Originally Posted By: kluce This post was automatically imported from our archived forum.
I know the answer to this question but I would like some feed back on what you all think.
Had a home inspection on a new slab house with a 35,000 btu water heater and a 50,000 btu furnace in a closet. To make this short, there was not nearly enough fresh air for both items. I informed the client and reported it as a safety issue on the Major Defects catigory since this could possiblely change the value of the property. The client asked what I could do, I told him to talk to his builder. He did and the builder informed my client that the building inspector passed it. I informed him that there is nothing I could do but recommended talking to the town. The town would not do anything about it. He wanted out of the contract because of it being a major defect and maybe for some other reasons. There was the conflict. I reported it as a major defect and for what ever reason, he cannot get out of buying the house. The answer for me is that there is nothing more for me to do. I did my job and reported it. What do you think about the conflict of buyer and buying the house and would you handle this any different.
Details: air under a normal sized door is not enouph fresh air an 80 plus furnace and a standard water heater. Gas wasn't hooked up to items at time of inspection. I was only there for three hours and the rest was by phone so not sure on everything that happened.
I tried to make this short without loosing the understanding. I hope I did it.
Originally Posted By: Blaine Wiley This post was automatically imported from our archived forum.
Kevin,
I have run into the similar situations before. Sometimes the fix is as simple as installation of a louvered door. Are you sure there wasn't a combustion air pipe running through the closet ceiling into the attic?
To me, you did your job. You observed an issue, and reported it to the buyer. 
Originally Posted By: kluce This post was automatically imported from our archived forum.
I am sure about no fresh air vent.
For other people than the one that responded before this. 1 inch for every 1000 btu is correct but it differs depending on how the fresh air is ran.
Note: If you see a lot of dust around the door to the furnace room, there is a good chance there is not enouph fresh air for the furnace, water heater or anything else in the room. I have seen this here and there. Air is getting pulled into the room around the door.
Originally Posted By: nlewis This post was automatically imported from our archived forum.
Kevin,
You indicated that the lack of combustion air is a Major Defect and affects the value of the property. Would the value of the property change if the solid door was changed out for a louvered door for less than $100.
Possible safety item I would agree with, but I think major defect is overstating it. How does the defect affect the value of the property?
Originally Posted By: kluce This post was automatically imported from our archived forum.
When I moved to indiana and started home inspections here. A couple of reality companies gave me information on items or situations that would fall under the “Major Defect” catagory. If something has the protential to change the value of the house because of being defective or improperly installed they would like to see it on a separate report-which is page 17 for me. For example: if you have a oversized breaker for the wire and item that it’s suppling power to; that would fall under this catagory. In my report I have it as a safety issue and to have it looked at by a licence contractor.
Just like the breaker which is easy and cheap to replace with the right breaker. Same with the door or installing registers are cheap to install but untill then, the safety issue can cause harm to the person and lessen the value of the house buy damage. That's how I understand it and haven't had any problems with the realitors that require it. Roof would be another good example; Roof doesn't leak but in real bad shape for what ever reason. It does leak but replacement is around or over 1,000 dallars, it would be consider a major defect.
I have a head ache so it's hard to think at this time. I hope this doesn't turn into a major defect. lol