Brett Reed, 512.965.7330
| rbibrett@sbcglobal.net |
A licensed Inspector.
preferred and recommended by Austin Silent Market
Real Estate Agent George Vance McGee 512.657.9281 iphone georgevance@gmail.com
Defect of the Month: Just when you think you have seen it all…..
Dear Brett:
QUESTION: Is it a requirement for a GFI be installed for a jacuzzi tub? An inspector called that out and my buyer wants it installed.
ANSWER: Yes, both in the building codes and in the TREC’s Standard of Practice governing inspectors.
IRC 2015 Section E4209.1 Ground-fault circuit-interrupters.
Hydromassage bathtubs and their associated electrical components shall be supplied by an individual branch circuit(s) and protected by a readily accessible ground-fault circuit-interrupter. All 125-volt, single-phase receptacles not exceeding 30 amperes and located within 6 feet (1829 mm) measured horizontally of the inside walls of a hydromassage tub shall be protected by a ground-fault circuit interrupters(s). (680.71)
QUESTION: My neighbor has been doing extensive remodel (gutted home, etc) for the last year. At any rate, I notice that one of their plumbing pipes is only about and inch or two above the roof. So that got me to thinking, isn’t there a building code for that? Seems wrong to me.
ANSWER: But of course there is a building code!
IRC 2015 Section P3103.1 Roof extension.
Open vent pipes that extend through a roof shall be terminated not less than 6 inches (1552mm) above the roof or 6 inches (162mm) above the anticipated snow accumulation, whichever is greater. Where a roof is to be used for assembly, as a promenade, observation deck or sunbathing deck or for similar purposes, open vent pipes shall terminate not less than 7 feet (2134 mm above the roof)
QUESTION: How does a French drain work?
ANSWER: French drains are underground drainage systems intended to redirect the flow of groundwater to prevent water related problems, for example water ponding adjacent to the house.
Construction is fairly simple, although labor intensive.
Basically, a French drain consists of a trench filled with rocks. Groundwater flows into the trench because the spaces between the rocks provide an unrestricted pathway, as compared with compacted soil. A perforated drain pipe at the bottom of the trench conveys the water to a location well away from buildings on the property.
To ensure that the drain will continue to function for many years, it is essential to prevent sand and soil from filling the spaces between the rocks. Gradual intrusion of sediment can eventually impact a French drain so that it is no longer functional. This is the reason for lining the trench with a
drainage cloth that is manufactured to withstand burial without decomposing.
QUESTION: What is the best type of air filter to use? Also, when a HVAC contractor services your air conditioning system, what are they doing, looking for?
ANSWER: The best filter is a HEPA pleated filter that should be 8” to 10” thick with a specific type housing. For most applications, a 1” inch pleated filter with no greater than a MERVE 7 rating should be used. The higher MERVE ratings tend to restrict airflow to an extreme. The worst type of air filters are the washable polyester electrostatic fiber because they will never come clean and places a high back pressure on the air flow.
Generally a tune up should occur in the spring or summer, the company rep should be looking for: a clean condenser, clean filter, adequate air flow, clean free flowing drain, proper temperature drop of conditioned air, sub- cooling or super-heat readings within the correct range (this has to do with the refrigerant charge), and appropriate current draw on specific components (out door fan motor and condenser motor, indoor blower motor).
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