Navigating New Build Inspections in Las Vegas: A Homebuyer's Guide

Welcome to the vibrant city of Las Vegas, where the real estate market is experiencing a significant boom, fueled by factors like population growth and economic development. As the city diversifies its economy, it has become a national attraction for its quality of living, attracting attention with projects like the Raiders and Golden Knights.

Understanding the Las Vegas Real Estate Boom:

The city's growth is not just limited to sports teams. Las Vegas is diversifying its economy, hosting a college of medicine, transforming into a logistics center, and establishing its own movie studios.

Why New Build Inspections Matter:

Amidst this boom, buying a newly constructed home in Las Vegas is an exciting prospect. However, it comes with unique challenges. This guide emphasizes the importance of new build inspections, dispelling misconceptions and shedding light on considerations specific to Las Vegas.

Before your first walk-through with the builder, a home inspection is crucial. This report, focusing on structural elements, won't include cosmetic issues. On your final walk-through, you'll compile a list of items for the builder to address before moving in.

The Anatomy of a New Build Inspection:

Providing a detailed overview, this section outlines the key components inspectors focus on, ranging from foundation and structural integrity to plumbing and electrical systems. Trip hazards, continuity, and safety features are scrutinized in stairwells, while bathrooms, bedrooms, kitchens, and more undergo thorough examinations.

Common Issues Found in Las Vegas New Builds:

Explore specific challenges unique to Las Vegas, such as the impact of the desert climate on construction materials and potential soil-related concerns. Issues in the attic and roofing are common, and inspectors play a crucial role in identifying these problems early on to prevent future headaches.

Choosing the Right Inspector for Your New Build:

Guide readers on selecting a qualified inspector with a degree in construction management or civil engineering, relevant to home inspection. Experience in both commercial and residential construction is valuable, especially considering the differing building standards across Las Vegas jurisdictions.

In conclusion, this guide emphasizes the significance of new build inspections in the Las Vegas real estate landscape. Choosing a qualified inspector with local expertise is essential for a successful and happy homeownership experience. The investment in inspections is well worth it, providing peace of mind and preventing future issues, ensuring your new Las Vegas home stands strong against its unique challenges.

Uneven Subfloor at Top of Stairs

Common issues with new construction in Las Vegas: Uneven subfloor on the 2nd story.

Initially, this was a one-off problem, but I've observed it in 20% of the new homes I inspect. The issue arises from boards atop beams on the second floor, with a thicker board consistently used in a specific area, making it hard to see but noticeable when walking.

1. Why do they use a thicker board in that specific area of the second story?

I can't say for certain, but my theory is it could be due to material availability or a common mistake. The fast-paced nature of framing crews might lead to using material intended for shear walls in the subfloor area.

2. What problems can an uneven subfloor cause in the long run?

- Stretching in the carpet where subfloor differences meet may occur. Exceeding an engineer's thickness recommendation (e.g., ¾” OSB instead of ½”) generally isn't a significant issue for a small area.

3. Are there any safety concerns associated with an uneven subfloor?

- Generally no. Small gaps like ¼” or ⅛” are not trip hazards but can be a minor nuisance for homeowners. However, an uneven and "bouncy" area could indicate potential subfloor damage, though this is rare.

4. How can homeowners identify if they have an uneven subfloor in their homes?

- Walk with one foot in front of the other, feeling for differences in flooring thickness.

5. Is there a way to fix or address an uneven subfloor once a house is built?

- Yes, especially in new homes; you can request the builder to replace the thicker OSB sheet with one of the same thickness as the surrounding sheets.

6. Are there signs or indicators during the construction phase that a thicker board is being used in a specific area?

- Check for differences in flooring thickness during the framing stage.

7. What potential impact does an uneven subfloor have on the resale value of a home?

- In dry areas like the top of stairs, it's considered a minor issue with no impact on resale value. In wet areas, it could raise concerns about potential water damage.

8. Can the issue be addressed during the home buying process, such as during an inspection or negotiations?

- Yes, during a new-build inspection, these issues can be addressed.

9. Are there regulations or standards builders should follow to avoid subflooring issues?

- Yes. Engineers typically prescribe ¾” subfloor thickness, and builders must adhere to this. Trip hazards (differences in finish flooring greater than ½”) should be addressed before move-in due to regulations.

10. What should homeowners do if they notice an uneven subfloor in their newly constructed home?

- Bring it to the builder's attention and have it replaced before the 1-year warranty period expires. If this doesn't work, homeowners can escalate the issue to the contractor's board for remediation.

Common Issues for New Construction in Las Vegas: Pavers

A common issue we often see with new builds in Las Vegas is dirty, unsealed pavers.

If your pavers look ashy or dirty before your client moves in, you should ask to have them power washed. Pavers are expensive, and we want them to look their best before move-in. Power washing can also help reveal any cracks, chips, or defects. Before parking on them, it's essential to have your pavers sealed, and you'll want to power wash them before sealing to remove any dirt. Remember, prevention is better than the cure.

How do I know if my pavers need to be power washed and sealed? Are there specific signs to look for?

If the pavers don't have a rich "wet" appearance, they likely need some sealant.

Can I power wash and seal my pavers myself, or do I need to hire a professional?

You can do it yourself, but hiring someone might be better. When power washing, use the spinning attachment to avoid scarring the pavers. Sealing is like painting and isn't too complicated.

What's the difference between efflorescence and the white marks caused by dirt?

Efflorescence is natural and inevitable, while white marks caused by dirt are the builder's fault. Even if you seal your pavers, efflorescence will still appear. White marks caused by dirt mean the builder wasn't careful, and you can ask them to clean the pavers before moving in.

Are there preventive measures I can take to avoid paver issues in the first place?

Regular power washing and sealing can prevent paver issues. It's essential to address them promptly to avoid permanent marks.

How often should pavers be power washed and sealed to maintain their appearance?

3-5 year is the usual bench mark. Most sealants have a hard time enduring the UV rays and heat of Las Vegas. The frequency depends on the appearance. If they lose their "wet" look, it's time to power wash and seal.

What type of sealer is recommended for pavers, and how do I apply it correctly?

Most sealers go on like paint. While it's not rocket science, hiring a professional is an option.

Are there specific weather conditions or seasons that are better for power washing and sealing pavers?

No specific season, but it's better to avoid extreme weather conditions.

If I've recently moved into a new home with pavers, is there a recommended timeline for when I should consider power washing and sealing them?

Address it promptly to prevent stains from substances like leaking cars or spills.

What are the potential consequences of not addressing paver issues promptly?

Not sealing them quickly risks permanent marks from spills or leaks.

Can you provide more details about the misconceptions builders might have regarding efflorescence and salt/calcium build-up? Why is it important to be aware of these misconceptions?

These misconceptions look similar, but efflorescence is natural, while salt/calcium marks indicate builder negligence. If its natural and inevitable, this “releases” the builder from having to be responsible to its appearance. But if its dirty, then its deemed as something that could be prevented. And the builder is more on the hook to fix this item.

Being aware of the nuance of this situation helps you address issues with the builder appropriately.

Selling Right: Preparing Your Home for a Successful Inspection in Las Vegas

Preparing your home for a successful inspection in the vibrant Las Vegas real estate market is a strategic step that can significantly impact the selling process. First and foremost, ensure that your home is clean and well-maintained. A clutter-free and tidy environment not only creates a positive impression but also allows inspectors to access key areas easily. Consider addressing any minor repairs or maintenance issues beforehand, as these can be potential red flags for buyers during an inspection. This proactive approach demonstrates that you have taken good care of your property, instilling confidence in potential buyers.

In the Las Vegas market, where outdoor spaces are often as important as indoor ones, pay special attention to your landscaping. Ensure that your yard is well-groomed, and consider refreshing the exterior paint if needed. The desert climate can be harsh, so inspect and repair any damage to the exterior, including checking for cracks or wear on stucco or siding. A well-maintained exterior not only enhances curb appeal but also signals to buyers that the property has been cared for meticulously.

Another important aspect is to gather documentation related to your home's history and maintenance. This includes records of any renovations, repairs, or inspections conducted in the past. Providing this information to the inspector can demonstrate transparency and help them better understand the condition of the property. Additionally, if you have made any significant upgrades, such as installing a new roof or HVAC system, highlight these improvements as they can positively influence the perceived value of your home.

During the inspection, make sure that all utilities are turned on and accessible. This includes electricity, water, and gas. An inspector needs these services to assess various components of your home, such as electrical systems, plumbing, and heating/cooling systems. Ensuring that everything is in working order not only facilitates a smoother inspection process but also prevents any delays or inconveniences that may arise from inaccessible areas or systems.

In conclusion, preparing your home for a successful inspection in the Las Vegas market involves a combination of cleanliness, maintenance, and transparency. By presenting your property in the best possible light, addressing potential issues in advance, and providing necessary documentation, you can navigate the inspection process smoothly and increase the appeal of your home to potential buyers.

Are there any specific things that home inspectors cannot check?

Mostly this comes down to what our insurance will cover and the state we’re in. If we stick our neck out too far to be helpful, we could land ourselves in a lot of trouble. 

The systems that aren’t covered in Nevada’s Home Inspection requirements are:

1. Mold

2. Alarm Systems

3. Sound Systems

4. Landscape Irrigation Systems

5. Water Softeners

Mold is such a high liability that every inspector excludes it on paper. The reality is that we’ll try our best to find it for you. 

Alarm, Sound and Landscape irrigation systems are excluded because they fall in the realm of Low Voltage. Low Voltage systems are finicky and the technology changes too much. They’re also considered “nice-to-haves” and not “must-haves” for homes.  

Water Softeners are excluded because they vary too much between models and aren’t really regulated.

It’s never fun saying we can’t inspect everything during our inspection, but we know that our clients value transparency.

To schedule you home inspection with a company that truly has your best interest in mind, contact us today.

Top Places for Mold to Hide

Mold inspection is a critical aspect of home maintenance, especially in regions like Las Vegas where extreme temperatures and occasional humidity can create conditions conducive to mold growth. In the arid climate of Las Vegas, mold may not be as immediately apparent as it is in more humid environments, making professional mold inspections essential. These inspections are particularly vital in neighborhoods where variations in property styles and landscaping can contribute to different mold risk factors.

We’re going to review some of the top areas where mold is found: 

• Beneath the sink: Approximately two-thirds of the homes we survey exhibit water damage beneath bathroom and kitchen sinks. Unfortunately, these spots often go unchecked due to the clutter of the owner's possessions such as cleaning and hygiene products.

• Composite Sheet Roofing Materials: Another worrisome location is the underside of Composite Sheet Roofing, also known as "BUR" or "Built up Roof." Older homes in Las Vegas with flat-roofing styles commonly feature this material, notorious for leaks that can foster mold growth.

• Monsoon Season Challenges: Mold concerns peak between July and September during Las Vegas' monsoon season. While the region typically experiences dry air, these months introduce significant moisture. If air conditioning systems are not adequately maintained, water overflow can occur, leading to mold growth on ceilings.

• Shower Interior: In Las Vegas, poorly constructed plumbing is a known issue. When plumbing behind the shower is not securely installed within the wall, it can shift during use. Over time, this movement may lead to leaks and mold growth within the walls.

• Polybutelyne Piping Concerns: Approximately 10% of inspected homes in Las Vegas feature Polybutelyne piping, identifiable by its gray color. When this piping comes into contact with the city's highly chlorinated water supply, it tends to become brittle, crack, leak, and contribute to mold issues.

Our team evaluates the mold levels in the air through air sampling, offering valuable information about the general indoor air quality.

Winterizing Your Home in Las Vegas

Welcome to the desert oasis of Las Vegas, where the days are hot, and the nights occasionally bring a surprising chill. While the city may be synonymous with scorching summers and glitzy entertainment, it's essential not to overlook the cool side of the desert. As winter approaches, it's time to shift our focus from sunscreen to sweater weather and ensure our homes are ready for the occasional nip in the air. In this guide, we'll explore the unique considerations for winterizing homes in the Las Vegas desert, where preventing cold-weather issues involves a blend of common-sense measures and a touch of desert-style warmth. From cozying up your living spaces to safeguarding your plumbing against unexpected chills, let's navigate the winterization journey.

Understanding Winter in the Las Vegas Desert

Winterizing your home in Las Vegas may seem unusual, given the sunny reputation of the desert, but even in the land of cacti and casinos, the temperatures can drop. While it might not be a snowy wonderland, chilly nights and brisk winds can still sneak up on you. So, it's important to prep your home for these cooler moments to stay cozy.

Keeping the Warmth In and the Chill Out

In a place where summer dominates, it's easy to forget about winter. However, when the desert nights get nippy, keeping the warmth inside becomes crucial. Check your doors and windows for any sneaky drafts – those tiny gaps that let the chilly air in. Consider adding weather stripping or draft stoppers to keep your home snug and warm.

Consider Wrapping your Water Heater In Insulation

Consider insulating your water heater for better efficiency. Adding an extra layer of insulation ensures that the heat generated by the water heater stays contained within, optimizing its performance.

Check On recirculation Pumps

Check your recirculation pump, especially if you live in Las Vegas. Even though not all homes have recirculation pumps, it's advisable to inspect yours. If the pump is not calibrated to operate efficiently during peak usage hours such as getting ready for work or bed, it could result in unnecessary energy wastage.

Opening Blinds

In the winter, open your blinds to maximize sunlight entering your home. While in the summer, keeping blinds closed helps block out excessive sunlight, during the winter months, allowing sunlight in can warm up your flooring and furniture, contributing to overall home heating.

Reducing the run time of your pool pumps

Adjust your pool pump run time during winter. With microbial growth slowing down in colder temperatures, pools don't require the same level of pump operation as in warmer months. As December approaches, consult your pool maintenance professional to discuss reducing the run time of your pool pump.

Protecting Pipes from Desert Chills

Desert days may be scorching, but desert nights can surprise you with a chill that makes pipes shiver too. To prevent them from turning into icy water sticks, insulate exposed pipes. Wrap them up snugly in materials like foam pipe insulation, giving your plumbing the winter jacket it needs to brave the cooler temperatures.

Embracing Desert-Style Heating Hacks

While snow plows are rare in Vegas, a good heating plan is not. Desert homes often rely on different heating systems. Make sure your furnace is in top shape, and consider using space heaters strategically for extra warmth in specific areas. Just like you layer up when it's chilly outside, consider layering up your home's heating efforts to stay comfy.

Don't Forget the Greenery

Even in the desert, plants can feel the winter blues. Bring in any potted plants that might suffer in the cold, and consider covering outdoor plants with frost blankets during colder nights. Just because Las Vegas is a desert doesn't mean your green friends don't need a little TLC when the temperatures drop. Winterizing your home in the desert isn't just about staying warm; it's about embracing the unexpected chills with a smile and keeping your oasis cozy.

Radon testing in Las Vegas

While Southern Nevada has a relatively low concentration of Radon, it’s still important for home owners to have the it checked. Here’s their top 5 reasons why.

1. Health Concerns: Radon is a radioactive gas that is odorless and colorless, making it impossible to detect without testing. Prolonged exposure to high levels of radon can increase the risk of lung cancer, especially for non-smokers. Testing for radon ensures that the home's indoor air quality is safe for occupants.

2. Legal and Financial Reasons: In some regions, radon testing might be required by law before selling a home. Even if it's not mandatory, many homebuyers include radon testing as a contingency in the sales contract. If high radon levels are found, it can provide grounds for negotiation or, in some cases, the opportunity to back out of the deal.

3. Mitigation Costs: If high radon levels are detected, it doesn't necessarily mean you have to forgo buying the house. Instead, you can negotiate with the seller to cover the costs of radon mitigation. Radon mitigation systems are highly effective at reducing radon levels, ensuring a safe living environment.

4. Peace of Mind: Knowing that the home is free from radon provides peace of mind to the homebuyer and their family. It eliminates the worry about potential health risks associated with radon exposure.

5. Resale Value: If you decide to sell the home in the future, having a radon mitigation system in place can be an attractive selling point for potential buyers. It demonstrates that you've taken steps to ensure a safe living environment, which can enhance the resale value of the property.

In summary, checking for radon before buying a home in Las Vegas is a proactive measure to safeguard your health, comply with legal requirements, potentially save on mitigation costs, gain peace of mind, and enhance the property's overall value.

Broken Water Meter

The story behind this construction find is really interesting.

Here's the find: This water meter didn't have a digital reading.

It was the first time I've ever recommended that a client contact the water district to have this fixed.

This is a simple solution, but explaining why this happens is very hard for the average homeowner to grasp.

When a community gets built, the ownership of the home gets transferred to the homeowner, but the ownership of the sidewalk and the street gets transferred to the city.

So, just like how you'll create a punch list, the city does as well.

What likely happened here is that the city stated that the water box was broken around this meter and asked for it to be replaced.

The utility contractor came in to do the repair but inadvertently damaged the electronics of the meter in the process.

Correlation between Drywall Cracks and Damaged Roof Trusses

Drywall cracks are generally considered a cosmetic issue..

...but this house, on the other hand, was different. The number of cracks we saw and the width of the cracks we observed were concerning. This was compounded by the fact that this house is less than 10 months old. There are homes I've inspected that are 50 years old and don't have this level of damage. Please take a look at the photos of the drywall cracks below.

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We attributed these issues to the attic..

Generally, when we have drywall cracking in the ceiling, we can attribute to soil issues. But in this house, a lot of this cracking appears to be related to cracked trusses in the attic.

Lumber shortages were a prevalent issue during the post-covid housing boom. This resulted in builders having to use low-quality wood products for their homes.

Most people would think that the county’s housing inspector would catch issues like this but the county’s inspector rarely enters the attic.

This is where having a quality home inspector comes in.

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We found about 8 issues in total and documented them in great detail.

Recommendation we gave to the client:

We recommended that our client input these construction defects into the “warranty portal” that they have with their builder. We also recommended that the builder, the structural engineer, the truss installer and the truss manufacturer inspects these issues.

This ensures that the 4 parties that are responsible for signing off on this issues are all involved.

It also helps encourage all 4 parties find a solution to reduce their likelihood of a construction defect lawsuit.

We’re staying in touch with the client to provide updates on this item.

What is and isn’t “Central Air”

If you’ve ever been on Zillow, you’ve probably noticed that every home is listed as having “Central Air”. With so many homes that have Central Air, it’s hard to tell what ISN’T central air. This blog will describe both. Also, there is a video at the bottom of this page that’ll help explain this too.

First, what ISN''T Central Air.

1) Ductless MiniSplits.

These are really common in foreign nations. For Americans, we’ll see a lot of these when we go to Mexico or Thailand.

2) Package Window Units

These are systems we’ll typically see at Motels, or in old neighborhoods of New York.

So what IS Central Air.

For the average Joe, if you see have a metal vent that has cold air coming out of it in a living room or a bedroom, you have Central Air.

Central Air is when the air is cooled in one Central Location, and is distributed throughout the home via duct work. This video will help describe.

Video - What IS and ISN’T Central Air

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What is and isn't Central Air

The Best Home Inspection firm in Las Vegas is First Home Inspectors (702)376-9105.

With (50) 5 Star reviews, over 40% of our business comes from agents and past customers referring us to others. If you are a Real Estate Agent or a Homebuyer, we’d love to work with you. Call (702) 376-9105 today.

Temperature Split Analysis

What do the best home inspectors in Las Vegas do in every inspection?.. a Temperature Split Analysis:

During our inspections, we diligently assess your AC system's performance. One critical method we employ is temperature split analysis. This involves comparing temperatures at the HVAC return and the HVAC supplies. If the temperature difference is too narrow, it may signify a refrigeration problem. Conversely, if the difference is too wide, it could indicate low airflow or an HVAC system blockage.

Don't entrust your home inspection to just anyone – reach out to the best home inspection firm LV has to offer. Call First Home Inspectors today. (702) 376 - 9105

Builder Warranty Inspections for Las Vegas

Builder Warranty Inspections! Picture this: you've just snagged a shiny, brand-new home from a builder, and you're all excited. Now, why not let us be your home's personal detective? Our crack team of experts practically has blueprints for brains because we've built countless homes ourselves.

When you call on us, we'll give your new home the most thorough inspection it's ever had – we're talking Sherlock Holmes-level scrutiny! If we find any hiccups, don't worry, we'll make sure the builder foots the bill for repairs. Our competitors? Well, let's just say they might struggle to tell a hammer from a wrench. So, why settle for less when you can have us, the home inspection pros with hands-on construction experience?"

How to prepare a home for an inspection in Las Vegas.

Intro

As a home inspector in Las Vegas, it’s my goal to provide the most thorough inspection that I possibly can for my clients. One of the biggest hindrences to that are inspection limitations. These are generally caused when the seller doesn’t prepare their home for inspection. Here’s a list of all the inspection limitations I can possibly remember.

1) Locks

Sounds simple, but several homes inspected have had locks on electrical panels, AC Disconnects, Backyard Gates, and Water Heater Closets.

2) Items under the sink

Most of the visible water leaks in a home will be found underneath the bathroom sinks and kitchen sinks. Getting these area’s decluttered before an inspection is important to maintaining a high level of inspection quality.

3) Light - Windows/Blinds

I’ve been to homes were the blinds have been stapled to the walls and I can’t get enough light into the rooms. When this is compounded with burnt out light bulbs, this creates an inspection limitation. While I have a flashlight to help me combat this, nothing compares bright sunlight created by the sun.

4) Inaccessible Attics

If there are items near the attic lid, I can’t move them to enter the attic. Also, if the attic lid is caulked shut, then the seller needs to have this opened.

5) Electrical Panels

Generally, electrical panels are accessible. But in the rare cases, sellers will put bookshelves or clothes infront of their panels and make them inaccessible.

6) Hoarding

I can’t move a person’s belongings. Hoarders messes can cover up a floor an make it impossible to me to inspect it.

7) Utilties

Water, Gas, and Power are all needed to perform an inspection. Without them, stoves, water heaters, air conditioning, light bulbs and a number of other things wont work. Its important to make sure these are turned on.

Conclusion

Before hiring me to inspect a home, try sending this list to the seller to see if they can comply.

To schedule you home inspection today, call us at (702) 376-9105

What isn’t included in a home inspection in Nevada?

Intro

The State of Nevada regulates home inspections. While many systems are included in a home inspection, here are the most common systems that are excluded from a home inspection.

1) Landscaping

Home inspectors in Nevada do not inspect landscaping systems and landscaping components. This includes Irrigation clocks, drip heads, sprinklers and underground piping. This generally does pose an issue as most home owners aren’t concerned with landscaping. If you are, we recommend hiring a landscaping company to investigate the property prior to purchase.

2) Low voltage systems

Low Voltage Systems encompass the following: Audio/Visual, Internet and Security.

A) A/V Systems include things like PA systems, surround sound and TV’s.

B) Internet is self explanatory.

C) Security Systems include door monitors, cameras, motion detectors, and more.

Low voltage systems aren’t included because of how fast the technology in that industry changes on a yearly basis.

3) Mold

If a home inspector in Nevada sees mold, or sees conditions that are likely to breed mold, they will call it out. Here at First Home Inspectors, we can even provide sample collections for you. Due to the harmful health effects of mold and the massive liability it bestows on home inspectors, it is excluded.

4) Appliances

Refrigerators, Dishwashers, Washers, Dryers Microwaves and other appliances are not included in home inspections. As a courtesy, most home inspectors will run these appliances for their customers but it is not mandatory.

5) Termites

Homes in Southern Nevada do not experience of termite issues. If you are concerned with termites, it is advised to consult a termite inspector that’s accredited by the US Department of Agriculture.

Conclusion

Landscaping, Low Voltage Systems Mold, Appliances and Termites are some of the many systems that are excluded from home inspections in the State of Nevada. If you are concerned with any of the systems mentioned above, we recommend consulting a professional that specializes in 1 of those 5 areas.

It’s not fun writing an article about exclusions but we believe it’s the best we can do to inform consumers. We hope you found this blog post honest and informative.

Stuck Windows are deathtraps

In this blog, we’re going to go deeper into the world of windows and why we have this. Before we get too deep into this, we’re going to draw a line in the sand - We’re going to differentiate between windows in bedrooms and windows in bathrooms because they serve different purposes.

Bedroom Windows

Video I made about bedroom windows

One of the first and biggest misconceptions is that bedroom windows are made for distributing light and ventilation (fresh air, not air circulation) , and while that may have been solely true at one point, it’s simply not anymore. Here’s why.

The building code actually forces builders to install windows that are large enough for people to fit through.

“International Building Code advises that every bedroom must contain at least one egress window. The window must be at least 5.7 square feet, 20 inches wide by 24 inches high. It’s opening must be no higher than 44 inches from the floor.”

The scenario that code officials are worried about are fires the impede on the primary route of egress. Therefore, they’re creating a secondary path of egress that people can escape from with the help of a fire department. The reason it has these size requirements is because these are the minimum dimensions that people can fit through to escape.

It’s hard for people to imagine their silhouette dimensions being either smaller than 20” or 24”, it’s easier for people to grasp the fact that if a window is greater than 44” off the ground, it’s going to be hard for people to escape out of.

If this is hard to imagine, then imagine this scenario - when was the last time you walked into a bedroom that had nothing but a skylight? Skylights provide light, and some of them can even be opened to provide fresh air.

Now you could make the argument that newer IECC building standards have a focus on natural light, but, life safety is always the code’s first priority .

“But my bedroom doesn’t have window large enough to meet the building standard, therefore the building standard isn’t true”

No. The building standard is still true. I still know what i’m talking about. It’s just that your room isn’t built to the ICC codes and is out of compliance. Sometimes this happens when homeowners perform renovations and cover up windows. Other times this happens when owner’s perform “owner/builder” scenarios where they build on their own land without permits.

Bathroom Windows

Video I made about bathroom windows

Bathroom windows are a different beast. First and foremost, windows aren’t required in bathrooms anymore at all. They can be there for natural light, but they aren’t there as a way for people to escape in the case of a fire. The general thought process is likely to be “if someone’s in the bathroom, they’re likely awake and can escape during a fire”.

Bathroom windows could be there for ventilation. This is only true for bathrooms that don’t have exhaust fans. If a bathroom doesn’t have an exhaust fan, it needs a window that’s 3sf big to air-out some of the excess humidity that created during a shower.

If left unchecked, the humidity can condense on bathroom surfaces and create mold.

Conclusion

Bedroom windows and bathroom windows serve different purposes. Bedroom windows are for a secondary egress path while bathroom windows are there for airing out excess humidity.

Hope you found this useful.

If your buyer moving to Las Vegas and need a home inspector you can trust, give our team a call.

And while your here, check out our Youtube channel.

https://www.youtube.com/channel/UCKS7riYagcGPaK3pYx-QLBg

Thanks!

#1 Issue in Las Vegas Homes: Plumbing

Welcome to a home inspection and defect blog that’s specific to Las Vegas.

The #1 issue in Las Vegas homes aren’t roofing issues, foundation issue, or even related to electrical. In my opinion, they’re all related to plumbing.

Back in the 90’s, Las Vegas installed 2 plumbing systems that are in my opinion, are faulty.

Here’s the two most problematic plumbing system types:

The first one is Kitech. Kitech pipes are generally orange. As with most plumbing materials, it’ll have the name of the product written on its side. While I’ve heard of Kitec, i have yet to actually see it in a home. This is because it’s likely to have been gutted out and replaced in all homes.

The second product is called Polybutylene, sometimes called PB. Unlike Kitec, the defectiveness of PB is still up for some debate among the masses. In my opinion however, I will always count this product as defective. Here’s why: One pattern I picked up on with PB, is that whenever there is PB in a home, I simply see more plumbing leaks throughout the home. These leaks generally present themselves under sinks and in garage ceilings, but they can be in several other places as well.

Besides shotty materials, other things can go wrong with plumbing:

From my time in home-building and commercial construction, I can tell you first-hand that other things can go wrong.

1) Poor Workman ship: This can come in the way of the General Contractor picking a poor plumbing trade for the job. Sometimes money gets tight, sometimes the good subcontactors are too busy, and we’ve got no other choice than to choose the inexperienced team.

2) Poor Inspectors: Building Inspectors are human just like the rest of us. This type of inspector is forced to examine 50+ homes everyday especially when things get busy. There’s no way that they can go fitting by fitting throughout the home.

3) Poor Preservation of materials: Sometimes materials get dropped. Sometimes they spend too much time in the sun or the heat. As a result, they become more defective.

Now, why do I consider plumbing issues so severe?

Water degrades materials.

Water is sometimes regarded as nature’s most corrosive material (when measured by it’s quantity on earth). If you put water in the presence of literally anything on earth, it’s will degrade it. Wood, rocks, and metal are just the beginning. But when water comes in contact with these building materials, it degrades them.

Where there is water, there is mold.

As most people know, mold is harmful to humans. Over time, mold can cause a number of issues in humans. The top two being chronic and acute lung issues, and frequent bouts of sickness.

But what about foundation issues, I hear those are the most severe?

Two part answer to this. First, foundation issues are severe, but they’re uncommon. Before I started inspecting, I assumed I’d see a lot more of these. I simply don’t.

Secondly if you do have issues with foundation, it’s likely failing due to a issue related to plumbing. Faulty plumbing issues cause foundation problems. Here’s why. Most people think a foundation is failing because the concrete is failing. This is not the truth. The foundation typically fails because the dirt underneath it is failing. If you undermine a foundation, it’s going to settle. Settling is more common than a foundation being compressed. If you have a 6” slab, after 20 years, it’s probably going to still be at 6”. What’s more variable though, is the condition of the soil underneath it. If you have a soil type that expands in the presence of water like clay does. Or, if you have a soil type that collapses in the presence of water like gypsum does. You’re in for some trouble with foundations. That being said, notice that water was the root of these issues.

How much does it cost to fix plumbing issues then?

From quotes that I’ve seen in the past, a 2,000sf home will cost about $20,000 have the plumbing system replaced with a new one.

Conclusion:

Plumbing issues in Vegas are the most likely culprit to a great real estate transaction. Home’s with Kitec, PB, or several leaks throughout the home resulting from shotty workmanship should be addressed by a plumber in addition to a home inspector. Also, a good home warranty and insurance policy can shield you from the nightmares of mold issues, flooding issues and structural issues caused by plumbing failures.

To schedule your home inspection with the best home inspector in Las Vegas reach out to (702)376-9105.