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There is no “one size fits all” answer. Here are some factors that can affect the duration of your inspection:
Size and layout of the house: A smaller house will usually take less time to inspect. A house with an unusual floor plan may take a little longer because the inspector will want to ensure they are not overlooking any of the rooms. Condition of the house: An empty house in good condition may take less time than a house that is packed with furniture and personal belongings or a home that is in poor condition. Weather conditions: Inclement weather can slow things down a little. For example, during one of our inspections it began raining heavily, so I waited until the rain stopped before inspecting the roof. It was worth the wait because the rainfall alerted me to several roof leaks as well as a leak in the ceiling of one of the bedrooms. People present: It is understandable that the client wants to be at the inspection and I’m fine with that. I help my clients help me by talking with them before the inspection and tactfully explaining that by allowing me to work uninterrupted, the inspection will not take too long. I encourage them to make a note of any concerns and where they are located, and save their comments or questions until we get to that location and then we can discuss. That keeps the client involved without breaking my flow and dragging out the inspection. Other factors: Newer inspectors may take longer because they are still in the learning curve and want to get it right (which is a good thing). If contractors or workmen are on-site that can add to the length of the inspection. Conclusion: Taking into account the above factors, most home inspections will take between two and four hours to complete. We allow at least three hours per inspection but in all cases we take the time needed to do a thorough job. Quality is always job #1 with us. Got questions about home inspections? We’ve got answers – Call us!
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 Polybutylene piping, also known as PB or Poly B, is a plastic material used for water service and distribution piping in homes from the late 1970s to the mid-1990s. PB service pipe is often blue but may also be black. Distribution pipe may be blue-gray or cream color. PB piping can often be identified by the marking “PB 2110” stamped on the piping. The PB piping in the photograph was distribution piping in the crawl space of a house we inspected.
Some PB piping from the 1980s was prone to leakage at the fittings, with the blame placed on design / manufacturing defects or faulty installation. A class action lawsuit regarding PB was settled in the 1990s and settlement funds have since been exhausted. PB piping is known to degrade when exposed to sunlight and chlorine in the water will weaken the tubing walls. Later versions of PB are usually less problematic. Are Virginia home inspectors required to look for polybutylene piping? Not according to Standards of Practice from the Commonwealth of Virginia, InterNACHI (International Association of Certified Home Inspectors) and ASHI (American Society of Home Inspectors). The InterNACHI SOP specifically lists PB piping as an item the inspector is not required to look for and the other two SOPs do not mention PB at all. All three SOPs require the inspector to inspect the plumbing system so hopefully the presence of PB piping will be noted. Will my inspector look for and report on polybutylene piping? It depends on the inspector you hire. Nothing in the SOPs prohibits the inspector from looking for or reporting on PB piping. This is one of the questions you can ask your prospective home inspector when you interview them. At Premier Inspections LLC we search for PB piping on every inspection. We’ve done inspections where PB piping had been replaced but the PB fittings left in place. We had to look a little harder, but we found the PB fittings and alerted our client. What will my inspector say if they find polybutylene piping? Again, it depends on the individual inspector. First of all, the inspector needs to be able to recognize PB piping and confirm that it is indeed PB before they identify it as such. If the inspector is not careful or is inexperienced, they could confuse polybutylene piping with blue PEX plastic water piping. Inspection report comments for PB piping vary widely from inspector to inspector. The inspector’s goal should always be to educate the client by clearly describing the condition of the piping and fittings as observed, without being dramatic or alarming. Determining if the piping and fittings is materially defective or will leak in the future is beyond the scope of a home inspection. Will my insurance carrier deny coverage if I have polybutylene piping in my house? This is a conversation you need to have with your insurance agent. Your home inspector should not be offering opinions or advice about coverage because he or she could be way off base. Conclusion: Having PB piping in your home is not the end of the world. We know how to find it, how to identify it, and how to tell you about it without scaring you. Put our expertise to work! |
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