How big of a deal are ungrounded outlets?  This is one of the most common questions I get when inspecting older homes.  Let’s dive a little deeper into the subject! Modern electric receptacles have three slots connected to three wires – a hot, neutral, and ground.  The round prong (normally on the bottom) is for the grounding conductor.  Under normal circumstances, this wire does nothing and is only there to protect you if something goes wrong.  If there is a short in the circuit, the ground wire will give the wayward current a path to the ground, and keep it from electrocuting you!  One other thing to consider – most…

Choosing a home inspector is a critical decision.  All home inspectors have the same minimum level of training and we all adhere to the same minimum standards of practice.  When you hire me, you get much more than the minimum requirements! I am a licensed professional engineer.  Why hire an engineer?  It is very common for home inspectors to recommend further evaluation by a licensed engineer for concerns related to structure (foundation, columns, beams, joists, rafters, or trusses), which often costs more than the original home inspection.  Why pay more and wait for further evaluation when you can hire an engineer in the first place? I offer a full array…

The International Energy Conservation Code recommends a ceiling R-Value of 38 for Indiana. In order to obtain this minimum R-Value, attics should have at least 12 inches of cellulose or fiberglass insulation.   Unfortunately, it is rare that attics have enough insulation in the homes that I inspect. More often than not, the depth of insulation ranges from 4 to 8 inches.  The good news is, adding additional insulation is usually not too difficult and the investment can yield savings by way of reduced energy bills. The two most common options for adding additional insulation to your attic are batts or blown in.  Batts are like blankets of insulation that…

One of the most common defects I find are double tapped breakers. What are they?  Why are they dangerous? How are they fixed? Let’s dive a little deeper to answer those important questions.  A double tapped circuit breaker has two wires attached to a lug that is only designed for one wire.   The picture below shows two breakers that have been double tapped. Some breakers allow the connection of two wires to one lug.  If two wires are permitted, the breaker will be marked similarly to the following photo. Unapproved double tapped breakers are dangerous because the wires may become loose under the lug.  When electricity flows through a…