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About Our Company
Farris Inspection Service
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Randy Farris
AHSI Certified Inspector #212723
Licensed Structural Pest Inspector #65533
Certified Radon Measurement Provider #103716
Certified Carbon Monoxide Safety Tech. #C0602003
Former Licensed General Contractor and
Home Builder (18 years)
Farris Inspection Service
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Single family home designed and built by Farris Contracting
My Philosophy on Home Inspection
The Foundation
When I inspect a home, I look very closely at the foundation. The foundation is one of the most, if not the most important issues that the client faces. A poor foundation, or a foundation that is failing or slowly failing, can in some instances jeopardize the entire value of the home. Unlike almost any other portion of the home, where repairs can be made fairly easily, if the foundation is bad, or poor, repairs cans often be very difficult to make, or make in a satisfactory manner. For instance, some foundations in the early 20's and 30's often were installed with poor quality concrete mixes. The concrete walls become very soft and crumbly. Often this type of concrete is patched or skim coated with a protective masonry coating. The coating helps but often "spalls" off when moisture infiltrates the protective coating. These types of foundations are really difficult to repair in a satisfactory manner. Occasionally I will see foundations with large cracks and settling from a poor sub-base. Or the base may be washing out from under the foundation. Large cracks and continuous settling can occur. Rock and mortar foundations often slowly deteriorate. The mortar breaks down and moisture enters the foundation through the deteriorated mortar joints. Freezing then lifts and separates the rock work and cracking, displacement, loss of rock work, and slow settling occurs. Some houses are 3 to 4 inches lower on one side than the other. At some point the house can be condemned due to poor and dangerous conditions. These types of problems can be financially devastating. That is why I really look closely at the foundation conditions.
Moisture Control of the Basement
Secondly and closely related to the foundation, is the exterior grading. It is almost an afterthought to most people, but the grading can contribute to foundation deterioration, and also encourage water or moisture intrusion into basements and crawl spaces. About 90 percent of all homes have problems at one time or another with moisture intrusion in the basement. Moisture intrusion can also be an expensive and frustrating problem. Moisture intrusion causes wood rot, deterioration and mold and mildew. Significant moisture intrusion can preclude, finishing useable basement space into finished living space. It is very important to try to keep moisture out of basements. I help clients understand all the tools and repairs available to avoid this problem.
Structural Problems
Next I try to determine if there are any structural problems in the home. Is the roof framing over-loaded. Are there too many layers of roofing? Is there settling in the support walls or bearing walls? Is there adequate support for decks and porches? Is the crawl space adequately framed and supported? Are there over-spanned dimensional framing conditions? Are there adequate bearing beams and headers? Are there notched or deteriorated framing conditions? Is there adequate nailing and fasteners?
Roof
The next important item of inspection is the roof. The roof can have all types of conditions, from perfect to complete replacement needed. Often there is missing flashing around chimneys and plumbing penetrations. The other items that are inspected are chimneys and the enclosed flues. From the roof we can determine if the flues need cleaning or repair. The metal furnace and water heater flues' condition often gives clues to the operating conditions of the furnace and water heater themselves. For instance if the metal furnace flue is rusted just below the rain cap, it tells me that the furnace may be under fired and needs the gas pressure adjusted, or that the furnace may be starved for combustion air.
Electrical Conditions
Moving forward I usually check the electrical conditions. I frequently find various problems with electrical services, and electrical distribution. Some of the more serious problems are new breaker panels installed by homeowners and or handymen, without upgrading the service entrance wires. This condition can often lead to overheating and possible fire. On the distribution side of the electrical service I often see all types of handyman problems, over fused circuits and fuses, and every possible variation of wiring. Often the wiring will be functional. Functional does not mean safe however, so, I give a very close look to the electrical conditions.
Heating, Venting, Combustion, and Carbon Monoxide Safety
Next I move on to the furnace, water heater, and air conditioning. I try to give my clients a working idea of how everything operates, and the general operating conditions that exist. The biggest problem, I look for is Carbon Monoxide production. All fuel burning appliances produce Carbon Monoxide. If a fuel burning appliance is operating in a satisfactory manner the CO production will usually fall between 0 and 100 ppm, (parts per million) during steady state operating conditions. Furnaces and water heaters that are close to these parameters (between 100 and 400 ppm) need to be "tuned up" for proper operation. Appliances that exceed 400 ppm are potentially dangerous and should be turned off or "red-tagged" and not used until evaluated and repaired. I am the only Home Inspector in the Spokane and Northern Idaho area who is certified in Combustion Analysis and Carbon Monoxide Safety (National Safety Institute # C0602003). There are very few HVAC techs certified in this area, less than 5%. I provide a free Carbon Monoxide safety inspection on all full Home Inspections. I also provide combustion analysis for an additional fee. Combustion analysis is an in depth testing of a combustion appliance such as a furnace for operating conditions. By measuring Carbon Monoxide production, as well as oxygen levels, carbon dioxide levels, flue temperatures, flue draft velocity, poorly operating appliances can be analyzed for underlying defects. These defects are usually:
- D or dirt, or rust in gas valves or burners.
- A or alignment of gas burners, pilot and cross over.
- M or mechanical damage, dents ,dings, punctures, etc to components.
- V or venting problems.
- O or overfired problems. Too much gas pressure.
- U or underfired problems. Too little gas pressure.
- C or combustion air problems. Not enough air to combust properly.
- H or heat transfer problems. Flame impingement etc.
Plumbing
Next on my list is plumbing. I look at the main water line and main shut off valve for proper condition and operation. Then the supply and drain waste plumbing. Like the roof the plumbing can vary from almost perfect to needing to be completely replaced. Often plumbing leaks are found. Sometimes venting problems are found. One newly remodeled home I inspected had no plumbing vents. Have you ever tried to poor gas out of a can without opening the vent at the rear of the can?
Attic Framing, Ventilation, and Insulation
Last on my list of the Big Items are the attic and its framing and also ventilation and insulation. Poor ventilation in the attic often causes all types of problems. From mildew to wood rot. Ventilation is very important and is not well understood by most home inspectors. I know from our "Inspector's meetings" that this is a very misunderstood area, but is very important to the integrity, and longevity of the attics framing, and roof decking. Poor ventilation can cause large amounts of condensation. I have seen attics with a half inch of frozen condensation on the underside of the roof decking in the attic. The homeowner thought they had a large leak every spring when the condensation melted even though the roofing was almost new. New vents quickly and inexpensively repaired the situation. I have also seen plywood roof decking rot out from heavy condensation. The roof will feel very soft and spongy when walking on from above.
All of the above items I consider essential.. They are the very heart of the home inspection, in my opinion. I have read many other inspectors reports, on line and sometimes from clients. I feel the majority and thrust of the inspection should be on these important items. Some reports I have read seem like a list of cosmetic flaws in the home. I believe most homeowners can detail cosmetic flaws on their own. I think the thrust should be on the big items outlined. The foundation, moisture control of the basement, structural conditions, roofing, electrical, heating and air conditioning and carbon monoxide safety, plumbing, then attic framing, ventilation and insulation. Lastly when these items have been evaluated we usually go through the interior of the home looking at individual rooms, kitchens, baths, bedrooms, laundry etc. These items are important to detail, but they are not as vital to the evaluation of the home as the previous items.
If you have any questions about the home inspection process, feel free to give me a call. I am happy to answer any questions you might have.
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Inspector Background
After 10 years of Home building experience as an employee I passed my General Contractor's experience, qualification and testing exam and started Farris Contracting in 1989. We built custom and "spec" homes, small commercial buildings, and performed other, general contracting items, such as remodels, additions, and foundations, installation of residential roofing, garages, etc. etc.. My business was "hands on". I personally wore a tool belt every day and also "lead" and supervised from 2 to 6 employees every project, in addition to supervising heating, plumbing and electrical subcontractors. From 1989 to 2001 we completed 25 housing units, including duplexes and small apartment buildings. I designed and drafted many of the projects personally so that I could implement my client's ideas and designs. Also by owning my own backhoe, my crew and I performed a lot of home set up work such as excavations, foundations, flat work, sewer and water lines, and septic tanks and fields.
Apt. Building designed and built by Farris Contracting
The variation in our projects, plus the satisfaction and achievement of designing and bringing to life, homes, duplexes, and commercial buildings, was very exciting and satisfying. The large amount of variation, knowledge and experience has transferred to Farris Inspection Services as a natural extension of my homebuilder background. Add to the 28 years of home building experience; training, continuing education classes, home study, professional affiliations, National Certification, pride, honest, integrity and professionalism, and you have a winning team!!
I loved bringing houses to "life", now I love helping people purchase their "dreams" with safety, knowledge and assurance!
Partial list of our Visual Inspection Process
- Grounds and Grading
- Landscaping and Fencing
- Roofing, Valleys, Ridges, Venting
- Soffit and Fascia
- Trim, Windows, Siding
- Foundations, Driveways, Sidewalks, Stoop
- Decks and Patios
- Furnaces, Boilers, Electric Resistance, and Heat pumps
- Air Conditioning
- Framing and Structural
- Electrical, Panel, Service, Subpanels, Outlets, Wiring
- Basements, Crawl spaces
- Fireplaces, Chimneys, Flues
- Venting, Drafting, Combustion Air
- Plumbing, Water, Sewer, Piping, Hose bibs, Gas Lines
- Water heaters
- Attics, insulation and venting
- Interior walls, doors, ceiling, flooring, sheetrock
- Kitchens and baths
- Toilets, tubs, faucets, risers, fans, cabinetry
- Garage doors and hardware
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