Originally Posted By: hgordon
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What do you each think about Shower Pan testing?
What do you each think about Shower Pan testing?
Originally Posted By: pdacey
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I always test the shower pan. In 75 inspections I’ve found 3 that leaked.
–
Slainte!
Patrick Dacey
swi@satx.rr.com
TREC # 6636
www.southwestinspections.com
Originally Posted By: hgordon
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The reason I asked is that I just read an article by Barry Stone “House Detective” (http://www.housedetective.com/columns/story.shtml?storyid=426) in which he totally blamed a HI for a shower pan failure.
He then went on to make the statement that SOP's in our industry "specifically" state that we are not to do them! To which he ended "In this case, the home inspector should accept responsibility for repairing the moisture damage to your home."
It caused me to reflect on all of the shower pan tests that I have done which I have seen water pour out of the ceiling on brand new houses within 15 to 20 minutes!
Then I began to think about our SOP's and wondered why we are not checking for this!
Forget about the fact that the Shower Pan is leaking...in cases where this is on a second or higher floor, the safety repercussions are HUGE. To say nothing about the bill once Mr Buyer moves in and finds that he now has a pool beneath his 2nd floor shower, or worse, he has to pay to replace that Bose Entertainment Unit from the downstairs neighbor.
Originally Posted By: jwortham
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What’s the best way to test one without running 100 gallons of water down into the clients walls?
Originally Posted By: hgordon
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Here?s a neat little device that prevents water from overflowing the shower pan -saving you time and a possible messy water overflow on your next shower pan inspection. Place this special stopper over the tub or shower grate, turn on the water, and continue with your inspection. You don?t have to worry about leaving ? water overflow will detour down the central tube of the stopper not out of the tub or shower.
$19.95 Get it HERE
Originally Posted By: evandeven
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Or, you can use a regular flap style cover with two sheets of toilet paper underneath and watch the shower fill up until it is 1 1/2 inches full. Then shut the water off and finish the inspection.
Even if it leaks into the downstairs, a couple of gallons of water aren't going to damage much. On the other hand, if you use the device above, and just let the water run, it may do two things. First the seller is going to ask you who is going to pay for all of the water you are using and second, if it does leak and you don't catch it until 20 gallons of water are deposited on the dining room table, there will be more questions!
I prefer the method I described because it is the least likely to cause damage to a home. But, that's just me! 
--
Eric Van De Ven
Owner/Inspector
Magnum Inspections Inc.
I get paid to be suspicious when there is nothing to be suspicious about!
www.magnuminspections.com
Originally Posted By: jpope
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| Quote: |
| Even if it leaks into the downstairs, a couple of gallons of water aren't going to damage much. |
No thanks! I specifically disclaim shower pan integrity and shower pan inspecting.
That "little bit" of damage will probably cost me as much or more than the cost of my inspection.
--
Jeff Pope
JPI Home Inspection Service
"At JPI, we'll help you look better"
(661) 212-0738
Originally Posted By: dbowers
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.
If he did I'd probably start discussing "failure to disclose" or if he/she ever started demanding I repair his defective shower, I'd probably start discussing "potential insurance fraud, etc, etc". I've never been bashful about getting into a sellers face if he's trying to pull one over on us.
Example - I get ready to test the overhead garage door by pushing the door operator button. The door goes half way up and falls off track. The seller is home and starts yelling we BROKE his door opener.
BS, I didn't break it - it failed the test. They're designed to go up and down without falling off track. Same with the shower pan.