What is a TPR Valve?

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TPR Valve - Home Inspection Report in San Jose, CA

What is a TPR Valve?

TPR stands for Temperature Pressure Relief.  This valve is a small, inexpensive device that is a very important safety feature for Water Heaters.  If the hot water tank experiences excessive pressure build-up, a TPR Valve can allow the release of this pressure.  Without it, your water heater can explode and cause potentially extreme damage to your home. Anyone within close vicinity to the water heater can be seriously injured or killed.   The MythBusters clearly show what an exploding Water Heater looks like in their Video .

The TPR Valve releases scalding hot water and steam.   An extension pipe is required to be attached to the valve to direct hot water towards the floor and terminate no more than 6 inches above the floor.  This pipe is commonly omitted and it’s a common defect us Home Inspectors include in our reports.  This is a serious safety defect but very easy to have installed if your water heater is missing this extension pipe.

How Do I Have Mine Tested?

Overtime, these valves can stop working properly so its recommend to have them tested by a licensed plumber.  You can perform the test yourself but if it starts leaking after testing it, you’ll need to have it replaced anyway.

Your Home Inspection Report may notate a problem with your TPR Valve or extension pipe.  It will probably be listed as a serious defect, but rest assured that it is fairly easy to remedy.

Make sure to hire a professional Home Inspector for your next inspection to spot any safety issues with your Water Heater.  If you’re looking for a knowledgeable inspector in the Los Gatos, CA area, Call/Text/Email us or schedule online 24/7 from our Schedule Your Inspection page.

 

Thanks for reading!

David @ Sneak Peak Inspection

 

 

What To Expect From A Home Inspection

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Home Inspection in San Francisco Bay Area

 

So, you’re buying or selling a home in the San Francisco Bay Area and want to know what is involved in a Home Inspection.  In this article, we will discuss the amount of time needed for the inspection, what Home Inspectors look for, how to prepare the home for an inspection, and the tools we use.

How Much Time Does An Inspection Take

A typical home inspection takes around 2 to 4 hours for an average sized home.  There are many factors that affect the time it takes such as:

  • The age of the home – Some of an older home’s major systems may be outdated and need repair or replacement which takes more time to write up in the report
  • How well the home was maintained – Many of the defects we find are simple fixes that just didn’t get maintained properly over the years
  • Time discussing the report with our clients – We always welcome our clients to attend but we usually ask them to save questions for the end of the inspection so we can be quick and efficient

 

What Components or Systems Does A Home Inspector Inspect

A home inspection involves all the major systems in a typical home.  We inspect for safety and function issues within the home so that they can be addressed sooner rather than later before they become expensive repairs.  Sometimes, it’s already too late but we believe everything is fixable and negotiable.  These systems include but are not limited to:

Roof

This includes the condition of:

  • The roof coverings
  • Roof penetrations and the general structure
  • Chimney
  • Skylights
  • Gutters
  • Downspouts
  • Vents
  • Flashings

Fireplace

The home inspector will inspect:

  • The visible portions of the fireplace and chimneys
  • Lintels
  • Damper doors
  • Clean out doors and frames

Attic, Insulation, and Ventilation

The home inspector will look at the ventilation and insulation in the unfinished spaces including:

  • Crawlspaces
  • Foundation areas
  • Exhaust systems

Exterior

  • Walkways
  • Driveways
  • Stairs
  • Patios and decks
  • Drainage
  • Exterior doors
  • Siding
  • Windows
  • Flashing and Trim

Heating

We check the overall condition of the heating system, energy source, the location of thermostat, and the type of heating system you have in the home.

Cooling

We check the overall condition of the cooling system, energy source, the location of thermostat, and the type of cooling system you have in the home.

Plumbing

Water can cause major issues with any home so we add a lot of attention to the plumbing in a home. This includes:

  • Main water and fuel supply shut-off valves
  • Water heater
  • Interior water supply
  • Drains
  • Waste and vent systems
  • Toilets
  • Sinks
  • Showers
  • Tubs

Electrical

A home’s electrical system is what provides the power so we give this a lot of attention as well including:

  • The service drop (this is where the electrical utility company connects to your home)
  • Conducting wires
  • The service head and mast
  •  Main shutoff
  • Panel boards and Sub-panels
  • Light fixtures
  • Outlets
  • The presence of smoke alarms and carbon monoxide detectors

Doors, Windows, and Interior

This includes a representative number of:

  • The garage door and openers
  • Doors
  • Floors
  • Walls
  • Ceilings
  • Windows
  • Stairs
  • Railings

Foundation, Basement, Crawlspace, and Structure

  • Foundational movement
  • Indication of water penetration
  • Structural issues
  • Cracks

How Do I Prepare My Home For A Home Inspection

  • Please make sure the water, gas, and electricity are turned on
  • Please ensure proper access to the entire property and that all pets are safely contained
  • Please make sure personal belongings are not blocking access to the attic and crawlspace access areas

What Tools Does A Home Inspector Use

The minimum necessary basic tools that we use are:

  • Flashlight
  • Screwdriver
  • Ladder
  • GFCI tester
  • Phone / Camera

The more advanced tools that provide us with additional information that our eyes can’t see are:

  • Drone for non-walkable roofs
  • Moisture meter
  • Gas detector
  • Non-contact voltage detector
  • Infrared camera
  • Advanced electrical tester

 

I really hope that this information has provided you some beneficial insight into what to expect from your next Home Inspection.  This is a very important process in the home buying and selling process.  If you live in the San Francisco Bay Area and have any questions about the Home Inspection process, please let us know!  You can call, text, email, or schedule your inspection online 24/7 right from our website by clicking on this link:  Schedule Your Home Inspection

 

Thanks for reading!

David @ Sneak Peak Inspection

GFCI Outlets – What are they and why do I need them?

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Bay Area GFCI Outlet

 

GFCI Outlets – What’s all the fuss about?

I’ll explain what GFCI outlets do and why they’re so important.

Where

GFCI outlets are required in all the areas around water in your home.  These areas include the kitchen, bathrooms, laundry area, outdoors, garage, and around pools, spas, and other water features.

Why

Electricity can be dangerous, especially when your hands are wet or there is water on the floor/ground.  If you come into contact with electricity in these situations, you can get severely shocked or electrocuted.  It takes very little electricity to stop your heart.

How

If this happens, a working GFCI will stop the flow of electricity before you can get hurt.  That is why it is so important to make sure they’re working by testing them regularly.  You don’t need a fancy tester like home inspectors use. All GFCI outlets have a “Test” and “Reset” button.  We recommend testing them monthly.  GFCI’s are designed to provide additional protection for non-GFCI outlets downstream on the same circuit.  So, let’s say you have 5 outlets in your kitchen on the same circuit, you only need 1 GFCI to protect them all.

One thing to note: do not paint a GFCI outlet!  Painting an outlet seals the buttons and it will no longer trip.  Hardware supply stores sell GFCI outlets in several colors so you don’t have to paint them.

Older Home Wiring

One additional use for a GFCI outlet is when replacing an ungrounded 2 prong outlet.  If adding a ground to an outlet in an old house is not feasible, this is an acceptable option for shock protection.  Without a ground, a person can become the ground which could also cause electrocution.  The GFCI will protect someone from getting shocked but the downside is that it does not provide an equipment ground for electrical devices that require them.  Also, a surge protector needs a ground to work properly and a GFCI does not replace an actual ground.

 

I hope this gives some insight into the importance of having properly installed and working GFCI’s in your home.  If you’re unsure of how to test your GFCI’s, give us a call and we’ll help you out.  If you live in the Los Gatos, CA area and need to replace any non-functional GFCI outlets, you can call Handy Dave and he’ll be happy to help you out.  Dave wrote a great article on the importance of GFCI outlets.  Thanks for reading and have a great day!

 

 

 

 

 

Contact Info

(408) 585-9292

david@sneakpeakinspection.com

(408) 585-9292

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Sneak Peak Home Inspection LLC provides Residential Home Inspections, Roof Inspections, and Pool & Spa Inspections in Santa Clara County, Santa Cruz County, the Santa Cruz Mountains and surrounding areas.

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