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March 2007
We, at Pro-Texas Inspections, like to do more than just inspect. We like to educate our customers.
Did you know water heaters have a valve called a tpr valve? What's it for?
It's an emergency release that's triggered when the hot water pressure is too high, keeping the water heater from exploding. As you see in the picture, the red arrow shows this valve does not have a place for the hot pressurized water to discharge safely. The valve should be plumbed with a pipe equal to the size of the valve opening. It should discharge to the outside of the house with a 90 degree elbow pointed to the ground.
This photo demonstrates a safety issue that must be addressed.
The blue arrow shows where you can test this valve. The homeowner can test this yearly, and should have a licensed plumber test it every three years. To test, lift silver lever upwards. It should not be difficult to move and you should hear water coming out and emptying into discharge pipe. The reason for testing yearly, minerals and sediment can cause the valve to corrode, making it inoperable. Insurance companies can check this valve to see if it's corroded and possibly deny a claim if it is. This simple test is something most homeowners aren't even aware of or don't take the time to do. Instructions should be written on the tag attached to the valve.
Thank you for taking the time to read this information. Consider us the next time you or a client needs a home inspection.
April 2007
Watering Your Foundation
This is some of the things that you need to know about watering the soils of your foundation. This information is general in nature and not to be construed as specific guidance to follow without the express direction of a professional engineer. First are some of the things that cause foundation movement.
1. Drying out of soils (usually in summer)
2. Effect of trees and root structures, landscaping near house (plants take out the water in soil.)
3. Soil that the house was built on was fill dirt and now is compacting.
Did you know that soil can sometimes dry out as much as 10’ to 15’ below ground? Soils in our area can have a lot of plastic characteristics. They swell up when they get wet. So there’s the up and down of the soil.
Now what do you do? Water in the summer when it’s dry, but what most people don’t know is that there is a right way and a wrong way to water.
1. Never water cracks right up to the foundation. What can happen is the water force from the hose can actually remove soil for under the slab and when it dries out it makes it worse. The best way is to run a soaker hose about 18” away from the foundation and let the water work it’s way to the foundation.
2. Also make sure water will run away from the foundation. This can be done with the use of gutters. And look at your yard. Is the slope going to the foundation or away?
Remember the goal is to maintain the moisture level, not too much and not too little and the soil slopes away from the foundation. The other thing to remember is not all sides of the house are equal. The south side gets more of the hot sun so it needs more moisture than the north side. Also where you have trees that shade an area can make a difference. When you put a flower bed in the rule of thumb is 3” slope per 5’ away from house. This helps the water to drain off during heavy rains.
Check your gutters and make sure they’re clean and the down spouts will carry the water approximately 8’ away from the foundation. All these things are part of being aware as a homeowner and could save you thousands of dollars in repairs just by watching your soil moisture.
One of my teachers, who was an engineer, use to joke the best place for shrubs and trees was in the street, but if you’re going to plant things, keep them at least 18” to 24” away from your foundation.
May 2007
Do you know where all your main shutoffs are?
This is a problem I ran into when I was a contractor. Most people didn’t know where their shutoffs for water, electric, gas and sprinklers were. What do you do if you turn off the kitchen faucet and the handle breaks off and water pours out? You might say that you’ll just turn the water off under the sink only to find out its stuck and won’t turn off (This is the case more often then not). A lot of the time when we had to shut off the water with these under sink shutoffs they didn’t work. Keep in mind the water’s starting to flood the kitchen.
Do you know where the main water shutoff is and do you have the tools to turn it off?
I think that it would be a good idea to have everyone in the house know where and how to shutoff any one of the main shutoffs This could save you a lot of money if you can get these shut off quickly, not to mention keep your insurance rates down
At Pro-Texas Inspections, we have a page to show you all your main shutoffs and where they are. Look to the left on the web page and see the sample report and see how the shut off page fits into the report
We look forward to all the future inspections that we’ll do for you.
If you have any questions email me at
Thanks
Mike Spain
Pro-Texas Inspections
Lic. #9431
June 2007
Check drains to ensure safe pool season
Editor’s note: Rene Hopkins of Safe Kids East Central, submitted the following information.
When parents think about pool safety, the most common fear is drowning. But another danger lies in a seemingly harmless source.
Small drains in pools and hot tubs can have powerful suction, grabbing onto hair, clothing, jewelry and even body parts, trapping the victim down in the water or causing other injury. Parents and those who manage community pools should take the following precautions against this preventable cause of tragedy:
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Know the location of the main pump’s shut-off switch and make sure it is accessible, not behind a locked door.
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Ensure pools have domed drain covers, which help prevent entrapment.
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Ensure pools and hot tubs have multiple drains and drain covers as required by safety standards. Multiple drains reduce the risk of strong suction resulting from a blocked drain.
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Educate children about the dangers of drains, and do not allow them to sit or place a body part or hair near the drain. Children with long hair should wear a bathing cap or pin their hair.
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Check that drainage flow does not exceed the maximum flow rate and that drain covers have small openings to reduce risk of hair entanglement.
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Check drain covers throughout the year to ensure they are not cracked or missing, and have a professional check your pool or hot tub regularly to ensure good working condition.
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Shut down the pool or hot tub if drain covers are missing or broken, and keep it closed until drain covers are repaired.
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Make sure at least one adult actively supervises children when they are in a pool or hot tub. This means actively watching children at all times, not reading a book or having a conversation with another adult. Remember, entrapment and drowning can happen in a matter of moments.
July 2007
One of the most overlooked things in pool safety is electrical. People plug in a radio with an extension cord to have near the pool. They don't think to check and make sure it is plugged into a working GFI plug. A GFI plug will have a test button that should be checked regularly. All outside plugs should be on a GFI which may be in the garage or breaker panel. All plugs near the pool should be checked to make sure they are on a GFI plug and working. Failure to do so could cause serious injury or death. The following illustration shows things that need to be checked. Remember to call us for all your home inspection needs. Have a fun and safe summer!
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