Inspecting Sprinklers in Austin Texas
In the Texas heat nothing can make summer lawn care easier than an automatice sprinkler system. I recall going out ever 30 minutes to move the sprinkler and the mad dash between streams of water in a futile attempt to avoid getting soaked and still get the yard watered. Brett Reed gives a good overview of some common sprinkler issues that he's encountered as well as some Q&A for all you Austin home buyersout there wondering about what to look for when it comes to your home inspection.
Enjoy!
Joe
Sprinkler System Basics
| Controller Component: "The brains" – It instructs the valves when to supply water to the sprinklers and for how long. |
Control Valves: The valve ontrols/activates a group of sprinklers. Each valve is connected by wire to the terminal strip area inside of the controller. |
Sprinkler Heads: Distributes the water to the lawn/plants, etc. Sprinklers are arranged in groups called watering stations. |
Common Sprinkler Issues
Sprinkler heads should be adjusted so that they do not spray the siding of the house. This can accellerate wood rot or cause water penetration.
Over time, left uncheck, foundation settlement and/or water penetration may occur into the building envelope system. Sprinkler heads need to be directed away from the house system!
Sprinkler heads need to be adjusted to not water flatwork (streets, sidewalks, driveway, patios, etc). These do not need to be watered!
Fences don't need to be watered either. Aside from wasting water, keeping the wood wet will speed the weathering and deterioration of the fence.
Fountains are cool landscaping feature but I don’t think this is what the owner/city had in mind!
Austin Home Inspection Defect Sampler
Defect #1: Death by tripping or death by electrocution?
Defect #2: Could be a shocking experience in the shower 
Defect #3: As a parent, would you laugh or cry?
Ask The Home Inspector
Home Inspection Question: A home inspector reported a problem with our electric service panel. He said the aluminum wire ends should be covered with a special paste, called anti-oxidant, to prevent corrosion. But our electrician says that anti-oxidant is optional and is not required by code. We want to be sure our electrical wiring is safe but are unsure of whose opinion to believe. Does the code require anti-oxidant on aluminum wires? If so, how important is it?
Answer: Anti-oxidant is a special compound that prevents corrosion on aluminum wire ends. This corrosion, known as aluminum oxide, is an insulator that restricts the ability of wire connections to properly conduct electricity. When this happens, the wires can become hot, and this constitutes a significant fire hazard. The application of anti-oxidant is a standard practice among most electricians, owing to its fire-preventive benefits. Yet, there are still those who omit its use, because the legal directive is not explicitly listed in the National Electric Code. All electrical equipment needs to be installed in compliance with the manufacturer's labeling. Therefore, electricians must regard manufacturer's specifications as code. In the case of aluminum wiring, manufacturers specify the use of anti-oxidant on all aluminum wire connections. The home inspector's recommendation is consistent with the electric code, in compliance with the TREC SOPs that govern Texas home inspectors, and has the common sense of proactive fire prevention practices.
Home Inspection Question: I have a small business installing bathtub whirlpool systems. For added safety, I use plastic pipe to prevent electrical connections between tubs and pump equipment. On several occasions, a particular electrician has faulted my installations for lack of ground fault protection. I've explained to him that plastic piping cannot conduct electricity from the pump to the tub, but he insists that GFI protection is required. How can I convince him that these systems are safe without adding GFI?
Answer: Sorry to let you down, but the gold medal goes to the electrician. GFI circuits are designed to prevent injury or death from electric shock by shutting off the power when a short circuit occurs. The use of plastic pipe to prevent electrical contact between a tub and pump seems practical at first glance, but you've overlooked a crucial consideration: The water itself is an excellent electrical conductor. If the pump should ever develop a leak, 110 volts could light up the water, with electrifying consequences to the unsuspecting bather.
By including this added protection for your customers, you will not only resolve your conflict with the electrician but will also maintain legal compliance with the National Electric Code.
Home Inspection Question: Our deck is about 20 years old and has 12" wide openings in the guardrails. Now that we're selling the property, the buyers' home inspector recommends smaller spaces to comply with current building codes. According to our neighbor, a licensed contractor, the railings were built to code at the time of construction and are therefore not subject to mandatory change. Is he right, or do we need to alter the rail spaces?
Answer: Requirements effecting safety railings have undergone a gradual evolution in recent years. Prior to 1979, guardrail spacing was entirely unregulated. Then the first standards became effective, with the enactment of a nine inch space limitation. In 1985, allowable openings were reduced to six inches, and then in 1993, a maximum spacing of four inches became the current rule. The reason for these changes was to ensure that small children would be less likely to fit though the spaces in high railings. Why these code changes were made in gradual increments, rather than with one logical adjustment to a child-proof size, is a challenge to common sense, but typical of bureaucratic practice. As to your current obligations as a seller, you'll have to work with your agent as to what is in your best interest. Whether you pay for it or the buyer pays for it is, the value of child safety clearly out-weighs the issue of strict code compliance especially if the height of your deck poses a significant hazard.
Thanks to our inspector Brett Reed for this helpful advice.
Reed Building Inspections, LLC
4203 Sinclair Ave Austin, Tx 78756
Office #: 512-965-7330
Email: RBI@sbcglobal.net
