Building Specs Home Inspection Service is the ultimate home inspection resource in Southern California. As Seen On HGTV, DIY and Eyewitness News.

Living in sunny southern California, many people choose to tint their home windows as a way to save on utility bills and to keep the sun’s hot rays to a minimum. However, something may be happening that can be far more costly to repair than what is being saved on elevated utility bills. 

Thermal Window Anatomy

A thermal window has dual or even triple panes of glass that are separated with spacers, leaving open air spaces between the panes. In the window industry, this assembly is known as an IGU, insulated glazing unit or glass unit. You will also hear these windows referred to as thermopane, insulated, dual or multi pane windows. On my home inspections, I usually hear others refer to this type of window as dual pane. The air space between the panes of glass is removed under negative pressure (vacuumed) and replaced with inert gas, like krypton or argon, which slows the transfer of heat through the window because gas is less heat conductive. 

Now, let’s talk about failed thermoseals in dual/multi pane windows. A failed thermoseal occurs when a multi pane glass, for instance a home window or slider, develops condensation or fogginess that can’t be wiped off from either side of the window. The cause is a failure in the edge seal that secures the individual panes of glass. If the fogginess is severe enough, the window will more than likely have to be replaced.

When applying window film to dual pane windows, the film is placed on the interior side of the window. As the weather warms up, the film may reflect heat back through the panes. The interior gasses trapped in the panes can expand and contract as the temperature rises and falls, causing the unit to swell and constrict, which may cause breaking of the seals to fail, and the inert gas to escape, and in some cases the glass may even shatter. Another factor here is heat absorption. As a general rule, any film that has a solar heat absorption rate of 50% or greater is not safe on dual pane glass.

Here are the most common tints that are not safe to use:

Natural 20% VLT
Broze 20% VLT
Blackout film and automotive film
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Luckily, today’s many window tints are generally safe to use, and as an added reassurance, hire a professional installer. Last note, keep in mind that tinting can also void the window’s manufacturer warranty, so be sure to check with your window manufacturer first.

Building Specs Home Inspection Service has been inspecting southern California homes since 1998. Contact us to book an appointment.

An interesting thing was happening to the laminate flooring in my son’s bathroom, I noticed there was some buckling in the laminate floor approximately two feet from the toilet. Hoping it wasn’t a slab leak, I decided to investigate. Running my moisture meter over the area, I found a high moisture reading in the buckling area, but NOT around the base of the toilet. Hmm…

Instinctively I summed up that is was more than likely the wax ring under the toilet that was failing. Time to pull up the toilet, with my curious son’s help, to have a look. 

My assumption was correct, the wax ring was leaking and had spread under the laminate. But the cause of the failure of the wax ring was a mystery. We had just replaced it several years ago, so I felt I needed to do a little investigating and confirmed that plunging the toilet often and aggressively can cause small leaks that may not be apparent for years, as in our own home. This particular toilet has had many things flushed down it over the years since it is my twelve year old son’s toilet. Paper towels, super-hero figurines, candy wrappers, this toilet has seen many plunges.

So if you are seeing moisture or a change in your bathroom floor in areas or around the toilet, this may be the problem and a quick call to your plumber can hopefully solve it sooner than later. Because what appears to be a minor issue may be  just the tip of the iceberg, as in our case.  However, if you must plunge your toilet, follow these steps:
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1.  Place the plunger into the toilet with the water covering the lip of the plunger.
2.  Gently push down the plunger to remove all of the air.
3.  Jerk up the plunger quickly.
4.  Repeat until the toilet drains.

Building Specs Home Inspection Service has been inspecting southern California homes since 1998. Contact us to book an appointment.

​The Value of a Good Home Inspection
For homebuyers, the goal of a home inspection is to help you make an informed choice about your home purchase by identifying any defects in the home that will cost you money to repair. A home inspection completed by a competent inspector will meet that goal. An inspection by an inexperienced or poorly trained inspector will cost you far more than the fee you paid.

Home Inspections Are Not Required
Unlike a home appraisal, which is required if you intend to finance your home, an inspection isn't a requirement. As a result, some homebuyers put less emphasis on obtaining an inspection. Different inspectors charge different fees, but shopping for the lowest fee often leads to high unplanned repair costs after you've closed on the sale.

What to Look for in a Home Inspector
The first thing to keep in mind is that the State of California has no licensing requirements for home inspectors. Virtually anyone can call themselves a home inspector, but you wouldn't want one of those individuals to inspect your home.

When you look for a home inspector, evaluate the person's experience and credentials. An inspector who has trained and worked in the construction industry will have a better understanding of issues related to all the components of a home. Look for an inspector who has solid years of experience in both construction and home inspection.

In addition, look for an inspector who is active in professional organizations, like the California Real Estate Inspection Association or the National Association of Home Inspectors. The methods and materials used in the construction industry change over time. The inspector who is dedicated to keeping their skills current will take advantage of the continuing education offered by professional organizations.

What Is the Value of a Good Home Inspection?
Buying a new home is an exciting project. What would happen to your excitement if you closed on your home and then discovered that the roof needed to be replaced, or that your foundation has partially washed away?

If the inspector you hired doesn't get on the roof (when accessible) to check its condition or doesn't check your entire foundation for flaws, you're facing large repair bills. Not only that, but since you've already closed on the house, you have no opportunity to negotiate with the seller to make repairs.

The value of a good home inspection is that it gives you peace of mind. Paying a bit more for an inspection by an experienced professional will let you sleep soundly at night, and will potentially save you the time, frustration and money required to make your home all that you thought it was.