Building Failure Inspection, Diagnosis, & Repair Advice
Environmental Inspection & Testing
Toxic Mold Inspections, IAQ, Mold Testing, On-Site & Environmental Test Laboratory Forensic Services
Daniel Friedman - Contact Us InspectAPedia® -
Building & environmental diagnostic inspection & testing services provided by Daniel Friedman
Areas of special building forensic interest & experience
Characteristics of a professional diagnostic, environmental, or forensic inspection
Links to in-depth information online articles on building inspection, diagnosis, & repair for building owners, occupants, inspectors, engineers, architects, hygienists, diagnosticians
Links to home inspectors & home inspection resources
Our site offers impartial, unbiased advice without conflicts of interest.
We will block advertisements which we discover or readers inform us are associated with bad business practices,
false-advertising, or junk science. our contact info is at
InspectAPedia.com/appointment.htm.
Very experienced home & commercial building inspector & home inspector offers expert, un-biased building failure & environmental inspection, testing,
& diagnostic/causation construction defect consulting services for clients in New York and throughout North America. We have retired from and no longer provide pre-purchase home inspections, focusing instead on building diagnostic, forensic, and environmental inspection and testing. We do not work from real estate referrals nor do we have relationships with any other party which could
jeopardize our reputation for thorough, un-biased independent property inspections.
Daniel Friedman draws on a combination of formal education, more than 40 years of construction &
30 years of building & environmental inspection, diagnosis, & testing experience. AIHA, BOCA, and other certifications (ASHI member from 1986 through 2006, Licensed Home Inspector to 2008) to provide on-site and forensic laboratory investigations of building & environmental failures.
Expert, experienced, unbiased, professional, specific-problem building & environmental diagnostic & forensic inspections as
well as sick Building investigations, IAQ mold inspection and testing (including our own rapid-response in-house mold test, toxic
gas test, and particle forensic laboratory services), paint failure analysis, building leaks, water entry, moisture, indoor air quality, water, septic, radon, lead,
asbestos, UFFI, and other tests and advice for building owners and occupants.
Client participation in inspections is strongly
encouraged. Unlimited future consulting regarding inspection findings & report, no additional fee. With special
arrangement, diagnostic inspection and testing services are provided anywhere in the U.S., Europe, and Latin America.
On-site experience in other U.S. states and in Britain, Canada, France, Spain, Morocco, Mexico. Consultant to attorneys
& insurance companies. Educator, writer, researcher on Building failures, defects, and inspection methodologies.
Inspector: Daniel Friedman, a nationally recognized Building
consultant, researcher,
and writer, educator.
I do not work from realtor-referrals or other sources which could
produce or even suggest interests at conflict with those of my client, nor do I perform actual repair work on properties
for which consulting has been provided.
Also see How to Get the Most Benefit from a Professional
Building Inspection, my areas of expertise & research --
-- My Contact Information -- More Information on Building defect inspection, diagnosis,
& repair --
My areas of special interest, education, and experience are documented in technical research and articles found online at InspectAPedia.com and in my Resume and my CV.
With 30 years of home inspection and diagnostic experience, we currently specialize in specific and in-depth building problem diagnosis, and forensic analysis. Below are examples of some of our special interests in diagnostic investigation in buildings:
We provide detailed onsite diagnostic investigation for building air quality and environmental concerns, expert sampling and lab analysis in our own forensic laboratory, preparation of the mold remediation plan defining cleaning and building repairs needed, and post-remediation clearance inspection and testing. We provide advice on mold prevention, mold resistant construction. Other environmental concerns in buildings.
Electrical systems: aluminum electrical wiring, Federal Pacific Electric Stab-Lok panels, Zinsco electrical panels, other product failures, electrical inspection procedure training for inspectors; lightning protection systems;
Paint Failure Analysis - onsite investigation for the causes of paint failure on the exterior or interior, including sampling and forensic paint laboratory analysis using transmitted and polarized light microscopy and microchemistry. Other building exterior defect diagnosis such as cause of certain roofing leaks & failures. Age of buildings or age of building damage or other conditions such as age of mold - forensic investigation.
Safety hazards at buildings - diagnosis, training - some examples:
Home Inspections: we will be glad to refer clients or consumers in general to our Licensed & ASHI Associates for general scope pre-purchase home inspections. See our home inspector directory of licensed and/or certified inspectors in the U.S.
In addition to describing my own special topic-area services, this document also outlines what you should expect from a professional inspector both
on-site and in the written report. Readers of this document should also see How to Get the Most Benefit from a Professional Home Inspection
What Characterizes a Professional Diagnostic or Forensic Building Inspection?
Diagnostic & Forensic Building Inspection Standards, Ethics
Diagnostic or forensic building investigations to determine the cause and best remedy for specific environmental or building problems draw on education, experience, and research across a wide range of professions such as building science, forensic microscopy, practical construction experience, home inspection experience, mycology, industrial hygiene, and technical training in the choice and use of various investigative tools and methods.
Standards and ethics for the more general topic of home inspection are well defined by various state licensing standards as well as by national professional associations such as the ASHI Standards of Practice of the American Society
of Home Inspectors which set the minimum scope of a professional home inspection.
The same ethical practices that pertain to a home inspector should be applied to a building specialist (like me) who diagnoses specific problems. Significant cost as well as health and safety concerns are at stake. The client must have confidence in the experience, skill, honesty, and ethics of the investigator.
For example, a mold remediation plan should be prepared based on solid and thorough building investigation, a detailed client and building history, appropriate tests. But more, the remediation plan, which defines the work that is needed at a property, should be prepared by an expert who is free of any conflict of interest whatsoever. In this case that means that the company doing the cleanup or repair at the property should have no business or financial relationship with the investigator whatsoever.
Having an extensive background in the home inspection profession, its education, standards, and ethics, below I provide advice for consumers who need to hire a home inspector. Other information about home inspector education, training, qualification, and how to choose a home inspector can be read at HOME & BUILDING INSPECTORS and INSPECTION METHODS
Conflicts of Interest: How to Find and Choose a Qualified and Un-biased Building Inspector Who has the Client's
Interest as the Foremost Concern
Before the Inspection: choosing a qualified and un-biased professional inspector significantly reduces the
chance of future costly surprises.
Who recommended the inspector? Is s/he working for you or for the referral source?
Because I feel that
depending on agent-referrals presents an opportunity for conflict-of interest, I depend on obtaining work by referrals
from prior clients and from attorneys. If you don't already know a top-rate home inspector in your area, some good
referral sources include someone you know well who has used an inspector, your attorney, Online directories of home inspectors,
What are the inspector's credentials,
experience, and areas of special expertise?
While some few states
regulate home inspectors, a competent, professional home inspector must have background and hands-on experience in construction, engineering,
architecture, construction management. Also important is continuing home inspection and building defect recognition education to keep up with developments.
When can the inspection be scheduled? What will it cost? Compare price along with experience, expertise, and
quality of service.
How much of the inspector's time will you actually get: on the telephone? answering questions now and later?
Is the Inspector Inspecting and Reporting Thoroughly and Clearly At and After the Inspection?
The inspector's work product should not be just "the report" but rather it should be a genuine effort first to
discover important costly or dangerous conditions and second to make sure that the client "gets it" - that is
that the findings and their significance are explained clearly both orally and in writing in the report.
What will the inspector do, examine, write? Does the inspector take time and look at both detailed clues
and major large-scale site conditions?
What are the quality, usability, detail of the written report? How much of the written report is
actual information about the Building involved, versus boiler-plate disclaimer language or "referrals to
other experts"?
How carefully will s/he inspect? Is the inspection cursory and pro-forma and too fast or is it
thoughtful and considered?
Is the inspector substituting "inspection limitations" and "disclaimers" for actually inspecting?
Does the inspector go everywhere - roof, crawl spaces, etc. [Don't expect the inspector to
enter or go onto dangerous or truly inaccessible areas, but don't accept "our policy is we never set foot
on a roof."]
How clear and complete are the oral and written explanations?
How much time will the inspector spend at the property?
Does the inspector encourage client participation in the inspection and invite questions?
Do the inspector's answers to questions actually have content or are they vague and "arm-waving?"
The question is not "Will the inspector find anything wrong?" Even the finest homes of the
best components and craftsmanship are subject to effects of human error, imperfect materials,
weather and wear. A careful, detailed, competent inspection of any property,
brand new or 200 years old, will always reveal quite a few items needing attention.
Findings range from minor to significant. Virtually any Building defect can be
corrected. The questions is not "can I fix it?" The questions are "what are the priorities, what is dangerous,
what will be costly, what are the alternatives?"
After the home or commercial Building inspection you should know the answers
to these critical questions
What needs to be repaired at the property?
What's unsafe or causing rapid costly damage?
What are the priorities of repair?
How should repair priorities be adjusted for your circumstances?
What repairs may involve significant costs?
Which repairs are probably minor, or are non-essential improvements which might be deferred?
What are the biggest risks of hidden damage?
What are the repair alternatives? Who should perform them?
What further investigations are most appropriate?
Setting Building Repair Priorities - Dan's Three "D's" of Building Repair Management
In reviewing the findings of a careful Building inspection and in setting Building repair
priorities, I like to pose this question: "Who's in charge of our money - the Building or the client?"
If a Building defect is Dangerous putting occupants or visitors at risk
If a Building defect is causing rapid costly Damage to the Building
If a Building defect is a function or system which is absolutely needed to occupy the Building, but Doesn't work
then the Building is in control of our money in that those repairs needed to be addressed promptly.
By contrast,
Improvements such as adding insulation or replacing leaky windows, may be highly desirable, but the
client is in charge of when those expenses are incurred. Improvements can generally be deferred. Building
operating costs may be higher, but the owner is not losing the Building itself to deterioration or injury.
These distinctions are a useful way to think through the findings and results of a Building inspection, and to
avoid being overwhelmed by the number of findings.
Why Use an Un-Biased, Experienced, Professional Building Inspector?
Unfortunately, Building inspection looks too easy. The appeal of talking about, rather than actually
doing Building work, sometimes attracts folks who lack the education and experience, and on occasion
the ethics, to do a proper job. Use an experienced, un-biased professional:
A professional, objective report of condition identifies significant deficiencies,
reduces costly surprises, reduces anxiety, increases home buyer or homeowner
confidence in the condition of a property, and sets priorities for action.
Detailed advice also helps avoid future costly repairs.
Full time experienced ASHI professionals study large numbers of Building
problems, are familiar with common defects and their causes, and must meet
specific examination, education, and experience requirements in order to be
certified as professional inspectors.
A professional inspector does not: warrant future condition, appraise value, nor perform
engineering/structural/capacity analysis. I do not perform destructive
testing/inspecting unless there is prior arrangement with all parties.
A professional Building inspector does: give unbiased opinion, not affiliated with any seller, contractor, attorney,
realtor. Education, training, examination, & strict ethical codes assure
our clients of an independent opinion from a well-qualified full-time
established professional.
What A Top-Rate Professional Building or Home Inspection Includes
Before the inspection:I discuss the inspection thoroughly with you ahead of time,
giving advice and answering whatever questions you may have about home
inspections or about your future home.
At the inspection the client accompanies
the inspector both to hear a detailed examination of the property and an explanation of how
things work and what concerns may particularly concern the client, but also to hear answers
to questions and concerns raised by the client.
How Long does a real home inspection or Building inspection take at the inspection site? Typically a post-1930 one-family home in good condition takes 3 1/2 hours, ranging to about a
half-day. The process may be shorter for a new empty condominium, and
longer for an old or large or complex Building with multiple mechanical systems
or hard-to-access areas, or when the client has many questions.
If I were inspecting such a Building
alone, with no client to add time by asking questions or receiving explanations, just to direct my eyes
to every item and system or component that needs to be examined and to make my field notes of findings
would take 2 1/2 hours or more. So in my
opinion an inspector is unlikely to complete a thorough, thoughtful inspection of a one family home with a client present
in a much shorter interval.
But remember that you should not be paying your inspector for "time" or
"by the hour." You should be engaging the inspector and paying him/her for
bringing competence, ethics, experience, attention to a Building to discover its
condition. You should be engaging an inspector who has genuine commitment to protection of the interests
of the client and well being of the Building occupants.
All findings, significant, dangerous, costly, as well as
detailed maintenance items, are written in a well-ordered, easy to understand
report which can be provided right at the inspection. After the inspection you
are welcome to call to discuss any current or future questions you may have
about the report or the property, including advice about future repairs for
items I have identified or for new problems which may develop. There is no added
fee for this service. Here's a summary of what to expect:
Additional detailed, indexed, narrative-style report optionally available in 24 hrs.
Lab test reports (if ordered) provided promptly on completion. Mold, Toxic Gas, IAQ, and certain other lab tests are processed
in-house in my own expert laboratory, assuring very rapid and expert results.
Expert photo-documentation available
Building Failure or Mold/Water Entry Cause Determination and Documentation Reports available.
Building Damage or Water Entry Damage Insurance Claim Investigation Services available.
Future consultation, no fee, no time limit
What to Require in Your Written Building Inspection Report
The written report must be thorough, and it must completely agree with what was said
during the inspection. The written material is what survives the inspection and what will be
referred to later. The client must not be required to make notes or to otherwise "remember" some
observation or warning issued at the inspection but not provided in the written report.
An bad inspector who suffers from interests conflicting with those of the client
may provide oral comments at the inspection which make the Building sound great, with few concerns, and then
may write a written report designed to protect the inspector from future claims of malpractice by including
severe warnings, either clearly or hidden in technical language. This is a poor practice and a bad inspection and
report. The written and oral reports should be the same, except that on occasion the written report may amplify
or provide additional explanatory detail.
The written report should make clear what the inspection findings were, and for each finding it must
make clear the significance of the finding to the Building buyer or owner. In other words it must make
clear the nature and need for action, repair, or other measures, and it must indicate when such an action
or repair is likely to involve significant cost or unsafe conditions. (This requirement is also expressed
in the ASHI, NAHI, or New York State Standards of Practice.)
Not that other repairs might not eventually
lead to significant costs, but the claim that "anything can be costly depending on client repair choices or
on the discovery of hidden damage" is not an excuse for failure of the inspector to distinguish his/her inspection findings which are immediately necessary and
obviously costly or dangerous conditions.
Our written Building inspection report includes:
Overall condition of the property, compared with other Buildings of similar age and type
Significant Building Defects or Other Deficiencies including both high-cost and unsafe items
Other Urgent Repairs, unsafe conditions, active leaks, etc.
Other Repairs Needed, and Recommended Improvements, with Repair Priorities organized
by each major Building topic (Exterior, Roofing, Plumbing, Heating, Interior, Insulation/Ventilation, etc.)
Sources of Additional Information & Assistance with Contractor Selection
Useful Building Diagnosis and Repair Articles & Illustrations
Visible/Accessible Building Components Inspected Include
Property Drainage
Walks and Drives
Foundation, Footings
Exterior Walls, Siding, Trim
Windows, Doors, Cabinets, Counters
Gutters, Downspouts
Roof, Roof Shingles, Chimneys
Floor, Wall, Ceiling, Roof Structures
Interior Floors, Walls, Ceilings
Heating & Cooling Systems
Electrical System Wiring, Service Panel, Devices, and Service Capacity
Pest Damage/Risk Areas: Bees, Carpenter Ants, Termites, Mold, Rot, & similar risks
Energy Conservation/Safety Items
Insulation & Ventilation
Contents of the Home Reference Book - Home Inspection Report
Home Reference Book Field Observation Report Pages
During the actual building inspection the inspector records his/her observations of defects, suggested improvements, and other
property information on worksheets which are designed for each major building system (see "Home Reference Book Explanatory Text
and Illustrations" just below.)
For each finding noted and discussed, the inspector records the following:
What: The observation or item itself - something needing attention, repair, or important simply to know about
Key: a reference to where in the report explanatory text, further illustration and explanation may be found for this item
x
Task: What action is needed: provide something that is missing, repair or replace an item, further evaluation is needed,
the item can be improved, or the item should be monitored
Where: where the item is located in or on the building
When: When action is needed: immediately, within n years, or the item may be discretionary (such as an improvement).
More Data Typical anticipated cost or other remarks may be noted
A remarks and comments section on each note page permits the inspector to write additional suggestions, warnings, or explanation
for the topics discussed on that page.
Home Reference Book Explanatory Text and Illustrations
The Home Reference Book provides additional explanatory text and illustrations for most residential (and some light commercial)
building defects. The text is keyed to the field observation or report pages which are prepared by the inspector.
The sections of this document include:
How the book works (how to use it)
The scope of the inspection (what's covered)
The bottom line - an overall summary of condition
Roofing, Flashings, Chimneys
Exterior
Structure
Electrical
Heating
Cooling
Insulation (and ventilation)
Plumbing
Interiors
Maintenance suggestions
Life cycles and costs of building components
Supplementary addenda on topics like lead and radon hazards
Filing systems (envelopes for receipts and other documents)
Each of the major topics discussed in the Home Reference Book expands into sections of detailed, illustrated explanatory
text for each major subtopic (For example, under roofs, roof types and typical defects for each type are discussed and illustrated).
Building Inspection Fees - How Much Should You Pay?
Professional Building inspectors I know are sometimes frustrated by inexperienced clients who
believe that a home or Building pre-purchase inspection is a generic procedure, that all inspectors are equally
competent, and that all have equally high regard for the interests of their clients.
John Ruskin had the following thoughts on prices and values: "It is unwise to pay too much, but it is unwise to pay too little. When
you pay too much, you lose a little money; that is all. When you pay too
little you sometimes lose everything. Because the thing you bought was
incapable of doing the thing you bought it to do. The common law of business
balance prohibits paying a little and getting a lot. It cannot be done. If you
deal with the lowest bidder, it is well to add something for the risk you run
and if you do that, you will have enough to pay for something better."
Just as the experience, attention to detail, and quality of reporting vary
among inspectors, so do fees vary among consultants. To understand what you're
paying for, and to have a clear idea of the relationship between fee-paid and
value-received, be sure to understand the qualifications and experience of your
inspector, the time and detail of the inspection, the quality of the written
report, and the extent of consulting and advice that are provided.
Home inspection fees vary by size, age, price, location, and ancillary services
that a client may need like termite reports, water or septic testing, and radon testing.
A typical minimum home inspection fee for a well qualified home inspector is $450.00. The service typically includes a detailed,
buyer-accompanied field inspection which takes about a half-day, along with an
extensive written report and some inspectors use the Home Reference
Book which provides more than 400 pages of clear and authoritative
information which is keyed to the actual field findings. Also included is
unlimited future consulting regarding the condition of the property and future
repair work that may be needed.
Additional fees (see below) may apply for special
services: water tests, termite/wood-destroying insect infestation report, septic testing, and other special services. Fees are adjusted when multiple services are ordered with a home inspection.
Reduced-fee/pro-bono work is available as appropriate for religious institutions, senior citizens, low-income or disabled clients.
Schedule an appointment for a diagnostic or forensic building investigation or see a published fee schedule (Inspection
fees and fees for other services will be reviewed with you and committed before any work is performed. The fees in the table are subject to change without notice. For pre-purchase home inspections we are pleased to refer clients to our state licensed (not all states license home inspectors) and certified qualified professional associates.
Sick House Investigations: combined with other inspection methods, I offer bulk and air sampling combined with light microscopy to identify possible bioaerosols and other conditions likely to contribute to presence of mold, mildew, pet dander, dust mites, and other allergens.
Indoor Air Quality, Mold, Toxic Gases, Odors, Allergens, Fresh Air: on-site mold investigations, in-house forensic microscopy laboratory services. Gas testing such as CO/other toxic gases, and odor source measurements in ppm using calibrated Gastec, Drager, or other instruments
Electromagnetic Fields: I designed the first standardized independent field survey procedures of property and Buildings for consumers wanting independent, informed information about possible health hazards from power transmission, computers, electric heating--measurement & report using calibrated instruments
Exterior and Interior Stair, Railing, Deck, Walk Trip and Fall Hazards: experience and qualification as expert witness, on-site inspections, written and photo-documentation of unsafe conditions, Building defects, Building code and other authoritative citations.
Heating Inspection Methodology & Tests: inspection methods for this and other complex systems; operating efficiency, safety tests, flue gas leaks, correct operation of safety controls, draft, other operating problems. we have performed field work, researched, and taught extensively this topic.
Heat Loss Points: Infrared IR Thermal scanning for key heat loss points/insulation faults using Exergen Micro-Scanner
Formaldehyde/UFFI: Air sampling for formaldehyde outgassing, e.g. from carpets and Building materials
Lead Paint: Building scan and abatement advice services by inspection & referral
Radon Gas: Screening using time-integrated canister measurements. Special grab-sample instruments available as needed.
Roofing Failures: I have studied and collected data on fiberglass-based asphalt roof shingle failures such as "thermal splitting" and other roofing defects.
Septic System Inspection & Test Procedures: Licensed Septic Inspector, System loading and dye testing, field inspection. Bank certification letter. I "wrote the book" on septic loading and dye test procedures.
These and other special tests can be performed separately, by referral, or during a home inspection. I will arrange special tests or will assist clients in conducting tests themselves.
Building Purchase Contingency Clause Suggestions for Attorneys, Realtors, Building Professionals
Recommended Building Purchase Contingency Clauses: I recommend including in the purchase offer or
contract this wording: "Purchase is subject to buyer's approval of the results of a professional home or Building
inspection and approval of environmental or other inspections and tests which buyer may opt to have performed."
Then ask your client to contact us by telephone, fax, or email to schedule an appointment. You should avoid traditional contingency
clauses which omit the "buyers' approval" language, miss environmental testing (such as mold, IAQ, radon, water
contamination, oil storage tank testing, or termite inspections).
You should avoid traditional contingency clauses
which mis-describe the inspection as an "engineering" or "structural" inspection because those terms are either too
limited in scope or are not adequately defined in the literature and in case law. For example, the scope of "home
inspection" is defined by the New York State Home Inspection Standards of practice.
"Structural" inspections, by clear definition, might exclude
significant and costly defects which do not involve structure (the Building foundation, framing, and structural
connections) such as rotted windows, leaking roofs, or unsafe aluminum electrical wiring.
Expert Services:
In addition to extensive home inspection services, I perform field
work and conduct research on Building failures and defects in support of litigation or arbitration for law firms,
consumers, and various agencies. I also offer special problem-consulting, defect analysis, repair recommendations, cost
estimates, expert photographic and videotape as well as written documentation, legal consulting, case preparation
assistance, and research to find the best and most authoritative answers to your construction and Building failure
questions.
Daniel Friedman is a full-time professional residential & commercial Building inspector with
more than 30 years of construction problem diagnosis and Building inspection experience. His construction experience
dates from 1964 and includes new construction, military construction, home renovation, historic house restoration,
and both education and work experience in the Building trades: electrical,
plumbing, heating, air conditioning, insulation, siding, painting, roofing, structural repairs, foundation repairs. He
has been a certified ASHI inspector from 1986-2006), is a New York State licensed home inspector # 16000005303 (inception to 2008),
and has performed environmental testing and inspections since 1986. We also operate a forensic microscopy laboratory
for analysis and identification of environmental and mold test samples, paint failure samples, house dust, and other particulates.
Author: construction journals, professional publications. Leader: New York and National professional associations for home inspectors as well as in
specialty trades Building failure cause and detection researcher Educator: professional and university-level programs at state and national levels.
Professional Member: American Industrial Hygienists Association, AIHA #149892 Licensed Septic System Inspector: Title 5, by Massachusetts Department of Environmental Protection. Member: Pan American Aerobiological Association & International Aerobiology Association (Certified Fungal Spore Counter Exam-I) Director: New York State Association of Home Inspectors - NYSAHI - progenitor of home inspector licensing in New York Professional Member: International Association of Electrical Inspectors, IAEI #195930 Professional Member: International Conference of Building Officials, ICBO #22178-0 Professional Member: National Pest Control Association, NPCA #120827 Building Code Certified: BOCA Property Maintenance and Housing Inspector Construction Arbitrator: American Arbitration Association - AAA
New York State Home Inspection License #16000005303 (inception to 2008)
Certified member: American Society of Home Inspectors, ASHI#000577, from 1986 to 2006, a developer of the National Certification Exam for home inspectors, served on ASHI's Education, Exam, Technical, Ethics, and other national committees for more than two decades. Writer, Editor, Publisher, ASHI Technical Journal.
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