When to Inspect an Attic
By David Brauner, Editor, Working RE Magazine

Fritz Kelly, inspecting for 12 years in Arizona, has a problem common to inspectors: I declined to go into an attic the other day. The access was in the master bedroom closet, full of clothes, etc. When I attempted to open the scuttle cover, it was obvious there were about 15 inches of blown in insulation covering it. I was able to access another portion of the attic so I knew approximately how much insulation was up there, said Kelly. I wrote up that I didn't access that portion of the attic due to excessive insulation on the hatch cover. I suppose I could spend half an hour or so covering their clothing and cleaning up but what do you do when the cover is heavily caulked in place and you will damage drywall removing it? I usually report that the seller needs to provide access but with these short sales, the inspection period is usually very short.

Rick Hurst, inspecting the Dallas/Ft. Worth area for 23 years, says he also uses caution when inspecting an attic, from experience. Several years ago I removed a panel on the ceiling in a master bedroom closet and down fell a large amount of Rockwool insulation all over this lady's clothes, including a mink coat, said Hurst. She wanted me to pay a cleaning bill of over $450. I was hesitant at first but paid the bill feeling at the time that I was at fault. Now, if the panel is not fully accessible, I write it up as such and move on. I tell the client that if the homeowner will remove items that are blocking my access, I'll be happy to comeback for a return trip charge. I take pictures of the panel being blocked or that is otherwise non-accessible and put it in my report.

To address this issue, one inspector said he uses language similar to the following: "Inaccessible. Sometimes loose insulation has been blown over the access hatch, in which case it will not be opened. This situation should be rectified after taking possession of the house." Or "Inspector can only review this area if access is made available to the inspector." And "If concerned, client should verify acceptable heating/cooling bills from homeowner. Client has the right to interview the homeowner to assume proper insulation and attic ventilation by confirming if homeowner has ever observed ice damming, icicles on eaves or abnormal melting of snow from the roof compared to other homes in the area- all of which are signs of improper insulation and attic ventilation. If available, client may wish to obtain design specifications, blue prints, permits, etc. to determine insulation, ventilation, and structure."

Jack Feldmann, inspecting in Tennessee since 1989, says he often goes the extra mile. It's a tough call. I have also paid a cleaning bill, said Feldmann. However, I have taken clothes out of the closet with the help of the real estate agent. I've put an old sheet over the clothes, and many, many times I have cleaned up the insulation that fell down. Sometimes when there are two access points, I can climb over to the other side and get in that part of the attic anyway. I don't have a problem cutting a caulk line to get access. I need to get in and it can be re-caulked. Same thing for electrical panels. Most of the time, I will cut wallpaper or caulking to get into one. Many times I have to chip out paint from the screw heads to open it. If you don't go in the attic or anywhere for that matter, document it well in the report as to WHY you didn't go in there. Photos are a plus.

I have heard about saving on materials - but sheez! (Photo by: Dennis Robitaille of Able Home Inspection, Inc.)

PS. Feel free to pass this on to anyone you think might find it interesting, and let me know if you want to be removed from this email list - hopefully I didn't leave anyone on who asked to be removed last time. If so, sorry...

Is a Grow Op in Your Neighbourhood?

The following are characteristics of typical grow op houses. It is important to note that seeing these issues does not mean it is a grow op house and that the residents are involved in Criminal Activity. Please use this as a basic guideline only.

1. Suspects do not appear to regularly attend jobs but drive expensive vehicles.

2. There are dark coverings over some of the windows.

3. Rooms in the house or outbuildings seem to be illuminated all the time.

4. There is heavy condensation on the windows. Absence of frost or snow on the roof when other houses have frost or snow. Or growers put fans in the window to increase air circulation that blows the curtains around.

5. There may be an unusual number of roof vents, or unusual amounts of steam coming from vents in cold weather.

6. A variety of extra measures have been taken to protect the house i.e. new fencing, guard dogs, bars on the windows etc. Entry is exclusively through the automatic garage doors. Residents are hardly ever seen out of their cars.

7. There is a strange odour emanating from the house.

8. Sounds of electrical humming, fans or trickling water.

9. There is unusual or modified wiring on the exterior of the house.

10. The hydro meter can be seen spinning unusually fast. Growers have most of their lights on for at least 12 - 18 hours at a time.

11. Localized power surges or browning - neighbourhood residences or units experience unexplained power surges or decrease of power that dims lights and slows down appliance use. with the return of normal power flow about 12 hours later.

12. Residents avoid all contact with neighbours.

13. Children?s toys and bikes are left outside but there are no children seen at the residence.

14. Quantities of growing equipment and supplies are seen to be taken into the house, shed or garage, yet there are no flowers or garden at the house. Often these supplies are purchased in winter.

15. There are pots, soil, hoses and nutrients scattered around the property.

16. The house can appear to be vacant, the yard is not well-tended, and flyers are accumulating at the door.

17. There are hoses running from doors or windows on the exterior of the house.

18. Instances of visitors parking down the street and walking to the house.

19. Condominiums and high rise buildings are increasingly being used for production. If you see someone moving in and they disappear or are gone for long periods of time, that might be suspicious.

Or you never see them move in. Growers don?t like their neighbours to see them moving large fans, pots and soil in. There is also construction noises associated to accommodate a marihuana production facility.

20. The occupants appear overnight (they moved in during the night).

21. Garbage days there is no garbage, Or you never see activity at the house but there is lots of garbage

Please note: Grow ops themselves can be lived in or tended by visiting gardeners. The RCMP see a lot of tending operations now where the whole house is used, on the other hand, sometimes only a basement suite is used.

The police will treat every tip seriously. The police need to gather sufficient evidence to obtain a search warrant. Our callers may not even know we?ve been by so there may be a perception that we don?t think their tip or concerns are valid. Nothing could be further from the truth.