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Old 03-19-2013, 09:04 AM   #16
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So what do you suggest I do? I am trying to be as thorough about this as possible because I definitely dont want to miss anything or do something wrong.
Spend the money for a good inspection, and if you have a good friend that does plumbing & hvac, like I do, see if they will also come along for the ride and check things out. If the building just has some minor things that can be fixed without a whole lot of money, it may be a good deal.

Here we have a construction company that got into the Home Inspection market, and there has been some argument around town, that they are too far in depth with their inspections, but I can tell you that they are very through, due to their Inspectors have worked in the trades, and it also brings money into the business, due to how the market has gone.

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Old 03-19-2013, 09:12 AM   #17
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Greg, I own two Infrared cameras, and I know what they can do, and what they cannot do. Infrared cameras read surface temperature, and they can be seriously fooled by objects having different emissivity, and by reflection.

When I do roof surveys, I use IR to get me in the ballpark, Capacitance to get me in the right section, Conductance probes to get me in the right row, and core samples to put me in the seat.

You have to do destructive evaluation in almost all cases to be sure.
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Old 03-19-2013, 10:50 AM   #18
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For some reason (good or bad intentions), the Realtor was paranoid about getting the facts.

If you gut reaction is moisture, that can be discovered very easily with minor appearance.

I have a GE meter with 2 short (1/2") needles that will read the moisture content without any perceptible notice. If there was moisture there, it will tell you because moisture may be absorbed by surrounding materials since there is no air movement or mechanical movement.

I also have a different meter that has long (3"+) that are 1/8" diameter that I frequently use to determine the effects of poor flashing window installations and moisture travel within a wall. It can be very fast and accurate. Three or four pokes can be very informative and it much faster, cheaper and easier to do and can be repaired with minimal time and cost.

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Old 03-19-2013, 11:30 AM   #19
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Yes Concrete, these are conductance probes, I have several Delmhorst probes but they work on the same principal as yours.

Capacitance meters also work quite well, are non destructive, and not too expensive. (Under a grand) I have found many problems with my leak seeker by Tramex.

All tools, all require an experienced individual to get good, reliable information.
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Old 03-19-2013, 12:14 PM   #20
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Jagans, you do realize there is a difference in the IR cameras. The info I posted is direct from Flir's site.

I think I would trust their info over yours.
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Old 03-19-2013, 01:41 PM   #21
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Well I am still wondering if anything else would cause the ceiling to do that besides a leak. Someone said termites. But everything I've read about a leak mentioned water spots and this spot has no discoloration at all. Unless it just recently happened?
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Old 03-19-2013, 02:08 PM   #22
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When you go along with the inspector, take your digital camera with you, and take pictures of everything. The problem that I have generally found with whole house inspectors is that they know just enough to get you in trouble, and they have no liability for anything. Im not sure how they can do that, and frankly, it flies in the face of reason. If challenged in a court of law, I am pretty sure they would lose. You cannot on one hand claim to be an authority on a subject, charge a fee for your advice, and then relinquish responsibility for that advice. Only Lawyers can do that. That's why they call their businesses practices. "Hey, I was only practicing".
I was the unfortunate victim of bad inspection, and I couldn't agree more! I also can't stress the importance of getting a certified roofer to look at the roof too, as not only do the inspectors absolve themselves of any liability, most of them won't even get on the roof to have a proper look at it. Given that the roof is one of the biggest ticket items in your average house, I find this confusing too.
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Old 03-19-2013, 06:26 PM   #23
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Inspectors are generalists and are forced to write report to void them selves from liability considering the dirt cheap prices/fees ($250-$400) they charge to help someone make a decision on homes from $100,000 to over $1,000,000.

That is why sellers pay a little extra for a good, tough inspection. They still have the liability problem, but not the hassle.

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Old 03-19-2013, 06:44 PM   #24
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We haven't bought it yet so we can't cut it and we aren't allowed in the attic.. Its on the side of the house that has cathedral ceilings so I don't think it has any attic right there?
What not allowed in the attic? what about a home inspection? need to check the insulation to the right R-Values and such. Not letting some one look in the attic make me raise my eye brow? what are they hiding?
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Old 03-19-2013, 07:19 PM   #25
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What not allowed in the attic? what about a home inspection? need to check the insulation to the right R-Values and such. Not letting some one look in the attic make me raise my eye brow? what are they hiding?
My feelings as well. Sort of like buying a car and the car salesman says you can't look under the hood.

When you get there for the inspection, go ahead and go into the attic. If the real state person says no....ignore them. What are they going to do, call the police?

I can see it now...police show up....look at the agent....and say "You really are pretty stupid aren't you?"
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Old 03-19-2013, 07:27 PM   #26
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Thanks Greg, Ill check it out. I have an older Flir Prism SP and a newer small camera called a Raz-IR. Like I said, IR cameras are very useful tools, but you have to know what you are looking at, and how to set them up.

My Flir SP was $33,000.00 back when we bought it. Hughes equipment is not cheap, but IR cameras have come down a lot in the last few years.

As far as the attic goes, somebody along the way probably stepped between ceiling joists on drywall and went through because they did not know what they were doing, so they don't allow anyone up in the attic.
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Old 03-19-2013, 10:15 PM   #27
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Thanks Greg, Ill check it out. I have an older Flir Prism SP and a newer small camera called a Raz-IR. Like I said, IR cameras are very useful tools, but you have to know what you are looking at, and how to set them up.

My Flir SP was $33,000.00 back when we bought it. Hughes equipment is not cheap, but IR cameras have come down a lot in the last few years.

As far as the attic goes, somebody along the way probably stepped between ceiling joists on drywall and went through because they did not know what they were doing, so they don't allow anyone up in the attic.
No, more like a new real estate agent that does not understand that in order to sell the place, the inspector has to look at all systems.

As for the Flir's, they have come a long way like I stated before. The old ones that came out in the mid 80's were fricking huge, and lasted only a short time on the battery.

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