As electrical panels developed and evolved over the years, sometimes certain features turned out to be not so safe. If you do have an older panel, it’s important to be aware of era-specific defects that might be present.

There have been some pretty serious factory recalls throughout the decades – such as Federal Pacific Panels, Zinsco Panels, aluminum wiring etc. But in this blog, we will be discussing a much more recent electrical issue – the Square D AFCI recall.

What’s An AFCI?

Before we get into the Square D dilemma, let’s have a quick recap about Arc Fault Circuit Interrupters. AFCIs are located on individual breakers in modern electrical panels. Their sole purpose is to shut off the electricity to the breaker when any electrical arcing is detected.

Electrical arcing can occur from a number of reasons, such as gaps in wire insulation, frayed or damaged wiring, dust accumulation, or corrosion. If there is an interruption in the normal circuit, the electrical current might try to jump a gap to another nearby conductor. As the electricity travels through the air, it creates a bright and hot stream of plasma, which can cause fires, electrocution, and even explosions.

Needless to say, we do not want arcing to occur, which is why our friend, the AFCI, is so important. And we certainly want our AFCIs to function properly!

Square D AFCI Breaker Recall

In November 2004, Schneider Electric announced a recall on all Square D AFCI breakers manufactured between March 1, 2004 and September 23, 2004. There was a microchip in the breaker that was not reliably detecting characteristics of arcing. This was a huge safety and fire hazard, so the company had to issue replacements and refunds to any customers with these units.

At the time, around 700,000 units had been sold nationwide. Many of them were replaced, but it’s highly likely that some still remain out there.

How to Identify a Defective Square D AFCI

So how can you tell whether or not you’re looking at one of the recalled units? It helps to know the year of the home and when your current electric panel was installed. Next, make sure the breakers are manufactured by Square D.

The most noticeable characteristic of a defective AFCI will be its blue test button. If it does not have a blue button, you are in the clear. However, just because it has blue button does not necessarily mean it’s a defective model. There are certain iterations of breakers with blue test buttons that are fully functional.

The next defining factor will be its catalog number, which is located on the front under the test button. According to the Schneider Electric website the following catalog numbers are recalled:

• QO115AFI, QOB115AFI, HOM115AFI
• QO120AFI, QOB120AFI, HOM120AFI
• QO115VHAFI, QOB115VHAFI
• QO120VHAFI, QOB120VHAFI

If these numbers are illegible or faded, you can also tell by looking at the date code of the breaker. Defective date codes include:

• CN, DN, EN, FN, GN, HN, and JN.

However, the one caveat is that the date codes are located on the back of the breaker. So you will need a certified electrician to remove the breaker safely and view the date code.

Say the AFCI breaker has a blue button, but you are unable to identify the catalog number or date code. In these cases, Schneider Electric recommends that you assume that it is defective and have it replaced. You will not have to pay for the part replacement, only labor.

For information about how to replace a recalled Square D AFCI breaker, VISIT THIS WEBSITE.

Need a Home Inspection?

If you are located in the Colorado Front Range, and are in need of home inspection services, try Scott Home Services! We offer an extensive list of services ranging from standard home inspections to radon testing, sewer scope inspections to mold testing. 

Feel free to visit us online to learn more, or contact us to book your services today!

A garage is more than just a place to park your car or store those mountain bikes. It actually plays a significant role in the safety, security, efficiency and value of the home. However, because it is generally exterior to the living space, garage maintenance is often overlooked.

Inspecting garages is always a crucial part of our standard inspections. Our inspectors understand the importance of a well-maintained garage space, and the potential issues that can result from a neglected one.

Why Bother with Garage Maintenance?

Safety

Much like any other aspect of the house, keeping a close eye on the components of the garage will help to ensure safety. Things like faulty garage doors, exposed wiring, flammable materials, and structural damage can all lead to unsafe conditions and safety hazards.

Structural Integrity

Attached garages often share structural components with the main living space. This means that any unaddressed damage occurring to the garage foundation, slab, walls or ceiling could also directly affect other parts of the home – a prime reason to stay on top of garage maintenance!

Security

Any vulnerable or damaged parts of the garage could prove to be weak points in your home security. Intact windows and doors and properly functioning locks can prove to deter any would-be intruders.

Pest Prevention

Don’t forget about those small intruders! Garages are a hotspot for pests, such as mice, rats, birds and insects to seek refuge. And if they make their way into an attached garage, it’s that much easier for them to advance into the cozy living space. A well-maintained garage can help to keep these unwanted guests out!

Preserving Home Value

A well-maintained garage can add to your home’s curb appeal and resale value. All aspects of a property contribute to its value. This is why maintaining the garage is just as important as caring for the other lived-in portions of the home. Plain and simple – when a garage is clean, functional and secure, it looks better to a potential buyer!

Inspecting Garages: What Do Inspectors Look For?

Garage Door and Opener

The main garage door and its opener are standard parts of most homes we inspect. Our inspectors will be checking for condition, functionality and safety. The door itself should be intact and structurally sound. In addition, all of its hardware that aids it in opening and closing should be in safe, operational condition.

Electronic auto-reverse sensors on either side of the garage door are a must. These should be placed 6 inches or less from the ground and should successfully reverse the garage door when triggered. Improperly mounted or defective sensors could be a serious safety hazard, which is why our inspectors will always step through the sensors to test them.

Fire Safety

When inspecting garages, this is a big one! In the case that a fire occurs in the garage, the door into the house must act as a barrier to stop or slowdown the spread of the fire and fumes into the living space. The International Code Council (ICC) states that the door must be fire-rated, self-closing and self-latching. Additionally, there cannot be a bedroom on the other side of the door.

The inspector will also examine the walls and ceilings to make sure there aren’t any breaches or holes that could allow fire/fumes to enter the home. If the drywall is exposed, the seams should be taped and sealed (as shown below).

Electrical

Just like any other part of the house, we are going to make sure the electrical components are safe and sound. This means testing outlets to make sure that they’re properly wired and grounded.  There should also be a GFCI (ground fault circuit interrupter) present. Any exposed or damaged wiring will be called out for evaluation and repair.

It’s not uncommon to find electrical panels located in the garage, as well. In those cases, our inspectors have a whole procedure to assess the panel.

For an in-depth look at how our inspectors look at electrical panels, check out this article!

Structural Components

Similar to the electrical system, when it comes to structural components, our inspectors will treat the garage just like any other part of the home. The inspectors will look at the exterior, including siding, windows and roofing. We make sure to walk the roof when accessible. Any signs of damage, defects or deterioration will be noted.

While inside the garage, the inspector will look at the walls, ceiling, floors and attic space (when present). Does everything appear structurally sound and in good condition? Are there any signs of water damage, leaks or mold?

We also want to pay attention to cracks in the garage floor. Minor cracks are common and can occur during the concrete curing process. However, sometimes more severe cracking can be caused by factors such as soil movement or moisture intrusion, and parts of the concrete slab can heave or settle. In these cases it may be necessary for further evaluation and repair.

Pests

As stated above, pests love to make garage spaces their homes. While inspecting garages, our inspectors will be on the look out for signs of pest activity, such as droppings, nests or damage. They will also make note of any conditions that would allow easy pest entry, such as garage door gaps (shown below).

If you’re looking for a thorough pest evaluation, we offer a specialized pest inspection service. This a more extensive, top-to-bottom, search for pests throughout the property.

General Condition

When inspecting garages, we will also make note of its general condition. Is it clean and free of excessive clutter? Any items that might obstruct doorways will be flagged.

Also, if there are stairs, are they safely intact? Inspectors will check the lights to make sure they are functional.  Additionally, if there are combustible appliances, like a furnace or gas water heater, they must have sufficient ventilation. Any other noticeable defects will be noted.

As you can see, routine garage maintenance can prevent costly repairs, optimize safety, increase resale value, and give you an overall peace of mind. So when it comes to your garage – Don’t neglect. Respect!

If you are located in Colorado and in need of inspection services, consider Scott Home Services!

Check out a full list of our services online to discover how we can help you!

In this day in age, electricity is a critical component in any household. The electrical panel essentially works as the heart of your electrical system – meant to safely and efficiently distribute electricity throughout the home.

During a standard home inspection, the electrical panel (often referred to as the “breaker box”) is a key focal point. When improperly installed or configured, the breaker box can be very dangerous. So what exactly does your inspector need to look for when inspecting electrical panels?

Inspecting Electrical Panels

Accessibility

Right off the bat, the inspector will be assessing the panel based on how easily it can be accessed. Obstructions will be called out, especially if the inspector can not physically get to the the box.

There should be at least 36 inches of clearance in front of the box, and 30-36 inches to its left and right. Additionally, nothing should be propped against it or stacked on top of it.

Panel Condition

The condition of the panel is crucial. Any significant defects could lead to serious safety hazards. We check for signs of water intrusion, rusting, corrosion, scorch marks etc.

Also how old is the panel? If the breaker box appears to be 30 years or older, we will call it out for further evaluation by an electrician.

There are also specific problematic brands to pay attention to. For instance, Federal Pacific (shown below), Zinsco, and Sylvania panels each had its own respective defects that proved to be serious fire hazards. If our inspectors detect these brands on the premise, they will call them out for immediate evaluation and replacement.

Proper Labeling

Our inspectors will make note of any breaker labels that are missing, incomplete, or faded. Proper labeling is important because it helps to ensure that the power is disabled correctly to any circuits or equipment while being serviced. Additionally, if any of the breakers trip, correct labeling will indicate the circuit or circuits that have been affected.

Correct Wiring and Breakers

This is a big one. During a standard inspection, our inspectors remove the panel cover in order to examine the wiring. All hot, neutral and grounds must be configured properly. And any signs of improper or hazardous wiring will surely be flagged.

A common defect we see is double tapping – where two or more conductors are connected to one breaker (shown below).  This is not allowed, and should be corrected for safety.  An electrician should evaluate and repair this item.

We are also on the look out to make sure that all the breakers are the same manufacturer as the panel itself.  Incompatibilities between breaker and panel manufacturer can cause electrical arcing and performance issues.

The breakers should be properly sized for their wiring circuits. When oversized, the wiring could overheat without the breaker tripping, creating a potential fire hazard.

We will also test AFCIs and GFCIs when they are present on the breakers. However, many older panels do not have ACFIs, and GFCIs are commonly found directly on outlets within the house.

Furthermore, it is crucial to be on the lookout for aluminum wiring. This material was widely used in the ’60s and ’70s as a cheap alternative to copper. But it soon became clear that this material is highly susceptible to corrosion and oxidization. Needless to say, this is a red flag for any inspector!

Amperage Rating

The inspector will be sure to look at the main service amperage rating, to make sure it is sufficient for the household. The average home should have at least 200 amps, with some smaller apartments only needing around 100 amps.

We sometimes see older homes with inadequate services amperages. While this may have been adequate when the home was built, this can prove to be an undersized electrical service for modern electrical needs. In these cases, the service conductors running to the home will likely need to be replaced, and the main panel will also need to be replaced with a higher capacity panel.

DIY or Non-Standard Installations

When inspecting electrical panels, any type of sloppy or seemingly unprofessional alterations or wiring may raise concern. Any improperly stripped or exposed wires will be noted. Also all unused knockouts should be covered to avoid pest or moisture intrusion.

Essentially anything that might seem out of the ordinary will likely be called out, just to be safe. When in doubt, call it out!

What Home Inspectors DO NOT Inspect

While our home inspectors can give you a comprehensive overview of the electrical system, they are not certified electricians, which means they do have limitations.

For instance, we do not remove breakers or wiring to inspect behind them. We don’t perform load calculations or test individual circuits.

If the home has an older breaker box, and you wish to verify code compliance, we will recommend that you consult with a specialist. And of course, we do not perform any repairs or upgrades.

Scott Home Services: Inspecting Electrical Panels and Beyond!

We hope that this article has given you a better insight into our electrical inspecting procedure. However, our standard home inspections don’t stop there – we inspect all major aspects of a residence.

For a full breakdown of our inspection process, check out this article!

If you are located in the Colorado Front Range and are in need of a home inspection, we hope that you’ll give Scott Home Services a try! We proudly offer an extensive list of home services, such as radon testing, sewer scope inspections, energy evaluations, mold testing and more!

Feel free to visit us online, or contact us to book your inspection services today!

When considering a home, we often only focus on its aspects that are visible. But it is often the unseen components of a structure that play the most significant roles. One such area is the crawlspace – it plays a critically important part in the overall health, safety, and efficiency of a home. Crawlspace inspections can tell you a lot about the condition of a house, which is why they are one of the primary steps in our home inspecting procedure.

Our clients are often curious as to why the crawlspace is so important and how we go about inspecting it. So we thought it’d be a great time to break it down in a blog. Let’s discuss!

What Is A Crawlspace?

Keep in mind that not all houses have crawlspaces, so some people might not be familiar with them. For those of you who do know what they are, here’s a quick refresher.

A crawlspace is a narrow, unfinished space beneath a home, typically between the ground and the first floor. Unlike a full basement, crawlspaces are not meant for living or storage, but rather to provide access under the flooring of the home. They usually range from 1 to 3 feet in height — just enough for a person to “crawl” through.

Why Are Crawlspaces Important?

• Structural and Utility Access – As mentioned above, one of the greatest benefits to having a crawlspace is that it provides the homeowner with access to the “underbelly” of the home. Depending on the size and accessibility of the crawlspace, you can generally observe and perform and maintain important components, such as plumbing, electrical, HVAC systems and structural components.

• Moisture and Ventilation Management – Properly constructed crawlspaces help manage moisture and airflow under the house. They act as a buffer between the ground and the home’s flooring, which can prevent issues like mold growth and wood rot.

• Flood Protection – In the case that water does make its way into the building, the crawlspace helps to prevent water from entering the main living space and causing costly damage.

• Energy Efficiency: A well-insulated and sealed crawlspace can improve the energy efficiency of a home, leading to lower utility bills and a more comfortable indoor climate.

How Do We Conduct Crawlspace Inspections?

Now we’re up to speed on how important crawlspaces are. It’s no wonder then that crawlspace inspections are so important!

At Scott Home Services, we have conducted over 66,000 home inspections throughout the Colorado Front Range. Needless to say, our inspectors have seen their fair share of crawlspaces. So when it’s time to get on all fours and make our way under the house, what are we looking for?

1. Moisture and Water Intrusion

Crawlspaces have direct contact with the earth, so naturally moisture and water will want to make their way into the space. During crawlspace inspections, our inspectors are extra vigilant for any standing water, evidence of mold, and even signs of past water intrusion, such as efflorescence (powdery mineral salts that dissolve out of damp masonry). Sump pumps will also be tested for functionality (when accessible).

2. Structural Elements 

One of the benefits to crawlspaces (as stated above) is that our inspectors are generally able to see more of the home’s structural components. This means foundation wall, beams, columns, joists, etc. Any signs of cracking, deterioration, damage or settling will be noted, and we will recommend further evaluation from a structural specialist when necessary.

3. Insulation 

Depending on the age of the home, the crawlspace will generally have a varying level of insulation. For instance, newer homes usually have fully conditioned crawlspaces because they help to increase energy efficiency and reduce moisture concerns. However, in older homes, crawlspace were treated separately from the living space. So they will often have little-to-no insulation. The inspector will assess the condition and placement of the insulation, when present. In the case that the crawlspace is not conditioned, we will usually recommend converting it to a conditioned crawlspace.

4. Ventilation

Ventilation systems are an important aspect of older, unconditioned crawlspaces. These can sometimes be powered systems, but sometimes it is simply vents that allow airflow to and from the exterior. In either case, they are an important way to mitigate moisture and mold growth in the crawlspace. The inspector will make note of condition and functionality of ventilation systems, when present.

5. Vapor Barrier

The vapor barrier is a crucial element in a crawlspace. It provides added protection to the floor system from moisture or dampness that can enter from ground. So our inspectors definitely want to see one these in the crawlspace! The inspector will make note of any damage or defects, as well as missing barriers.

6. Pests

Critters such as mice, rats, spiders and insects of all shapes and sizes love to seek refuge in your cozy crawlspace. Your inspector will surely note any signs of pest intrusion, and recommend the necessary steps for remediation. We even offer a specialized pest inspection service for an even more extensive search for the unwanted guests!

7. Electrical, Plumbing and HVAC

Crawlspace access also gives our inspectors a chance to take a closer look at some of the additional components of the building. We can often examine electrical wiring, piping, ductwork, furnaces, and sometimes when present radon mitigation systems. This is also a common place that our associate inspectors will find a sewerline cleanout in order to conduct a sewer scope inspection.

We hope that this blog has given you a better understanding of crawlspaces – the unsung heroes of our homes. Thanks for reading!

Need a Home Inspection?

If you are based in the Colorado and are in need of any home inspection services, we hope that you will consider Scott Home Services. We have been proudly serving the Front Range with our world class home inspections for over 19 years!

We offer an extensive list of services including standard home inspections, energy services, radon testing, mold testing and much much more. Feel free to visit us online to learn more about us, or contact us to book your services today!

When you’re considering purchasing a new home, a thorough home inspection is a crucial step to ensure you’re making a sound investment. Choosing Scott Home Services means you can expect a full examination of all the major systems of the home – both inside and out. This even includes a variety of household appliances. As a prospective home buyer or agent, it’s a good idea to know the full scope of an inspection service before booking it. When inspecting appliances, what will your home inspector look at and test, and what falls outside the scope of their assessment? Let’s dive into this topic, and discuss what you can expect with a Scott Home Services inspection.

Inspecting Appliances: What Do We Inspect?

During a standard inspection, our inspectors test all permanent appliances in the home. This essentially includes all the basic appliances found in most modern homes including:

• Dishwasher
• Stove/Oven
• Range Hood
• Garbage Disposal
• Microwave
• Refrigerator/Freezer
• Washing Machine/Dryer
• Additional Custom Built-in Appliances

The the inspector will operate the units on their standard settings to check for proper functionality. This approach is based largely on the The Standard of Practice for Home Inspections and the Code of Ethics for the Home Inspection Profession, established by ASHI (American Society of Home Inspectors) and widely accepted as an industry guideline. 

It’s important to note that, while Scott Home Services includes refrigerators, clothes washing machines and dryers, the ASHI Standard of Practice in section 10.1.F does not explicitly list these as required appliances to inspect.

However, section 2.3 of the ASHI standard also states that “it is not intended to limit the inspector from including other services or systems and components in addition to those required.” Therefore, individual inspectors or inspection companies may choose to include additional appliances in their standard inspections.

What Aspects of Appliances Do We Inspect?

So now you know what appliances we inspect. But now the question is how do we inspect them? When inspecting appliances, our primary focus is, of course, whether they turn on and perform their basic functions. Additionally, our inspectors will perform certain visual assessments.

Dishwashers – The inspector will run the appliance on a short cycle, when possible. If there is any evidence of damage, rust, loose fixtures etc. it will surely be noted on the report. We always pay close attention for any apparent leaking during the cycle. In addition, the dishwasher discharge hose should also be looped and elevated above the disposal entry point (as shown below) to prevent liquid and debris from dumping back into the dishwasher.

Oven and Stovetop burners – Both the oven and stove will be operated to make sure they are functioning properly and reaching satisfactory temperatures. The inspector will take note of any apparent damage/defects, or cosmetic items – such as if the oven needs cleaning or if the oven light bulb needs to be replaced. If the oven/stove appears to be noticeably old, your inspector may recommend a replacement.

Note: We are unable to test induction stovetops, as they require induction cookware, and our inspectors do not use cookware.

Range Hood – On rare occasions, a kitchen might not have any sort of range hood or exhaust system. And while it is not technically mandated by code, it is certainly still a good idea to have some type of kitchen ventilation. In these cases, our inspectors will make note of it, and recommend installing a ventilation system. If an exhaust system is present, the inspector will be sure to run it.

Any visible issues, such as uncleanliness, missing filters, or damage will be noted on the report. If you have a gas range, the exhaust should be vented to the exterior for safety purposes (even though this is not a code requirement). Your inspector will make note if the exterior venting is not present with a gas range.

Garbage Disposal –  This one is fairly straight forward. We will make sure the garbage disposal turns on and operates properly without any damage or leaks. One important thing to check for is the proper bushing, or clamp, for the electrical wiring. This is important because it protects the electrical cord from damage caused by vibration, sharp edges, and movement.

Microwave – The inspector will run the microwave to test that its operating properly, taking note of any defects, as necessary.

Refrigerator/Freezer – Your inspector will make sure that the fridge and freezer are operational and cooling properly. Also, if there is a water and ice dispenser, they will test this for functionality.

Washing Machine/Dryer – Similar to the dishwasher, the inspector will run a brief cycle on the clothes washer and dryer (unless there are clothes inside either appliance). The inspector will check to make sure the dryer is actually heating up, that the washer is draining properly, and that there are no leaks after the cycle.

Additional Custom Built-in Appliances – There are certain less common built-in appliances that our inspectors will simply turn on and/or quickly check for functionality and condition. Items such as trash compactors, stand-alone ice makers, wine fridges or instant hot water dispensers all fall under this category.

What is Outside the Scope of Appliance Inspections

It’s crucial to understand that home inspectors perform a visual and operational check only; they do not conduct in-depth technical evaluations or repairs. While we can run short cycles and look for obvious problems, this is not a complete and total evaluation of any appliance.

Appliances have a shorter lifespan than almost any component in a home and most mechanical and electrical functionality is all hidden. This makes inspecting them a challenge. However, a limited inspection to verify correct installation and operation can catch a lot of defects if you know what you are looking for. 

There are certain aspects of appliances that typically fall outside the scope of a standard home inspection, as outlined in section 13 of the ASHI Standard of Practice. Some of the items Scott Home Services inspectors do not examine are as follows:

Dismantle system and components – It is out of the inspector’s scope to take apart or disassemble any aspect of the appliances. This type of evaluation should be performed by a specialist.

Moving Appliances – Our inspectors do not not move any appliance for any reason.

Having been an inspection company for 18+ years, it’s no surprise that we’ve seen a lot of crazy things on the job. But believe it or not, we always somehow come across new things year in and year out. So as 2024 comes to a close, we’d like to shed light on some of the most memorable inspection highlights and interesting finds this year.

Framing Fail

Hmmm…looks like the shutter frame and window opening don’t quite match up.

---

Roof Top Furnace

This was a first! Furnaces can normally be found in utility rooms, basements, attics or crawlspaces. But our inspectors have never had to climb a roof in order to access a furnace. Talk about a unique location!

---

Double Danger

At first glance, these two electrical panels may not seem to be problematic. However, upon closer examination, you will find that the top panel is a Federal Pacific Stab Lok panel and the bottom is a Zinsco panel. Both of these panels turned out to be serious fire hazards. Historically, these devices have been known to cause house fires and several lawsuits have been filed against their respective manufacturers. With both panels present, this property is essentially facing double the danger! These should be replaced ASAP!

---

Giant Bird’s Nest

We’re used to seeing the average small bird’s nest in attics from time to time – but never one this big! This nest certainly takes the cake for size. Kudos to whatever bird built this luxurious bird mansion!

---

When Nature Calls

Yes, you see it correctly. There are some thriving plants somehow growing into this bathroom through the baseboard heater. It’s the perfect way to be one with nature when nature calls.

---

You Might Wanna Close That Up

That hole in the ground is an exterior access point to the sewer line (also know as a clean out). These should normally be sealed up by some type of clean out cap. A wide open clean out means that foreign objects and debris have the potential to enter the line, causing obstructions and/or damage. Definitely get that closed up!

---

Hidden Sprinkler

Whoever installed the “For Sale” sign put it directly on top of one of the sprinkler heads. Not the most efficient use of water.

---

Can’t Take The Pressure

One of our inspectors came across a Boulder home with extremely high water pressure. The recommended water pressure for residential buildings is 80-90 psi, and this house had a maximum reading of 180 psi! That might be the highest we’ve ever seen! (Our inspector even had to adjust the valve to a lower pressure when taking these pictures, in order to avoid damaging his pressure gauge.) Pressures that high can cause damage to appliances and piping over time, and should be adjusted.

---

Donkey Sighting

It’s always a treat to see furry friends on the job. At this particular job, our inspector made friends with some outgoing donkeys!

---

Are Two Doorknobs Better Than One?

This was an interesting one. The upper knob was originally a deadbolt that needed to be removed and/or updated. The homeowner decided to make it the old double knob combo instead. That’s one way to do it!

---

Gutter Gap

It seems like the builders cut some corners (or should we say gutters) on this part of the project.

---

Raccoon In A Chimney

One of our inspectors was taking a glance down the chimney from on top of the roof, and he spotted this little raccoon resting on the fireplace damper. Thankfully he didn’t test out that fireplace!

---

Watch Your Step!

This electrical panel was installed directly over a window well. Definitely not the most ideal placement. Needles to say, it was a bit sketchy for our inspector to take a look inside the panel!

---

Fast Mailbox

Having conducted thousands of home inspections, we’ve seen a lot of mailboxes. But this has got to be one of the coolest ones.

---

A Dirty Dishwasher

It looks like some rodents have made the top of this dishwasher their personal potty. Yuck!

---

Retro Restroom

It’s always fun to see the these throwback bathrooms in good condition. Although a carpeted restroom is not the most practical, it’s still got a funky vintage vibe.

---

Crawlspace Reptile

Imagine getting into the crawlspace to find this scaly imposter lurking in the corner!

---

Got AC Problems?

The inspector on this job concluded that the dog that lived on property was likely using this air conditioning unit as a peeing post. This eventually led to the corrosion visible along the exterior fins of the unit. This will certainly warrant a full replacement!

---

A Little Overkill?

Plumbing vents are only supposed to extend 6 – 12 inches above the roof (depending on local code). As you can see, this one is wayyyy higher than 12 inches.

---

Curious Kitten

It never gets old meeting friendly pets on the job!

---

And there you have it – a recap of the some of the craziest, coolest, grossest, most dangerous and cutest inspection highlights and fails we have seen in 2024. We hope you enjoyed your year as much as we have :-) Wishing you very Happy Holidays and a Happy New Year from Scott Home Services. Stay tuned for many more informative blogs to come in 2025!

If you are a builder that has worked in the City of Boulder, then you know that Boulder has its own subset of Energy Codes outside of the IECC standards that have been adopted. These codes contain amendments and additions to the standard IECC codes that they believe better serve the city as a whole.

Recently, the City of Boulder announced that effective December 1, 2024, they will implement key updates to the City of Boulder Energy Conservation Code (COBECC). These 2024 COBECC updates will affect the energy code guidelines for new residential buildings, additions, and renovations.

We know that these rules can get pretty complicated. That’s why our energy services team is dedicated to staying on top of the Colorado energy code. Our lead energy specialist, Luke Griess, attended the city’s meetings and compiled the must-know code changes on the horizon.  Let’s dive right in!

All-Electric Homes 

The biggest change to the COBECC this year will be aimed at reducing carbon emissions by moving towards all-electric homes. Under this new code, all new builds are required to have all-electric equipment for heating, cooling, water heating, and appliances. For existing homes, existing gas equipment can remain, be extended, or be replaced with like-kind systems. But any new mechanical systems or appliances must be all-electric.

The most affordable option for electric-based heating and cooling equipment is an air source heat pump system, which has both heating and cooling capabilities.  These systems can be installed as ducted or non-ducted systems, and are becoming increasingly more efficient.  Heat pump water heaters will generally be your best option for water heating.  And to replace gas cooktops, you can go with electric or induction cooktops, which are becoming more and more popular. Induction cooktops utilize electromagnetism to generate heat and are highly efficient.

Lower ERI/HERS Requirements

The previous energy code for the City of Boulder required new homes to meet an ERI (Energy Rating Index, also known as a HERS score) based on the square footage of the home.

This meant that if a smaller home had good insulation, good windows, and energy efficient equipment, it could achieve a satisfactory HERS score without any solar features. Medium-sized homes needed to meet an even lower HERS score, which required moderate photo-voltaic (PV) solar features.  And homes over 3,000 square feet needed to meet a HERS score of 0 (a Net Zero Home). This means that these homes needed a large PV array that was capable of producing as much energy as the home’s critical systems were anticipated to consume on an annual basis.

With the new code, homes or ADUs under 1,000 square feet have the option of simply showing prescriptive compliance, where they meet the code minimums for insulation and windows.  But for homes over 1,000 square feet, the HERS requirement remains. However, the square footage-based targets are more stringent, and there is now a HERS score that you must meet prior to solar.

Under the COBECC 2024, for new construction:

• Homes over 3,000 square feet will need to meet a HERS 0, while also meeting a Pre-Renewable Energy HERS 50
• Homes 2,999 square feet and under will need to meet a HERS 30, while also meeting a Pre-Renewable Energy HERS 50

The pre-solar requirement of 50 (mentioned above) will require that the home is built with high levels of insulation, windows with lower U-values, and better mechanical specs. Additionally, for most every project, this will result in solar being required to meet the Post-Renewable HERS scores. There is also no longer an envelope backstop, where prescriptive insulation levels had to be met, even on HERS projects.

Duct Leakage Testing Requirements

Duct leakage testing is now required for all new ducted systems, regardless of the location of the ducts. In the previous iteration, you could be exempt from duct leakage testing if all the ducts were within the conditioned space.  Now testing will be required for all duct systems inside or outside the conditioned envelope.

Notably, this is standard for all counties in Colorado that have adopted IECC 2021, so Boulder is simply catching up here.

At Scott Home Services, duct leakage testing is one of the primary energy services we offer. We recommend testing at the rough-in phase so that duct leaks can be caught and sealed while the ducts are still exposed.

If you are performing a HERS package with us, this will be included in your initial quote.

Mechanical Ventilation

ERVs/HRVs will now be required to achieve sufficient mechanical ventilation in the home. Mechanical ventilation systems (ERV/HRV, bath fans, kitchen exhaust) must all be tested and verified for proper airflow and efficiency by an approved third party at the completion of the project.  Mechanical ventilation testing is one of the services we provide at Scott Home Services. This can be performed at the same time as your final blower door test – another energy test required by COBECC.

COBECC Requirements for Remodels and Additions

When it comes to remodels or additions to existing homes, the COBECC requirements aren’t changing all that much:

• For level 1 and 2 alterations (minor remodel projects), you will still have the option of going the prescriptive pathway and meeting the code minimums for any new insulation or windows.
• For level 3 alterations (significant remodel projects) and additions over 1,000 square feet, you will have two options. 1) The project will need to use a HERS to meet an ERI/HERS score of 50 or lower.  2) The project needs to show a 30% reduction from the existing building’s ERI/HERS score. If you select the second option, a baseline HERS report would need to be prepared on the existing home. Then a projected HERS report would be prepared on the proposed home that must show a 30% reduction from the original HERS score.

Additionally, there is no longer a separate category for level 4 alterations. These are now considered part of level 3.

Additional Conservation Credits for COBECC Compliance

Finally, there is also a list of Additional Conservation Credits that that each project will have to meet. The different credit options are outlined on table R408.1 of the code (shown below). There are several credits available for using building products with low embodied carbon. Some other credit options are available for energy efficient features, such as geothermal heating/cooling, smart electrical panels, heat pump water heaters with demand response controls, and many more.

• For new homes, a total of 10 credits is required, which must be detailed on the plans and verified at the completion of the project.
• Remodels or additions to existing homes will require 5 credits.

One of the most reasonable methods to attain all of the credits needed for a remodel/addition is to have an Energy Audit performed on the existing building prior to beginning the project. This is another service we offer!

For more info about the 2024 COBECC update, you can visit the City of Boulder’s website OR watch a recent webinar here.

Scott Home Services – Your Guide to Colorado Energy Code

We know that all these code updates can be a lot to digest. And as cities like Boulder continue to move toward increased energy efficiency and sustainability, it’s inevitable that code updates and changes will continue. That’s why we have a team of energy specialists dedicated to staying informed about these types of changes. If you have any questions about the upcoming 2024 COBECC updates (or any CO energy codes for that matter), do not hesitate to reach out to our energy team.

If you are a builder or contractor in need of energy services on your next project, we hope that you will consider Scott Home Services. We have an extensive list of energy services, such as duct leakage testing, mechanical ventilation testing, HERS Rating Services and more!

To see a full list of our energy services, visit us online or you can contact us to book your energy services today.