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Many wood-based composite products are now available as a wall cladding or siding both in new construction and renovations. This siding category includes wood laminates such as plywood panels and hardboards. Hardboard is a composite of wood fibers bonded with resins formed into a particular pattern or shape under heat and pressure. It comes in numerous styles such as lap siding, shingles, or panel forms. It can also have many different surface finishes from smooth to a heavy texture to simulate wood grain or even stucco. It is typically primed or pre-finished in the factory with a base color.

A common concern with many hardboard products is that they are subject to moisture damage – either due to inherent product deficiencies or improper installation. Unsealed cut edges, overdriven nail heads and inadequate finish coatings all contribute to the absorption of moisture that can cause the material to swell and/or deteriorate. Proper installation and maintenance are critical to the functional life of this material. Once deterioration or decay occurs, it cannot be corrected other than by replacing the materials. All composite and hardboard siding systems should be thoroughly inspected on a regular basis. If the manufacturer of the product is known, it may be advisable to check with them on specific product concerns

Wood decks are an attractive and functional addition to any home. But keeping them that way can be costly and time consuming. The introduction of pressure treated lumber as a decay resistant alternative to the more expensive cedars and redwoods helped to significantly expand deck construction. However, while decay potential was reduced, the lumber – typically pine – is still susceptible to splitting, war page and nail pops. Treatments are now available to help minimize these problems but regular application and other repairs are typically required.

Considerations
As an answer to these concerns, various wood-composite or synthetic products are now available. These include wood-plastic, polyethylene, polyvinyl chloride (PVC) and fiberglass.

Each type system has its strengths and weaknesses as well as a unique look. All are designed to absorb little or no water, so even the wood based products are much more dimensionally stable than wood and thus less likely to warp or twist. Full plastic systems are not subject to water damage but protection from ultra violet rays (UV) is a key requirement to insure that they do not break down prematurely. Plastic is also more susceptible to expansion related problems so the proper placement of fasteners is critical.

Aluminum wiring was first used in residential construction in the mid-1960’s. It was initially considered as an acceptable substitute for copper, but subsequent concerns developed, indicating that the use of specially designed devices with the aluminum wiring and stringent attention to installation details were critical to minimize overheating hazards.

Considerations
Aluminum wiring creates a greater resistance to electric current flow than copper. Consequently, if undersized, overheating can occur. Corrosion that develops from the contact of two dissimilar metals (aluminum wire to steel connector on old devices) or the natural oxidation of bare aluminum wire can also cause overheating. In addition, aluminum has a greater thermal expansion/contraction rate and less resiliency to bending than copper. This creates problems at connection points. As the wire expands and contracts with each use, the wire distorts and loosens, leading to sparking or overheating. All aluminum household systems be periodically checked by an electrician and currently recommended remedial action should be taken where appropriate.

The introduction of trusses in the 1960s was one of the first significant changes in residential framing methods for many years. Trusses were first used in roof construction but now can also be found in the floor systems of many new homes. Trusses are composite framing members made up of small sections of dimensional lumber joined together in such a way that the loads ultimately bearing on them will be carried to the outer walls of the house, thus providing flexibility in floor design. Their prefab construction also speeds the framing installation process.

Considerations
The use of trusses does not compromise the structural integrity of the house in any way as long as the trusses are properly designed for the loads and floor plan present and are installed as intended. In fact, roof truss construction is now the standard in most areas. However, that there are some restrictions, foremost being the fact that individual truss members should not be cut or field altered. Doing so changes the load paths through the truss and weakens it. If such a situation is encountered, an evaluation by an engineer or manufacturer representative is advise

With the escalating cost of natural wood products and the increasing scarcity of good quality lumber, manufacturers have found it necessary to develop alternative products for dimensional lumber (your good old 2x). Products with unusual names, such as Micro-lam, Glu-lam, Parallem or Truss-Joists, can now be found in newer homes. Most of these products are made using one or two common manufacturing processes -–wood fibers, chips and sawdust are compressed under high heat and pressure and/or layers of wood or the new wood products are sandwiched together using special adhesives.

Considerations
Besides an overall cost savings in materials, in many cases these new products can help speed the construction process as well. In addition, they also give greater flexibility with floor plans as they are able to span longer distances eliminating space-taking piers, bearing walls or other supports. Each engineered product, however, has its own specific installation needs and limitations and must be rigidly complied with to ensure the long term structural integrity of the house.

Adequate ventilation of unconditioned attics is essential to avoid excessive heat or moisture build-up. In warm weather, such build-up in the attic can shorten the service life of the roofing and increase living area temperatures. In many areas, summer heat also means high humidity. This can ultimately lead to mildew and fungi growth and even sheathing decay. Even in cold weather, moisture in the air can condense out onto the cold roof sheathing eventually causing sheathing damage.

Consideration
While it is essential to provide adequate ventilation by passive means such as soffit vents as well as ridge and gable vents, forced venting may be advantageous in some cases. A wind turbine ventilator can be added for a low cost boost to airflow. Electric attic exhaust fans are more effective at replacing the hot humid attic air with cool outside air. Thermostatic controls are provided for these units; in certain situations, a humidistat may also be needed. Ensure that adequate intake air provisions are also provided for any ventilation system, otherwise air flow will not be efficient.

EIFS is a multi-layered exterior wall cladding system that has been commonly available since the early 1980’s. The substrate for EIFS is a foam insulation board that is glued or mechanically attached to the wall sheathing. A reinforced base coating, which serves as a moisture barrier, is then applied directly over the insulation board. The final finish is provided by a durable stucco-textured coating made of synthetic and natural materials. This finish coating is often referred to as synthetic stucco.

Considerations
Specifically identified as a serious concern is the possibility of structural damage to wall sheathing and framing, particularly in the areas under and adjacent to windows. The primary cause for this condition appears to be infiltration through improperly sealed joints at the siding and trim work interface. As a result of the moisture retardant features of some of the EIFS components, any water that infiltrates past the surface may become entrapped and eventually cause decay of all adjacent wood components. I recommend that all EIFS clad homes be checked by a qualified inspector for evidence of moisture infiltration concerns and where required, completion of the required preventative or remedial work should be completed.

Due to the high cost and scarcity of natural roofing products such as wood shakes, slate or clay tiles, manufacturers have developed replacement materials that mimic the appearance of "the real thing". Most of these substitute products consist of a fiber-reinforced cement that offers long life, durability, quality and a pleasing appearance – sometimes at a considerable savings over the original product. Many synthetic roof products may actually even offer other improvements over the original products.

Considerations
An important factor in realizing the full benefits of the synthetic roof products is proper use. That is, use on the correct slope, in the proper environment and following proper installation practices. While some may be installed similar to the original product, others require special clips, fasteners or other installation methods that must be closely followed to ensure a watertight application. In addition to the fiber cement, there are also plastic or wood composite products that may not be as durable or long-lived. I recommend that, if possible, information on the actual product, installation requirements and warranty information should be obtained by the owner or manufacturer.

Ground fault circuit interrupters are supersensitive circuit breakers that monitor the electrical current flowing in the hot (black) and neutral (white) wires of a circuit. If the current flow in both wires is the same, everything is functioning properly. If, however, more current flows in one wire than the other, there’s current leakage to ground. A GFCI can sense any current difference and cut off the power to the circuit within 1/40^th of a second. This could save your life because a continuous flow through your body could be lethal. You are particularly vulnerable when on wet ground or in a damp bathroom.

Considerations
GFCIs are available for residential use in several forms: in a wall receptacle, in a circuit breaker or in a portable outlet unit. GFCIs are now required for all new construction receptacles near a water source such as at exterior, garage, bathroom and kitchen locations. Whirlpools, spas and swimming pools also require GFCI protection. While GFCI’s may not have been required at the time of original construction, I recommend their installation in appropriate areas of all homes.

Fiberglass asphalt roofing shingles are now the most common roofing product for residential construction. They replace organic asphalt shingles – a mainstay of roofing for many years. The fiberglass is added to the base felt of the roofing to help reinforce it and provide additional strength that had been lost in the switch from the original organic products. Fiberglass roofing comes in numerous styles, colors and weights making them suitable for almost any residential roofing application.

Considerations
While the fiberglass reinforcement added to the base felts holding the granular wear surface of the roofing shingles is intended to help strengthen them, this composite product has not been without some problems. Inherent properties of the manufacturing process and materials have made some roofing susceptible to premature failure. Consequently, a thorough evaluation of even a new roof is important to insure the adequacy of its condition and function.

There are numerous type roofing materials specifically designed for use on flat or low slope roofs. Due to their design, flat roofs are more prone to leakage than steeper roofs and proper installation of the roof membrane is essential. Leaks, when they do occur, are also more difficult to locate and correct. Since low slope/flat roofs are often neither readily accessible nor visible, they are often neglected.

Considerations
Since they generally require more maintenance than most steep slope roofs, they should be checked on a regular basis. When the surface of a flat or low slope roof is worn and requires replacement, the existing roofing material in most cases should be removed down to solid decking. Since the design of this type roof usually restricts visibility of structural members, removal of the surface affords the only opportunity to check the condition of the roof framing. Removal of the old worn surfaces will also increase the life of the new roofing.

Plastic drainage systems have been commonly used for many years. Only more recently, though, has plastic become common as a water supply pipe in many areas. There are several types that may be encountered including polyvinyl chloride (PVC), chlorinated-polyvinyl chloride (CPVC), polyethylene (PB) and crossed linked polyethelyene (PEX). PVC and CPVC use a solvent to join sections and fittings. PB and PEX use specially developed fittings and clamps.

Considerations
In the past, there was some hesitancy in using plastic water pipes because of concerns over contamination from leaching of the plastic compounds. This has not proven to be a serious concern. In fact, all these pipes have been approved for use in potable water systems. There have been some concerns with PB piping as the components in some installations have deteriorated. PB leakage has also occurred due to improper installation procedures – especially on hot water lines where the thermal expansion rate increased the chance of failure.

Concern about the quality of our drinking water is being raised everywhere. While such concerns are normally restricted to private water sources, it can also encompass municipal water systems as well. Water quality problems may range from bacterial contamination to toxic contaminants such as heavy metals like lead and arsenic to hydro-carbons (fuels) to other chemical contaminants.

Considerations
The first step to improving a home’s water quality is to have the water evaluated by a certified laboratory. The cost will generally run from from $50 - $100 for a bacterial check to over a thousand dollars for multiple element screenings. There are several types of either point of use (for individual fixtures) or point of entry (for whole house) water treatment devices, should testing indicate a problem. These systems include basic systems like carbon filter or iron filters to more sophisticated systems like reverse osmosis and distillation units.

A flashing is a barrier, usually aluminum, copper, galvanized steel or an asphalt based membrane, or roll roofing that seals the joint(s) when a roof plane is interrupted (skylights, vent pipes, chimney, side wall, etc.) or altered (valleys, gables, etc.). The flashing is designed to divert water away from the joint to prevent interior water penetration.

Considerations
Most roof leaks are not the result of worn roofing materials; rather most are caused by missing or defective flashing. There are many types and styles of flashing available depending on the roof style. They all have one thing in common – the requirement for constant monitoring and periodic maintenance. If installed improperly, or as a result of normal aging, flashing will eventually dry out, separate, tear, or otherwise fail and no longer provide a watertight seal.

A popular addition to new and existing homes in recent years has been the skylight. Dark rooms, hallways and even roof extensions over decks or porches have been brightened through the installation of one or more skylights. There are several styles of skylights available in many sizes and shapes. These include units with energy efficient glazing, retractable thermal covers and operable sash (sky windows).

Considerations
Skylights must be installed with careful attention to manufacturer’s instructions. All work should be performed by experienced professionals. If the required flashing details are not adhered to, you will experience future leakage. It is also vital that the structural integrity of the roof framing not be compromised, especially if trusses are present. Skylights require annual maintenance, including the removal of any leaves or other debris that builds up around the skylights, if water tightness is to be maintained.

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Insulation is required in the walls and ceilings of all homes. Depending on house style, insulation is also required in basement, crawl space areas and at the perimeter of house slabs. Most insulation relies on the entrapment of air in thousands of tiny pockets to be effective. These pockets restrict the passage of heat through the insulation. In cold climates, a vapor retarder must also be used in conjunction with insulation. Without a properly placed vapor retarder, the moist hot air would soon permeate the insulating material, thereby diminishing its effectiveness. The vapor retarder must be positioned correctly to work properly; that is, the retarder (normally plastic sheeting or foiled paper) must face the living (heated) area of the house.

Considerations
There are various types of insulation available, each with separate characteristics and insulation value. Each type has a different thermal value (R-Value) per inch of thickness. In general, the more extreme the temperature in any area, the higher the recommended R-Value. As a guide, here are the following insulation (per inch) guides: FiberGlass -- 1.7-3.6 R-Value; Rock Wool Blanket – 3.1-3.7 R-Value; Perlite Loose – 2.5-2.8 R-Value; Extruded Polystyrene – 4.0-5.3 R-Value. From warm to cold climates, the minimum recommended insulation values are typically R19-30+ in ceilings and R13-19+ in walls.

Many changes have been made in window and window glazing technology that have increased the weather-tightness, improved the ease of use and maintenance, reduced solar heat gain and limited heat loss. Initially such improvements were only found in the windows added in newer homes. Now, however, there is a substantial replacement window market. Consequently, owners of older homes can also benefit from the new technology.

Considerations
One of the primary improvements in window glazing has been the use of double or triple pane glass units that are constructed with dead air space between the panes. This construction reduces the amount of heat loss through the window. Unfortunately, the integrity of these "sealed" airtight window units is subject to failure due to improper installation or manufacturing defects or as a result of other factors that occur after installation. When they fail, moisture may infiltrate and condense on the inner surfaces, ultimately staining the window. This condition does not substantially affect the thermal benefits, but may become an aesthetic issue requiring eventual replacement on a discretionary basis.

An automatic garage door opener is a common feature in many homes, but the convenience offered must be weighed against the possible safety hazards. The opener is connected to a door that may weight several hundred pounds and closes with substantial force. It is the force of this weight that has resulted in numerous injuries and deaths over the years. Young children are especially vulnerable to inadvertent contact and entrapment.

Considerations
To help address the safety concern, new door openers are now provided with several safety features. These include a control that will automatically stop and retract the door if it hits on an obstruction, a pressure-sensitive stop or electronic eye that will also stop the door’s forward motion if it contacts something or an object crosses the beam, and a manual release control to disengage the opener in an emergency. I recommend that all garage door openers be checked on a regular basis following the manufacturer's recommendations. If the door opener does not function properly, it should be disabled and serviced. Malfunctioning or older (pre-1993) door openers without the new safety features should be replaced.

Many people decide to purchase a new home because it affords them the opportunity to pick a house design that fits their lifestyle and install systems, furnishings and other amenities of their choice. It also provides them time to enjoy the house before the effects of time and normal wear and tear increase the maintenance and replacement needs that normally confront buyers of older homes.

Considerations
While the purchase of a new home has its benefits, Note that there are also numerous issues that must be initially considered before making the decision. First of all is the need to work with the builder and construction trades to ensure that the house is completed properly and on time. Then there is the various details required to complete landscaping, furnishing, etc. This is followed by the initial occupancy period where the typical "bugs" have to be worked out. To minimize such concerns, even new homes should undergo a thorough home inspection.

All sub-grade areas of a residence are subject to water penetration concerns. Most wet or damp basement, garage, crawl space and lower house level conditions could be alleviated with minimum effort and expense. This is due to the fact that most water penetration occurs because rainwater run-off from the roof and yard surfaces are not properly addressed and eventually water seeps in. The ultimate cause of water penetration in any particular situation can be minor, readily apparent and fairly easily corrected. Although in some cases correction can be quite involved and costly.

Considerations
When confronted with an existing water penetration condition or attempting to minimize the chance of future problems, you should start with the following inexpensive remedies first and then move up to the more difficult and costly solutions until the condition is corrected: 1. Check the gutter system and water discharge to ensure it is diverted away from the house foundation; 2. Check underground drain lines for blockage; 3. Improve the soil grade around the foundation; 4. Install a sump pipe and pump; 5. Install perimeter drains. Be sure to obtain several contractor quotes and options before proceeding with any major work.

Molds are one-type of fungi or single-cell organisms. Other similar microorganisms include mushrooms, yeast, and mildew. Mold is present everywhere—indoors and outdoors. It grows from spores which are distributed by the wind and other means. Usually the spores are inactive, but they will germinate when exposed to the right amount of moisture and warmth, and a suitable food source is present. They serve an important, positive role in nature, by helping to break down organic matter. But molds can also be harmful, both to the health of individuals and to the condition of building components. Molds can be allergenic, infectious or toxic. They can also cause damage to walls, floors, and other structural elements as well as any organic materials that will support their growth.

Consideration. The growth of mold indoors where it can affect air quality presents the greatest concern. Mold is most likely to grow when building materials are affected by roof damage, plumbing leaks, basement water penetration or any other condition that contributes to high moisture levels. Poor maintenance and insufficient air exchanges increase the potential for major mold problems. Homes should be monitored for any signs of mold or conditions conducive to mold growth. All sources or cause of excess moisture should be eliminated immediately. When considering the purchase of a home, a professional home inspection is the first step in assessing conditions. This should be followed an evaluation by a qualified technician for an assessment and testing for harmful molds when conditions dictate or personal concerns exist.

Asbestos is a naturally-occurring mineral fiber found in rocks. It was incorporated into many building and insulation products due to its fire resistance qualities. Hot water and steam pipes in older houses may be covered with an asbestos-containing material. Ductwork may also be insulated with asbestos. Asbestos may also be found in other items like floor or ceiling tiles, roof shingles and siding.

can become lodged in tissue. Over time, serious lung disorders can develop. If the asbestos containing material is damaged, remedial work – either encapsulation or removal – is required. If it is not damaged, it maybe best to not disturb it. To determine that asbestos is present, a sample must be sent to a testing laboratory for analysis.

Whats in a Home Inspection Report

Some of the things that are checked :

Attics__Facuets & Drains__Water Heaters__Smoke Detectors__Electrical-Circuts__Foundation Movement__ Water Pressure__Electronic Monitoring for moisture content in walls and ceilings

Home Inspection Report - Table of Contents

Ask About What's In Your Report

Compare Inspection Reports

Most inspection reports contain the same information in one format or another.

A lot of inspection reports are "Generic" meaning they are purchased pre-printed reports.

The difference in H.R.E.I.S. is that our report is custom designed.

A computer generated report that contains a Room by Room Evaluation as well as a general over view. Items such as doors, walls, windows, closet-packs and other relevant items, are listed in each room rather then listed in a "General Topic".

This combined with the desire to meet with the client after each inspection and walk-thru the inspection report, Makes H.R.E.I.S. a leader in Hawaii Home Inspection Services

CLIENT AND SITE INFORMATION

SCOPE OF INSPECTION LIMITATIONS

EXTERIOR - FOUNDATION

ATTICS - BASEMENTS

GUTTERS - PORCHES

GARAGE - CARPORT

GROUNDS - FENCES

ELECTRICAL SYSTEM

KITCHEN - LAUNDRY

BATHROOMS - FIXTURES

APPLIANCES - INSULATION

DOORS - WINDOWS - WALLS

INTERIORS

BEDROOMS - LIVING ROOMS

DEN - DINING ROOMS

FAMILY ROOMS - STUDY

LIBRARY - OTHER ROOMS

HEATING - AIR CONDITIONING

PLUMBING - WATER HEATERS

FIRE PLACES - ROOFING

CASING - TRIM - FLOORING

SMOKE DETECTORS - FANS

SWITCHES - PLUGS

VISUAL AIDS & MORE

ADDITIONAL COMMENT-SUMMARY SHEET

Home

CLIENT BASE

Confidentiality

The fact is a Home Inspection Report is Confidential.

All reports must be kept confidential unless a client requests otherwise.

Here is a partial list of my Client Base

Abe Lee Realty

Asato Realty

Caron B. Realty

Century 21 Realty

Clara Yokoyama Realtor

Coldwell Banker Realty

Dalmally Realty

Dorothy Stewart & Assoc.

Eric Watanabe Realty

e-Resort LLC

Eve Shere & Associates

Evergreen Realty

Fogart Realty

Gail Silva Realty

Hand Properties

IYI Realty

Jeffrey Samuels Realty

L T Services

Mary Worrall Realty

Maui Properties

Pacific Resource Realty

Properties Unlimited

Prudential Realty

Re/Max Realty

Veterans Realty

Walter Flood Realty

West Ohau Realty

Woodstock Properties

Here are a few comments e-mailed to me by my clients

Hi Roger,

Just wanted to say Thanks again for your terrific help & service. We definitely recommened you to our friends and co-workers

Sincerely, Mr. N. Owen

Hi Roger,

Thanks for the comprehensive home inspection.You are very thorough, which is very very helpful. I will definitely recommend you to my friends.
Thank's John

Hi Mr. Green,
Thank you very much for your help, It was a pleasure to meet you. I appreciated your professionalism, timeliness, and friendliness.This "house" buying business is pretty stressful. I know medicine, but little else.So,I very much appreciated your input.
Sincerely, Dr.Vanderford

Aloha Roger,

Just want to thank you again for a great job inspecting our property.
I did my homework and looked for the best possible inspector I could find here in Hawaii. Not many have your construction /contracting and design experience, AND the professionalism to call me back in one day. We appreciated the thoroughness of your inspection and report (like noting our water pressure was nearly double what's normal and should be adjusted downwards) We sincerely appreciated the little "extras" you generously through in. You answered our "design" questions about taking down interior walls,adding gates, increasing attic ventilation,fixing a retaining wall.
I just can't imagine a better inspection service anywhere.

Thanks a million, Olin Lagon

Aloha.Roger,

I have received the attached report and thank you for the thorough home inspection. I feel much more confident with my investment after your assessment of the property. It was a pleasure meeting you.

Thanks Again, Angela

Roger:
Thanks for the speedy response and almost immediate transmission of our report. Thanks so much for the informative walk-through of our prospective home. We enjoyed talking to you today and the information you provided about repairs was invaluable. Thanks for your help. It was a true pleasure to do business with you. Take care.
David and Jennifer

Read News Paper Article about H.R.E.I.S.

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MOLD INSPECTIONS
Level 1 Mold Inspector - Certification # 5091

.Air Pump with Regulator ................ ....Air-O-Cell Sample ..............Taking Air-O-Cell Samples

Scope of Mold Inspections:

This is a BASIC evaluation for the determination of airborne mold spores in the building.
Basic testing comprises of taking a first taking sample to give the lab a non- pumped sample (Required by Lab) then using a pump, gathering air particles through a Zefon air filter for lab analysis. One test is done inside the building the other is test is done outside of the building. This determines the degree of spores and what type of spores are present. Whether there are more spores outside then inside gives a base line for evaluation.
A sample is like a “snap shot” of the air quality in the area, if a client wants more samples taken in different areas they must ask for them prior to the inspection.
The samples will be taken to a Hawaii State approved testing facility. They will give a complete set of findings to the inspector who will then send them to the client. The client may call the lab for answers to any questions the client might have concerning the report. Quick Turn around time.

Hawaii Real Estate Inspection Service only acts as a facilitator for gathering the samples and does not have the ability to analyze or evaluate any findings.

Mold Inspection Pricing:

A basic minimum Air -O-Cell air sampling starts at = $ 365.00
(1 sample inside - 1 sample outside + 1 required by lab - indexing sample)

If additional samples are asked for, each sample is an additional $ 95.00

Home Inspection Pricing:

Condominium - Average Price $260.00 ***** Houses - Average Price $360.00

Prices are subject to change, Some restrictions may apply

This is intended to be an information guide showing pricing, scope of inspection and the function of Hawaii Real Estate Inspection Service.

Advance notice is required for mold testing. Full payment is due at time of testing.

All Lab Fees are INCLUDED in Pricing - Click Here for On-Line Request Form

Asbestos Testing - (Ceiling Texture Samples - $ 165.00

Lead Paint Testing - at time of Inspections - $ 95.00

NOTE: We do not do any remediation or removal of any environmental materials tested for.

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