Bruce Barker Interview Q & A

2. Describe a few construction defects and their consequences.

The saying, "The devil is in the details," is never more true than for construction defects.
Construction defects are usually not obvious and catastrophic; rather, they are often the
result of one or more subtle failures to implement important construction details. People
often live with construction defects for years and do not realize it until an event occurs that
causes injury or property damage.

Falls involving stairs injure many people every year. The model residential building code
contains many provisions dealing with stairway construction and lighting. The code requires
that the vertical height of each step be no more than 7 ž inches, and that the difference in
the height between any two steps in a flight of stairs be no more than 3/8 inch. Stairs that do
not satisfy these requirements can be more difficult for people to use, particularly for the very
young and the elderly. The code also requires lights at every stairway landing, including the
top and bottom landings, and it requires a switch for the lights at the top and bottom landings
for stairs with six or more steps. Stairs that are not well lit can be dangerous, again
particularly for the very young and for the elderly.

Most people know that electricity can kill. The model residential building code electrical
chapters are almost entirely about electrical safety. The common mistake of reversing the
hot and neutral wires at an electrical receptacle can produce a deadly shock. For example, if
someone were to plug a metal lamp into a reverse polarity receptacle and if that person were
standing on damp concrete or some other grounded surface, that person could receive a
fatal electric shock. The common mistake of connecting a wire to a circuit breaker that allows
too much electricity to flow can heat the wire to a point where the insulation melts and a fire
occurs. I have pictures of wires with melted insulation that were discovered before serious
damage or injury occurred.

Many people use gas to heat their homes and to provide hot water. The Fuel Gas chapter of
the model residential building code deals with safe delivery of gas to gas appliances and
safe venting of the products of combustion. Improper installation of gas pipes can cause a
gas leak with the potential for an explosion. Improper venting of a furnace or water heater can
allow combustion products such as carbon monoxide into the home. At high concentrations,
carbon monoxide can kill. At lower concentrations, carbon monoxide can make people sick,
often without knowing why.

3. Don't government inspectors perform building code inspections?

Yes, but there are situations when government inspections may not occur or may be
inadequate. If a building permit is not obtained, there will be no government inspections. This
situation is common and occurs during almost all replacement of appliances, such as
furnaces and water heaters, and many remodeling jobs that do not involve major exterior
structural work. Replacement and remodeling work often introduces defects into older
homes, particularly when the work is performed by unlicensed individuals.

In some rural areas of the country, no building department exists to provide government
inspections. People are on their own in these areas and need to do their homework so that
the work is done in a safe and effective manner.

Even when building departments exist, it is possible that they are either understaffed or have
inspectors who are not as knowledgeable about the code as they could be. This is, again,
more likely in rural areas than in larger towns and cities. Lack of time or lack of knowledge
can cause an inspector to miss an important detail that could make the difference between a
safe condition and an unsafe condition.

4. If people buy your book, should they perform their own home inspections?

Except for experienced home inspectors and experienced contractors, the answer is, "no."
The book does not make people building code or construction experts. Only study, training,
and experience does that. The book gives people the knowledge to look at a system or
component in a home and determine if it appears to comply with the model residential
building code. If, after carefully reading the book and carefully looking at the system or
component, it appears properly installed, then the installation probably complies with the
model residential code. If a system or component does not look properly installed as
described in the book or if the person is unsure about whether or not a problem exists, they
should get help from a qualified expert.

5. When is a building permit required?

Every building department has its own rules about when a building permit is required, so
check with your local building department. Of course, new construction and additions to
existing homes almost always require a permit. Structural changes to a home such as
moving a load bearing wall or moving or adding a door or window usually require a permit, as
well as a review by an experienced contractor or a structural engineer. Most changes and
additions to electrical, heating, air conditioning, and plumbing systems usually require a
permit. Examples include adding an electrical receptacle or a lighting outlet, adding or
replacing a furnace or water heater, and adding or moving a sink or toilet.

You usually do not need a permit to perform maintenance on existing systems or to replace
appliances such as washers, clothes dryers, and refrigerators.

As a practical matter, most people do not pull a permit for work such as replacing a furnace
or water heater and for minor electrical and plumbing work. I believe that many building
departments do not really expect people to pull permits for this kind of work, although if you
ask them they will tell you that you should. They would be right. Work performed by
unqualified people without adequate inspection is a major source of construction defects.

6. What can people do to avoid construction defects?

Buy my book, of course. Seriously, first, use only qualified and licensed contractors. Check
the status of their license with the licensing authority. In many areas you can check contractor
licenses on the internet. Second, get references from the contractor, including one that is at
least a couple of years old. This will indicate how the contractor's work holds up over time.
Third, if the job is one that requires a building permit, have the contractor obtain a permit.
This will increase the cost and slow the job's progress, but the benefits often exceed the
cost. Having the contractor obtain a permit indicates that the contractor is in good standing
with the licensing authority and the local building department. A permit means that a third
party will inspect the work to determine if it complies with the local building code.

7. Is there one large national home builder that is better than the others?

The short answer is I don't believe so. I believe that most production builders, whether
national or regional, want to build a good home. It's up to the people on the construction site
to actually build a good home. If the superintendent who is responsible for the home and his
supervisors are doing their job and if the trade contractors are doing their job, then there is a
better chance of building a good home. Quality is about people. If people care about quality,
then they will produce quality.

8. How do I find a qualified home inspector?

This is a difficult question because it touches on the sometimes difficult relationship between
real estate agents and home inspectors. Many people rely on recommendations from their
agent to find a home inspector. The problem with agent recommendations is that the agent
has a vested interest in making sure the sale is completed. Some agents yield to temptation
and recommend home inspectors whom they know produce reports that are "agent friendly"
and that do not fully protect the interests of the home buyer. If you ask an agent about home
inspectors, ask for the names of inspectors who are known as "deal killers" or ask for the
names of inspectors whom the agent would use for their personal home.

The better method for finding a qualified home inspector is to do your own research and hire
an inspector you select and who works solely for you. A good place to start is the American
Society of Home Inspectors web site at www.ashi.org. Contact a few inspectors who appear
on the "Find an inspector" feature. Ask questions such: as how long they have been in
business, do they have any construction experience, and do they have any related licenses
and certifications such as a contractor's license and building code certification. Also, make
sure that the inspector who performs the inspection has all these qualifications. In multiple
inspector companies, the owner may have many impressive qualifications, but the field
inspectors doing most of the work may be far less qualified. Cost is the last question you
should ask. Selecting an inspector based on cost may save a few dollars now, but may cost
you thousands later.

9. Should buyers of new homes have their homes inspected?

Absolutely yes. Every new home has some defects and some new homes have serious
defects. In fact, new homes should have at least two inspections by an inspector who works
for the buyer.

The most important inspection a home will ever have is the one that occurs before the
drywall is installed. This inspection is often called the framing or pre-drywall inspection.
During this inspection, almost everything is visible. Most of the structural materials, wires,
pipes, ducts, and vents are covered by drywall and not visible at any other time. A well
qualified and thorough inspector will spend far more time inspecting a home and will look for
more potential defects than almost all government inspectors.

The other inspection occurs when the home is complete. During this inspection the inspector
can confirm the status of defects identified during previous inspections, if they are visible,
and can inspect new work since the last inspection.

Buyers may wish to have their inspector confirm that any defects identified during either
inspection have been properly repaired. The prospect of having the repairs inspected can
motivate contractors to do a better job.

10. I'm selling my home. Should I have it inspected before I put it on the market?

If you are selling in a buyer's market, anything you do to make your home special can help it
sell. Buyers don't like uncertainty and having a professional inspection report available for
them when they view your home helps remove some of the uncertainty about your home. A
professional inspection also goes a long way toward fulfilling your obligation to disclose
known defects. It places you in a much stronger position should the buyer later try to allege
that you did not disclose defects.