For most residential settings, a MERV rating of 8-13 is sufficient. However, if you or someone in your household has allergies or respiratory conditions, a higher MERV rating may be necessary. It is important to note that higher MERV rated filters may also restrict airflow, leading to higher energy bills and potentially costly HVAC repairs.

Should I just get the highest MERV rating?

No. Like trying to breathe through a straw, having a higher MERV rating means having a higher restriction level. The higher the MERV rating, the harder your HVAC equipment will to work. Our inspectors change out their air filters to highest MERV ratings only during times when there is smoke in the air or pollen counts are high. Higher MERV rated filters may restrict airflow, leading to higher energy bills and potentially costly HVAC repairs.

Conclusion

Cleaning your air filters is a simple and cost-effective way to improve the air quality in your home and protect your health. By regularly cleaning your filters, you can reduce the risk of allergies, respiratory conditions, and illnesses caused by bacteria and viruses. So, make sure to add this task to your regular home maintenance routine and breathe easier knowing you have clean air in your home.

FAQs

1. Can dirty air filters affect my energy bills? Yes, a dirty air filter can cause your HVAC system to work harder than it needs to, leading to higher energy bills.
2. How often should I clean my air filters? It is recommended to clean your air filters at least once every three months. However, if you have pets, smoke, or live in an area with high levels of pollution, you may need to clean your filters more frequently.
3. Can dirty air filters make me sick? Yes, when air filters are dirty, they can become breeding grounds for bacteria and viruses, which can then circulate in the air and potentially cause illness.
4. Is it difficult to clean air filters? No, cleaning air filters is a relatively simple process that can be done at home using a vacuum or brush and water.
5. What are the benefits of clean air filters? Clean air filters can help improve the air quality in your home, reducing the risk of allergies, respiratory conditions, and illnesses caused by bacteria

We provide answers on whether or not to caulk the toilet base to the floor as we look into the pros and cons of this hotly debated issue.

Q: I am buying a house and the home inspection report identified missing caulking around the base of the toilet.  My agent says they heard from a plumber that the caulking is unnecessary, and might hide leaks. Does the toilet need caulking or not?

A: If you look at many of the conversations in online DIY and plumbers’ chat rooms, you are not the only one who is confused.  The debate over whether or not to caulk around toilet bases can even been rather heated at times.  Many people’s reasoning is based on tradition and personal opinion, which is fine but not much help.

The improved versatility and durability of modern caulking products rarely makes its way into the discussion.  Also missing from the many discussions is clarification about some of the problems that might occur, and how to solve them.  We have looked into the pros and cons in detail to help people find the right answers.

The most frequent disagreement is over leak detection. 

The main reason people give for not caulking around toilet bases is that they feel the caulking could hide leaks.  If the leak is undiscovered, then the resulting damage could become severe. Without caulk (as the theory goes), the leaking water would flow out freely and be noticed right away.

While that might be true if there was a sudden and major breakage in a pipe or a complete failure of the wax ring, that scenario rarely happens.  Overwhelmingly, most leaks are small and gradual, and caused by a degraded wax ring which is in turn caused by a rocking loose toilet.  Leaks at the base of the toilet are caused by improper installation of the wax ring, a loose toilet, or a crack in the porcelain.  Then, the leaks typically do not spread out onto the bathroom floor, but instead soak down into the underlying structure. Water follows the path of least resistance, downward, and the leaks are usually noticed from the space below the toilet when looking up from a lower-level room or sub-area.  Leaks under the tub, for example, are often found in the same way. In apartments, it is common for the tenant below to be the one who first notices a problem.

So, this argument for not caulking has many flaws, as it is based upon unrealistic circumstances which fail to consider actual realistic leak behaviors.  On the other side of the discussion are a number of real-world reasons why caulking around the toilet has positive benefits.

Caulk prevents other sources of water from seeping under the toilet.

The same seal that is alleged to prevent a leak from being discovered is actually beneficial because it prevents “external” water from seeping under the toilet. Water splashed out of a shower, bathtub, or overflowing toilet is unable to seep under the toilet if that toilet is properly sealed to the floor.

Without caulking, any external water that may creep under the toilet could remain there for a long time.  The water may begin to stagnate and provide a breeding ground for harmful organism growth (like mold or fungus). The application of caulk to the toilet prevents this from happening, and arguably the bathroom is healthier as a result.

Caulking around the toilet adds stability on uneven floors.

Improperly installed wax rings and loose toilets are the #1 cause of leaks.  Nuts and bolts are usually used to secure the toilet base to the floor flange.  But if the floor is uneven, then the toilet might tend to rock back and forth as it works itself loose. A rocking toilet is an improper installation that is not only frustrating and possibly noisy, but that condition can also be a source of trouble for distorting the wax ring and even the durability of the toilet’s porcelain structure. A rocking toilet should be shimmed and caulked because it will eventually damage or break the wax seal, resulting in waste water leaks.  But over-tightening the nuts is also risky because you can easily crack the porcelain.

Using caulking to seal the toilet to the floor adds both the advantage of cleanliness and it provides a layer of evenly distributed padding to compensate for that uneven floor.  Once fully cured, a good quality caulk will provide and effective and durable cushioning to stabilize a toilet.

Caulking, but leaving a gap at the rear of the toilet.

How often do you stoop down to look behind your toilet?  Leaking water can wick upwards in some materials (see image). How might your wall become water damaged and have dry rot or other organism growth if water leaks under the wall’s base molding because you never looked to find (in theory), a small trickle of water?  Some plumbers insist that if you must caulk, then leave a gap in the caulking at the rear. But that is the worst location to leave a gap, and is just asking for costly water damage and wood deterioration inside your wall.  If anything, if ever there was a good reason to leave a gap, then at the front of the toilet would be the most logical place despite its unsightly appearance. 

A properly installed and seated toilet, with a quality new wax ring, will not leak. Do not leave any gap in the caulking.

Plumbing codes require caulking a toilet at the floor.

In California, you are required to follow the California Plumbing Code which is based upon the Uniform Plumbing Code (UPC) as developed by the International Association of Plumbing and Mechanical Officials (IAPMO).  Section 402.2 Joints of the UPC requires “Where a fixture comes in contact with the wall or floor, the joint between the fixture and the wall or floor shall be made watertight.”  A toilet is a fixture.  Caulking (or some other watertight sealant) around the base of the toilet is required.  This requirement applies to both new builds and remodeling (i.e. the installation of a new toilet fixture). Leaving a gap in the caulking fails to meet the “watertight” requirement of this section.

Qualified and licensed plumbing professionals generally have the required knowledge to know caulking or some other watertight sealant is beneficial and required around the base of the toilet where it meets the floor.  It is also a great idea to caulk around the edges and bottom of any molding that is installed where the wall meets the floor.  DIY installers and unlicensed laborers might be tempted to skip these important steps, but the resulting damage from an improper installation could quickly become very costly.  Also, if you later decide you want to sell the property, installation that are not up to current building code might put off potential buyers, or at the least make them more cautious in their consideration of the property.

It looks better and helps prevent unpleasant odors.

Popular opinion is that a clean, white caulk line provides a neat and professional finish. An unfinished gap might hide spiders or insects, and allow harmful water to collect.

Caulking also prevents unpleasant odors that can sometimes escape from the plumbing system and out under the bottom of the toilet. The problem will only be made worse if mold or fungus is allowed to grow under there.

Caulking the joint takes just a few minutes and has a wide range of benefits. With a properly installed toilet and new quality wax ring, those benefits far outweigh the unlikely event of a theoretical random leak being discovered more quickly.

We hope this article provides you with useful information about whether you should caulk around the base of a toilet. SacPro home inspectors stay up to date on training and industry requirements. SacPro home inspection reports provide the most recent information about this issue and other matters.

SacPro Home Inspections is committed to always providing our clients with excellent service. Our ASHI certified home inspectors have the professional experience to help you if you are buying or selling a home. We service the greater Sacramento area including Antelope, Arden Park, Auburn, Arbuckle, Carmichael, Citrus Heights, Davis, Dixon, East Sacramento, El Dorado Hills, Elk Grove, Elverta, Fair Oaks, Folsom, Garden of the Gods, Granite Bay, Natomas, Orangevale, Rancho Cordova, Rancho Murieta, Rio Vista, Rocklin, Rosemont, Roseville, Sacramento, Sierra Oaks, West Sacramento, Williams, Winters, and Woodland areas. We would be pleased to help you with obtaining a top-notch home inspection report.

But no-one actually reads the fine print to figure out it’s a gimmick. The guarantees all have legal fine print that makes it nearly impossible for any home buyer to actually collect.

Pages of legal restrictions end up putting the homebuyer upside down financially if they ever try to file a claim. Here are some of the restrictions:
1) the homebuyer’s claim is rejected if the Seller failed to disclose the deficiency being used by the homebuyer to file the claim;
2) the homebuyer must first pay for repairs out of their own pocket to fix the issue being used to file the claim;
3) the homebuyer must then list the home for sale on the open market and at the same purchase price, plus pay a 6% commission out of their own pocket, and allowing other people to buy the home before being eligible for the company to step-in to purchase;
4) the homebuyer (who now is the Seller) must pay all closing costs out of their own pocket;
5) the company will hire its own private appraiser and then reject the homebuyer/seller’s claim if the appraisal comes in lower than selling price;
6) any disputes must be filed in court within that company’s home state (which is not California). Imagine the costs of hiring an out-of-state attorney to represent you, and then expecting that court to rule against one of its own local businesses versus the California plaintiff;
7) only visible deficiencies qualify from a very small list of eligible items (but not any material defects), if the problem is found and submit submitted within 90 days of close of escrow (COE).

In the end, if a claim is successful, the customer ends up losing thousands of dollars from the guarantee.

At SacPro Home Inspections we never play those games. We never trick homebuyers into thinking they are eligible for some smoke and mirrors promise… and any reasonable person would rightfully wonder about the type of home inspectors who would play those games.

Our business is built on trust and great home inspections.

Why do we do this? Safety of our clients.

Our home inspectors have found the electrical system scans to be so useful in identifying hidden issues that we decided it was ethically appropriate to automatically include this service for free.

Yes, it takes us a little longer. But these electrical scans finds things that would not otherwise be found through an average home inspection.

Plus, the benefits to our customers are tremendous. So the business decision was an easy one. SacPro Home Inspection builds long lasting relationships with our clients one great home inspection at a time.

What do the other home inspectors do? They plug in a cheap GFCI Tester. But GFCI outlets can be intentionally wired to fake a “correct” reading on the cheap testers. The cheap GFCI testers fail to identify “bootleg” grounds, measure what the computer chip in the GFCI is doing, how fast the GFCI circuit interrupter responds, or if the GFCI still responds within proper specifications.

If you see your home inspector using one of these cheap GFCI testers, smack it out of their hand. You will be doing them (and yourself) a favor.

What do our electrical scans find?

Our circuit analyzers measure:
1) Voltage Drop (Vd) under load
2) Amperage currently on the circuit (Get it? Current-ly… for Amperage. #ElecticalJokes)
3) True Root Mean Squared (RMS) sinusoidal wave quality of the electricity
4) Specific Voltage as measured between Hot and Neutral wires,
and the Neutral and Ground wires
5) Digital Frequency (Hertz) of the electrical supply
6) Impedance as effective resistance and opposition to alternative current
7) Trip time of a GFCI to determine leaked current between conductors
8) and more…

With our electrical scans we are able to tell if a GFCI outlet (electrical receptacle) is wired correctly and trips within a safe amount of time according to the manufacturer’s specifications. Because of this, during our home inspections we have been able to identify the need to replace GFCI outlets that would have appeared ‘normal’ using those terrible cheap GFCI testers. (Those GFCI outlets failed to provide the safety protection against electrocution that they were designed to provide.)

With our electrical scans we have been able to identify when there was high resistance on an electrical branch circuit. High resistance can result in excessive heat and a potential fire hazard. It turned out the home seller had performed DIY electrical modifications, using too long of a wire run using with wire gauge that was too thin, and had loose connections that were hidden from view. Because the wiring is hidden in the walls, that fire hazard would have been missed through a standard home inspection.

Who can say? Maybe a future fire caused by overheated and loose wiring was prevented as a result of us using our free electrical system scan.

The safety of our clients is of paramount importance. So now you see why we felt we feel compelled to include the electrical system scans with every home inspection. The decision was an easy one.

If you would like a great home inspection, then we welcome you to contact a team member at (916) 333-0540 or use our online reservation system. We would be pleased to provide you with an excellent home inspection!

A common thing we see during home inspections is the result of what happens when years of simple but forgotten maintenance turn into costly repairs. Each Fall, spending just 15 minutes per day with a little caulking here, some cleaning out gutters there, and removing moss from collecting on a roof all pay off quickly and are important to protecting the value of your home.

Without regular upkeep, your house can actually lose value over time. Poor maintenance adds up when the time comes to sell a house, and the home inspector writes you up for a decaying deck or water damage in the crawlspace.

Here is a helpful seasonal home maintenance checklist tailored to Sacramento’s weather conditions. Dedicate just 15 minutes per day to weatherizing your home, and you will  the preventative benefits will pay off.

Of course, if you truly don’t have the time to do it yourself, you aren’t sure about what to look for, or you just want a specialist to give your home a once-over, then SacPro Home Inspections offers a special $150 package that lasts up to 45 minutes reviewing what the outside of your home needs to get you ready for the winter.  Afterwards, we will walk you through what we have found, and discuss options.  We can also refer you to our trusted contractors for repairs.  Call (916) 333-0540 to schedule your appointment.

Sacramento: Gear up for wet weather

In the Pacific Northwest region, water damage is one of a homeowner’s biggest concerns. Keeping water away from wood, out of walls, and draining away from under foundations is extremely important.  

Most of the area’s rainfall happens between October and March, and according to The Weather Channel, Sacramento experiences 58 days of rain annually, adding about 19-20 inches of rain per year.

If you keep your house dry in all the right places, you can prevent mold and water damage.

Here are a few key areas to focus your attention.

Basic checklist:

• Trim your trees away from the house.
• Gently remove moss from the roof.
• Clean out the leaves, sticks, and debris from your gutters.
• Caulking, and more caulking
• Seal up decks, patios, and any wood surfaces exposed to the elements.

Trim all trees away from the house.

We like to start with recommending routine tree trimming, because keeping vegetative debris away from your roof makes the other recommendations and upkeep a little easier.  Trimming your trees also looks good for curb appeal. 

The yard is one of the first things agents look at before listing a house. But it’s about more than aesthetics.

Maintaining trees and shrubs also reduces storm and water damage. Think about wind, and a wood stick constantly rubbing against your roof or siding.  Trimming back foliage also allows more air to circulate so the exterior siding can properly dry. Tree branches should be trimmed away from all electrical, and remove dead debris that can blow off in windy conditions.

A professional tree trimmer can run between $200 to $350 per hour, depending.  So staying on top of this task will also reduce that bill if you need to call in a professional.  

Gently remove moss from the roof.

Moss needs wet and shady conditions to thrive.  As it spreads, it can lift your shingles, cause cracked shingles during the cold winter months, or even lead to mold. Then, when it rains, water can get inside your home and lead to more mold and water damage.

A tiny crack can cause big problems, so it is always a good idea to proactively get your roof inspected before the rainy season and make moss treatment a priority.

As soon as you begin to see moss, take action before it gets out of control.  Use a soft-bristle scrub brush and cleansers like Wet & Forget to remove and treat the area.

Remember, roofs are dangerous, and balancing a ladder against a roof isn’t for every homeowner.  Plus, improperly walking around on a roof can cause granules to come loose from asphalt shingles, crack roofing tiles, or otherwise damage the roof covering.  

There is a proper technique involved with this task, and often-times moss removal is a task better left to a professional roof cleaner.

Clean out the leaves, sticks, and debris from your gutters.

All of the systems in your house are integrated to shed water away from your home.  Think of your home as a large drainage system.  

So, in addition to creating bad curb appeal, clogged gutters undermine the drainage system by allowing dirty water to run down the exterior of your house rather than away from it.  Sometimes that water will penetrate your fascia board and even go into your walls, and the weight of all that water may pull the gutter away from the fascia board.

This improperly directed drainage water can cause mold growth and even put your home’s foundation and structure at risk.  Also, make sure your landscaping grades away from your foundation.

You can DIY your gutter cleaning with an extending ladder, rubber gloves, and plastic scoop. We have even seen hooked hose extensions that allow homeowners to flush gutter systems while still standing on the ground.

But, of course, this gets trickier if you have a two-story home and need to clean gutters on the second story.  If you need someone else to clean your gutters, then ask for a personal referral from your neighbors, or even post a request on Nextdoor for a recommendation.

Caulking, and more caulking

Technically we are talking about a “sealant”.  Caulking / sealant generally describes any waterproof material that fills and seals joints between building materials. It is used for both new construction and repairs.  But a sealant is typically more elastic and applied to areas which are more prone to contraction and expansion.

Water likes to seep into little cracks, and wood likes to absorb moisture.  Lack of airflow, slow evaporation, and natural bacteria in the environment makes the perfect circumstances for wood deterioration.

Now look around your home…  gaps between corner trim and fascia boards, wall coverings, and splits in wood provide plenty of opportunity for months of constantly moist wood.  Every gap is an opportunity for rot.

Sealant is inexpensive, easy to apply, and comes in a variety of types.  We recommend an exterior, paintable, and flexible waterproof polymer, such as GE’s paintable Silicone caulk for $9 at Home Depot.

Seal up decks, patios, and any wood surfaces exposed to the elements.

By now you have probably noticed a common theme:  prevent rotting wood.  And let’s face it, no one likes rotting wood.  So make sure outdoor decks are properly sealed. 

Note that anytime you power wash a wood patio or deck, it should be re-sealed within 3-5 days (but it also has to dry, so wait 48 to 72 hours to start the project.

Prime, dry, paint, dry, re-paint any exposed wood surfaces.  But first make sure the wood is dry before you seal it with primer.  A good primer coating helps the paint stick to the wood, and makes your paint job last longer.  You can paint a latex over oil based primer, but not the other way around.  You can also paint latex over latex.  But one type of paint most people overlook are alkyd paints.

Conventional alkyd paints dry by solvent evaporation and cure by oxidation in approximately five days to a hard, glossy finish that is simply unmatched by latex paints.  Think of alkyd paints as a mix between latex and oil based paints.  Alkyd paints are well-suited for wood trim, doors, cabinets and other high-use areas that require smooth durability.

This type of preventative maintenance will save you money in the long run.  

SacPro Home Inspections is committed to always providing our clients with outstanding service. Call (916) 333-0540 to speak with a representative.  

Our experienced home inspectors are thorough and have excellent communications skills. If you are buying or selling in Antelope, Arden Park, Auburn, Arbuckle, Carmichael, Citrus Heights, Davis, Dixon, East Sacramento, El Dorado Hills, Elk Grove, Elverta, Fair Oaks, Folsom, Garden of the Gods, Granite Bay, Natomas, Orangevale, Rancho Cordova, Rancho Murieta, Rio Vista, Rocklin, Rosemont, Roseville, Sacramento, Sierra Oaks, West Sacramento, Williams, Winters, and Woodland areas, then we can help!

In this fast-paced sellers’ market, our Pre-Offer Inspection service boosts buyer confidence when submitting strong offers.

Why did SacPro Home Inspections create this new service? Because top producing buyers agents told us they wanted help getting nervous buyers off of the fence and to assist them with writing the most competitive offers.

What is our Pre-Offer Inspection service? It is a brief analysis that is also known as a Showing Pre-Inspection or a Showing Analysis and is different from a traditional home inspection.

Instead, the analysis occurs during the showing to give potential buyers up to a 45 minute exploration of either a specific system (like electrical or plumbing), or it can be a mixed-system analysis of home before deciding to submit an offer.

As an added bonus, the price of the Pre-Offer Inspection will get 100% credited towards the price of a full home inspection through SacPro Home Inspections on the same house if your offer gets accepted and you proceed with the purchase.

For just $150.00, during the Pre-Offer Inspection our home inspectors will spend up to 45 minutes reviewing the home based upon what areas the home buyer wants to know about most, and then discuss the findings with the buyer and their real estate agent after the showing.

Since a 45 minutes appointment creates obvious time limitations, crawling under the house or up in the attic are not normally included in this service, due to time constraints. The Showing Analysis is not a home inspection and only applies client-selected portions of the Standards of Practice (SoP) based upon what specific systems the buyer chooses to have reviewed during the 45 minute appointment.

Contact us at (916) 333-0540 for more details or to schedule your Pre-Offer Inspection.

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Notice: The terms “check before you offer”, “showing pre-inspection”, “showing analysis”, and “showing inspection” are uniquely created and used in commerce by SacPro Home Inspections, Inc. pursuant to the Lanham Act, 15 U.S.C. §1127 et al. The price of the “Check Before You Offer” service is not transferable to other persons or other properties.

It is hiding, creeping, and eating away at your biggest investment.  It isn’t termites.  It isn’t critters.  It is water damage and dry rot.

Our Sacramento home inspections have found any home can be vulnerable to water leaks and flooding.  Dealing with water damage can be expensive and sometimes affect your health.

Sometimes water damage is immediately visible, like when the roof leaks and the ceiling drips.  But usually water damage builds up over time; and the organisms it carries are busy feeding on your wood and insulation.

The best defense is a good offense   Because, once water enters your home, it can be difficult to remove.

Some common examples of damage from water intrusion our house inspectors see are:
– Improperly installed and maintained stucco.
– Blockages or improperly sealed joints in condensation drain pipes for HVAC systems
– Window shutters where screwed or nails penetrate exterior siding
– Trim around doors and windows
– Butt joints for wood siding or engineered wood siding
– Mounts, fasteners, and drilled holes caused by improper installation of satellite dishes, cable, and phone lines.

Look at these 5 maintenance tips to help keep your house dry and your foundation strong.

1. Caulking & Sealing.  Everywhere something is installed or stuck to the exterior siding of your home, or penetrates your roof, is an opportunity for water intrusion and damage.

A vent.  A chimney.  A skylight.  Or anything (trim, siding, shutters, equipment) that is nailed, screwed, on or butts up against another object, is an opportunity for water intrusion when moisture is present.   Also, think about where the sprinklers hit the house, or when washing the car splashes water onto the house.  These all create opportunities for water damage.

Every year, before the rainy season, you should be up on a ladder inspecting metal flashing for damage, clearing out debris, and looking at flexible seals (caulking, rubberized seals), for cracks or other damage.

Seal up those trim pieces and butt joints with a paintable silicon based caulking.  Silicon caulking comes in many colors (or clear), and lasts for decades in harsh weather conditions.  You get what you pay for, so pay a little more to get high quality caulking.

Good quality exterior primer and paint are important.  In our experience as home inspectors, for our own projects we personally prefer Alkyd style paints as opposed latex / enamel paints.  Alkyd paints flow well and stand up to abuse like oil based paints and primers.  Alkyd paints can be thought of as a hybrid between oil-based and latex / enamel paints, with resins in it that dry durable and resistant to wear.  Alkyd paints are available at your local hardware store, so just ask.

2. Clean your gutters. It might seem obvious, but most people forget about gutters.  To properly work, gutters must be free of leaves, moss, nests and other debris. Clean your gutters regularly or they may could fill up and spill water over onto your eaves and fascia, down the sides and onto the foundation of your house instead of carrying water safely away.

3. Watch for signs of a leak. Sometimes pipes are stresses and joints spring a leak, or pipes decay and start dripping.  Did you know that cast iron drain /waste pipes in all homes 50+ years old are now past their service life, and may be leaking gray or brown water beneath your home?

Mold and termites seek out moist environments.  Identifying and promptly repairing potential water leaks, paying attention to any upticks in your water bill, listening for dripping sounds, and occasionally looking under your home at the plumbing, are well worth the effort.  Look for physical signs of trouble, like dark spots around pipes, edges of your windows, or ceiling stains.

You might also invest in a smart water leak sensor to detect hidden leaks and alert you when there’s an issue.

4. Avoid chemical drain cleaners.  Most homes have some form of metal drain pipe system (cash iron, galvanized steel).  Strong chemicals can erode your pipes and cause leaks.  Drain snakes are inexpensive, and easy to use.  They are effective, and better for your health and the environment. 

5. Insulate your pipes. Water expands when it freezes, sometimes bursting pipes.  But there are ways to avoid bursting pipes. If you leave faucets dripping to give the water a place to go, or cover outdoor spigots with foam shields, be sure to take action before freezing weather hits. 

Lastly, check your homeowners insurance.  In addition to these preventive actions, make sure you know what your policy covers in the event you do have to file a claim.

Have questions? Call our home inspectors today at SacPro Home Inspections (916) 333-0540.