I noticed a stain or two at the ceiling, upon further investigation in the attic, I determined the stained/damaged ceiling was directly under the air handler.
This is what I put in the report.
“The ceiling has peeling paint and reveals a stain indicating a possible leak did or still exists at the Hall Bathroom, and also at Living Room at immediate right of entrance to hallway. Moisture meter indicated a higher moisture level at bathroom stains than at other sample areas of ceiling. These areas are directly below the AC ductwork. More details relating to ductwork in Section 5.1. Recommend qualified person to determine source of moisture and repair as needed.”
5.1- “Surface corrosion and mineral deposits caused by moisture was observed at exterior of plenum, at the seams. Discolored and disturbed insulation below the plenum suggest previous moisture/condensation has occurred at exterior of metal ductwork. Also related moisture damage at ceiling below.”
I agree, but the word “Monitor” in certain comments is OK.
Thats the only point I’m trying to make.
But not wet walls. That has to be corrected now.
Could you not monitor cracks in a drive or walkways?
The original post had nothing to do with a driveway or a walkway. Your whole argument had nothing to do with the original intent of this post. Put the Koolaid down and stick to the subject. From you original posts it sounded like you agreed with your post and do not know your state standards.
I put this up here because I see statements like that too often in reports and I just wonder what the heck some guys are doing and where they are getting their education. But I guess that happens more often than not when you take easy online courses and pass easy tests to become certified or licensed
The area should be further investigated by a qualified structural drying specialist and the source of water intrusion should be located and repaired. The area should be properly dried prior to repair. Something like that.
My point is who would that be?
Without further evaluation of the inspector on site it could be up teen issues.
I can’t help it, When I find issues such as this I want to know the cause without going to extremes.
Hence, Sir who would you refer your clients to? In your report would you state " proper Contractor". Knowing you I know you wouldn’t.
I know this is an unfair question not knowing the particulars, but give the question a shot…OK?
many shouldn’t be in this profession & don’t own a mm or know how to calibrate, use or report what their tools are telling them
certified, qualified, licensed contractor or conspector has zero meaning
i make my livelihood going behind them daily reporting just how inept they are
we see “what’s this-what should i say-look it up for me” posted on this mb far to often from the so called certified & super duper certified
“competent” is the word & hard to find today
defined: having the necessary ability, knowledge, or skill to do something successfully
some $s can get ya certified & a buttload of stickers for self-aggrandizement
Didn’t read all the posts but I would have stated something like this:
There was evidence of paint and drywall cracking on the ceiling in (Location). The area was tested with a moisture meter and showed elevated levels of moisture at the time of the inspection. We recommend having a qualified contractor evaluate the situation and repair the moisture problem before addressing the cosmetic issues of the drywall.
One of our required courses should be basic water certification. I am certified in water and applied structural drying. It makes a huge difference in cases like these. We are inspectors. We should be finding the source of the issue or making every effort to to get immediate repair in motion so as to avoid secondary damage such as microbial activity. The home could sit for another month before closing until something like this would be addressed. It only takes 48 hrs for secondary damage to begin under the right conditions.
In most cases “Monitor” is not used correctly. I try my best to never use it. Telling someone to monitor a problematic area to me is asking them to stare at it constantly.
I would rather use something like:
The cracks in the driveway were 1/8" wide. Recommend inspecting these cracks on a yearly basis.
I just don’t like the word monitor I guess and in the op’s original post it was definitely the wrong place to use it.
Question - what if the staining is dry at the time of inspection. Moisture meter gives no elevated readings. Further investigation of the home reveals little information. Would it not be ok at that point to tell the client to monitor the area after rain storm, using HVAC equipment, etc. to determine if the leak is active or from a previously repaired issue.
The problem is not in the word “monitor”. It, along with many other words in the English dictionary, is perfectly acceptable for a professional report. As usual, it’s the user which is the weakest link. I would even go so far as to say there are cases where calling for repairs and NOT telling the client to keep an eye on the item, would being negligent on the inspector’s part.
I think it’s important to point out that there is always some component in the home which is suspect or a DIY repair present when there has been leakage. I always make a recommendation, call it refer or defer, if there is evidence of a problem but no evidence of a repair.
I often will suggest monitoring after a repair has been performed simply because you never know how well their repair was applied or in some cases if it even corrected the problem.
I would try to find the source of the leakage and call that out. The wet drywall is not a problem, per sea, but a symptom. The problem is the source of the water. Roof? Bathroom? what’s causing the problem.
Sorry guys but “monitoring” does nothing for a buyer. I agree call for it what it is and have a qualified contractor fix it. Telling a buyer to monitor a problem, when you know there is a problem is the “chicken” way out! to call something out. Listen you assessed the problem ,it needs to be fix don’t prolong the problem fix!!! We are the experts and as experts is are responsibility to present the issues for its face value at all times. If you are not sure or don’t know the answer just say it don’t tell a buyer to monitor. Is like saying " I saw a roof leak tested for moisture came back positive but bc I did not see actual water let monitor to see if it worsen or better yet it has not rain in days let see if it leaks next time it rains" REALLY !! Come on
