Is your Ohio home inspector licensed ?

Ohio Home Inspector License

Senate Bill 255 was signed into law on Jan. 4, 2019, creating the Home Inspector Program, to be headed up by the Department of Commerce’s Division of Real Estate & Professional Licensing.

Affective July 1st, 2021, any person performing a home inspection for a client, for compensation, must be actively licensed with the Division of Real Estate & Professional Licensing.

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Why is there Ice in my attic?

Why is there frost in my attic?

Winter in the Midwest it’s not uncommon to see ice in the attic on the underside of your roof. Frost and ice forms in attics when warm, humid air leaking from inside the home accumulates and condenses on the underside of your roof sheathing. A little bit of frost forming is not unusual after really low nighttime temperatures, and it is not a huge problem if it is able to melt and evaporate so that the wood can dry. However, most homeowners are unaware of this problem until watermarks are seen on the ceiling below the attic.

The solution is two pronged. First, stop the warm, relatively moist air inside the home from entering the attic as much as possible. This can be achieved by adding a vapor barrier and sealing holes and gaps such as canned lights, vents, etc… Spray foam is an effective product for this application. Make sure all bathroom, dryer and cooking vents are directed to the exterior and not into the attic.

Which brings us to ventilation. Any remaining moist air must be allowed to escape the attic. Most codes use the 1/300 rule for minimum residential attic ventilation recommendations. This means that for every 300 square feet of enclosed attic space, 1 square foot of ventilation is required – with half at the upper portion (exhaust vents) and half in the lower portion (intake vents).

A good living space envelope and a properly ventilated attic will keep ice from forming in your attic.

Encapsulated Attics

Attic encapsulation is a system that is not often seen by home inspectors. This is a system that seals and insulates your attic to control internal temperature and protect your home from extreme outside temperatures. This process can be completed with Spray Foam, Rigid Foam Board, or Dense Packed Cellulose insulation. Encapsulated attics do not have to be vented.

Attic encapsulation is a system that is not often seen by home inspectors.

Pellet Stoves

Pellet stoves are sophisticated combustion appliances used for home heating. Unlike wood stoves and fireplaces, pellet stoves burn small, dried, compressed pellets made from biomass products, such as saw

Pellets are made from biomass that might be wood or a variety of other products such as cherry pits and corn.
Pellets are made from biomass that might be wood or a variety of other products such as cherry pits and corn.

dust, wood shavings, corn, and cherry pits. These fuels produce less ash than traditional wood logs and are more efficient sources of heat.

Requirements for pellet stoves vary by their models and can be found in their instruction manuals. Unfortunately, inspectors may not have access to the instruction manuals. These stoves must also conform to local fire and building code restrictions.

InterNACHI Inspectors may want to learn the following facts, which are generally true of pellet stoves:

  • Pellet stoves are engineered so that heat is concentrated in the front, meaning that their surfaces (with several exceptions) will not get as hot as those on standard wood-burning stoves. For this reason, pellet stoves are permitted to be closer to walls and other combustibles than wood-burning stoves. Dell-Point’s “Europa 75” model, for instance, is permitted to be as close as 3 inches from side walls, and 4 inches from rear walls. Some models require as little as 1 inch of clearance from rear walls. Larger models, such as Enviro’s “Maxx,” require more clearance. Many pellet stoves are equipped with a sticker on the rear that details specific clearance requirements.
  • Pellet stoves are equipped with narrower flues than wood-burning stoves. Three-inch diameter pipes made from approved materials are standard.
  • Pellet stoves may vent horizontally or vertically. Vertical ventilation, while generally more expensive and conspicuous than horizontal ventilation, is less likely to result in back-drafting of smoke into the house, in the event of a power outage or component failure.
  • Some manufacturers, such as Enviro, prohibit venting into flues that serve other appliances.
  • High-altitude locations (above 2,500 feet) may require special venting options to provide enough combustion air.
  • A pellet stove must rest on a noncombustible, stable surface (such as porcelain or stone) that is at least 3/8-inch thick.

In summary, while pellet stoves appear similar to woodstoves, they are quite different.