Tag Archives: Defiance Ohio

Exterior freeze-proof hose bibs improperly pitched

One of the more common issues I often run into while traversing around houses, throughout Defiance and Northwest Ohio, is back-pitched exterior freeze-proof hose bibs (a.k.a. faucets).  A freeze-proof faucet gets its name because of its longer design that allows water to be shut off where it’s warmer – at the interior. See here:

Plumbing - hose bib - frost free faucet

Thanks for the awesome graphic, The Family Handyman

When I say back-pitched, the hose bib is positioned or sloped toward the home/water supply instead of being pitched toward the exterior, as it’s supposed to be. Here’s a couple of examples:

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Back-pitched toward the house

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Another wrong installation

When the hose bib is improperly back-pitched, like these examples, they’re no longer “freeze-proof” and are now “freeze-prone” because of the improper installation.  To reiterate what I said earlier, the whole idea of the “freeze-proofness” (Oh yeah, I’m pretty sure that’s a word) is to keep the water in the warmer interior area. When it’s back-pitched, the water gets trapped inside between the top of the shut off seal and the exterior spout.  That trapped water can then freeze and damage or split the faucet if it stays cold long enough. That being said, the only time they will usually “leak” is when the faucet is operated and water finds it way out of the split.  Here’s an example of a “leaker”, as viewed from the crawlspace:

2017-03-29 11.09.23

Sometimes, homeowners don’t even know they leak, because they only leak when operated.

The faucet should be pitched toward the exterior so that any water can drain out and not get trapped inside, like this:

Plumbing - hose bib - pitch

Most of the time this can be a pretty simple fix and can often be done with plumbers strap or similar to raise the back end up and get the right slope toward the exterior, however, just like any other home repair, that’s not always the case. When in doubt, call a professional plumber to get it done right so you’ll have the water where and when you need it – at the outside of the house.





Soaring temperatures – Maintaining your AC system

It’s been a brutally warm summer so far throughout Northwest Ohio. During these times, nothing works harder than your AC. Make sure you’re checking/maintaining them to avoid any surprises. Here’s a few helpful suggestion to keep your system running at peak performance:
  • Ensure the duct taping and plastic visqueen is secure/intact to avoid any wasted            energy.
  • Make sure the extension cords are all well secured and not showing signs of overheating.
  • Look over the 2 x 4 supporting structure to make sure it’s solid and that there are no loose/broken drywall screws.
  • Make sure the kitty litter drip pan is not full of water and the condensate pump is working properly.
  • If you can find the filter, replace it every month.
These simple, proactive tips will ensure you and your family are kept cool and comfortable during these scorching summer days.Homemade AC

Galvanized Steel Piping

New Home Base Logo edited for web

Galvanized water and/or drain lines have a typical life expectancy of 40 – 60 years.  Galvanized piping was typically installed in Northwest Ohio homes up until 1960 or so. The interior surfaces of this pipe corrodes over time and the buildup reduces the water flow/drainage or the pipe will simply rust/corrode through and leak, especially at joints. Sometimes it is difficult to run multiple fixtures or the drainage will become noticeably slower. If there is any galvanized piping found during your home inspection, it would be prudent to budget for replacement. If there are signs of leaks, corrosion, or reduced pressure or drainage, it should be replaced with plastic or copper. Please note that if the main water line from the street is galvanized, this is the homeowner’s responsibility and will involve a significantly higher replacement cost.  Please also note that softening the water typically extends the life of galvanized piping and hard water deteriorates it much quicker.                                                                                                 galvinized steel pipe leak2


Example of a galvanized water line from the street to home

Youtube video of galvanized steel piping


















Sellers – Top Ten Ways to Speed Up your Home Inspection


Hurry up, would ya! I do have my life to get back to!

If your selling your home here are 10 suggestions to help speed up the home inspection. The inspection will go smoother for everyone involved, with fewer concerns or issues that may delay closing.

10. Confirm that water and gas service are on, with gas pilot lights all lit. Home Inspectors will test everything just as a homeowner would – turn the thermostat up to get heat, flip the switch to the gas fireplace and it fires up, operate the hot side of a faucet and hot water comes out, etc. Under certain/limited circumstances, we can perform this service with written permission and knowledge of why utility was off from the seller/owner/listing agent.  We also can perform dewinterizations for a fee.

9. Ensure all breakers are on, even if it’s something you don’t use anymore. (or put a note on the panel ledger stating why breakers are off/not in use.) Again, under certain/limited circumstances, we can perform this service with written permission and knowledge of why the breaker(s) are off from the seller/owner/listing agent.

8. Trim exterior vegetation, remove leaves, snow, etc. accordingly, to allow for visibility/accessibility.

7.Attend to easy/simple fixes like, leaky drains under the sinks, downspouts extensions missing/not long enough, gutter leaks/standing water, door knobs that aren’t latching/locking properly, windows and doors opening/closing properly, changing/replacing dirty/missing furnace filters, installing junction box covers, etc.

6. Remove/rearrange items blocking access to attics and crawl spaces, heating and cooling equipment, electrical panels, water heaters, etc. Also, make sure any locks are removed and/or made accessible. In addition, ensure that caulked/painted/finished attic accesses, electrical panel covers, etc. are easily accessible.

5. Leave rare, expensive baseball cards in the attic for me to find 😉 I’ll cancel the inspection right away and retire 🙂

4. Ensure pets won’t hinder the inspection, or better yet, me, the inspector! Ideally, they should be removed from premises or secured outside.

3. Test smoke and carbon monoxide detectors, and replace dead batteries. Ensure they exist at all the required areas.

2. Replace light bulbs! Otherwise, it will be documented in the report that the light was inoperable/not working when tested with the switch.

1. Ensure there are fresh, warm brownies (or equivalent) on the kitchen counter with a note in plain view stating “For the inspector only.” I get groggy when my belly’s full and I might not be able to find any issues at your house while I’m in a food coma 😉

And for the other #1 😉 – disclose, disclose, disclose! Homebuyers (and inspectors especially) appreciate honesty, frankness, and forthrightness! In other words, if there’s something you know about, please don’t try and hide it or pretend you don’t know. I’m pretty good at finding things, in fact, it’s how I feed my family ;).

Attending to these items will help ensure a smoother process with less hiccups. The inspection will go faster. Your real estate agent will thank you!  The buyer(s) will thank you! I will definitely thank you! After all, we all want to keep the ball rolling and get everyone moving on with their real estate goals and dreams as soon as possible!


Visit us online @ http://aspecresidentiaspec_logoal.com/,  email us @ aspecresidential@aol.com, call us at 419-782-8924, or text us at 419-615-5076 with any questions or concerns.  We’re always here to help!

Your friends at ASPEC,

Josh & Celena Frederick

What Really Matters in a Home Inspection

Buying a home in Defiance or Northwest Ohio?

The process can be stressful. A Home Inspection is supposed to give you peace of mind but, depending on the findings or amount of findings, it may have the opposite effect. You will be asked to absorb a lot of information over a short period of time.  Your ASPEC inspection will entail a comprehensive and detailed written report, including checklists, narratives, numerous photos, internet links, videos, in addition to what I tell you during the inspection and/or afterwards during the inspection review. All of this combined with the seller’s disclosure and what you notice yourself can make the experience overwhelming. What should you do?


I am a professional, and being a member of InterNACHI®, then you can relaxtrust that I am among the most highly trained in the industry. Most of your inspection and report will be related to common issues/maintenance/repair recommendation. These are good to know about.

However, the issues that really matter will fall into four categories:

  1. Major defects, such as a structural failure or wet basements/crawlspaces;
  2. Conditions that can lead to major defects, such as a roof leak or shoddy workmanship;
  3. Issues that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and
  4. Safety issues, such as a backdrafting water heater or improperly wired electrical.

Anything in these categories should be addressed as soon as possible.

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It’s also important to realize that a seller is under no obligation to repair everything mentioned in your inspection Report.

Remember, no house is going to be defect/issue free (at least I haven’t found one yet) and always try & keep things in perspective.

And remember that homeownership is both a joyful experience (unless you didn’t use ASPEC for your home inspection) and an important responsibility, so be sure to contact us if you have any questions regarding your home.  I want to be sure that your home will keep your family safe and stay in top condition for years to come.

Brought to you by your local Defiance and Northwest Ohio Certified Professional Inspector®,

Joshua Frederick, CPI


Source: International Association of Certified Home Inspectors, Used with permission, [https://www.nachi.org/matters.html]