Hot Spots

During our normal inspection process we perform a thermal imaging  scan of the structure. This scan will detect temperature differences in the surface of the ceilings and walls for defects known as “insulation anomalies “. Basic “static conditions” protocol methods are used meaning the home is not pressurized or depressurized. These anomalies are typically caused by missing, thin or depleted attic or wall insulation. When these anomalies are present, conducted heat flow shows up on the screen of the infrared camera. An example of this is shown in the photo to the right labeled as “Hot Spots”. This allows the inspector to convey to the buyer that they may experience high heat gain during the summer months and lower indoor temperatures during the cooler months equating to higher energy bills. In Florida we are more concerned with heat gain or hot spots.

The causes of these anomalies range from insulation being to thin, too old, moved by mechanical contractors to install wiring or duct work, high wind events which can move insulation away from the outside walls or to just not enough insulation originally installed.

Below are some examples of what we find on a daily basis during our inspections process using IR cameras. NOTE: In these photos the gradient scale moves from white/red is hottest to blue/black as coldest.  

Photo B

Photo A

This case is an older ranch style Florida home. The attic is only accessible from the attic access panel with a very low pitched roof. Photo A & B to the right shows the home has been remodeled converting the once open air exterior covered Lanai into air conditioned space. These photos are side by side and relatively showing the angle of the room. The defect is that no insulation was added to the lanai ceiling and the space was added to the overall conditioned living space of the home. Photo B shows the huge heat gain to the conditioned space. Without an inspector with an IR camera this would not have been discovered. Note: The green color in the upper left corner of Photo B is the insulated ceiling of the original living area and the red in the lower right side is the non-insulated portion of the older lanai ceiling. 

Photo E

Photo D

Photo C

Photo C to the right shows the accessible and visible attic insulation missing in an attic space and the results of the heat gain are shown in thermal image D of the ceiling face.

Photo E to the right shows where a vaulted ceiling, vertical wall end has insulation missing or has fallen down causing a heat gain. Note the wood truss web members that can be seen as cooler temperatures in this photo.

All of these defects shown above would equate into a significant energy loss and added expense to the home buyer if not detected by a trained and experienced inspector using IR equipment. If the inspector you are thinking hiring to perform a due diligence building inspection does not use this type of equipment then he or she is basically, “just looking around”. The added savings that you thought you were achieving by hiring the less expensive inspector would end up going through the roof!

	Fred Sylvester, of Accredited Building Consultants, is a State of Florida Certified Home Inspector and Commercial Building Inspector with over 35 years of construction experience. Fred specializes in Southwest Florida, including Home Inspections and Commercial Building Inspections in Fort Myers, Cape Coral, and Naples FL.

One of the most commonly found deficiencies in a home inspection in South Florida is; Micro cracking of the stucco claddings on exterior concrete masonry walls. This condition brings up a lot of conversation between inspectors, buyers, sellers and agents after an inspection is performed and cracking of the stucco claddings has been identified. I thought that this would be a good time to explain how concrete block walls work in regards to basic building science and to our South Florida weather conditions and how it relates to Micro Cracking.

Typical Micro Cracking

The ASTM standard specifications for application of Portland cement plaster recognizes that all stucco claddings leak and that stucco is not considered to be “waterproof “. When stucco leaks in concrete block constructed walls the water is absorbed into these non-water sensitive materials and is redistributed and released to the interior and exterior in a controlled way. This is known simplistically as; “Mass Wall Assembly”. The performance of mass wall assembly is based on a rate-storage relationship. When the rate of wetness exceeds the rate of drying accumulation occurs. Accumulation of water cannot occur until the quantity of accumulated moisture exceeds the moisture storage capacity of the assembly. The moisture storage capacity is time, temperature and material specific. Under normal conditions the amount of penetrating rainwater through stucco into a masonry block wall is a minor and easily absorbed, redistributed and released to both the interior and exterior of the structure in the controlled way. Since it is time and temperature specific it is impossible for anyone to determine the wall is going to leak in the future or has leaked in the past. We can only determine if the wall is leaking at the time of the inspection.

Stucco applied to concrete block sub straights generally cracks, which makes the stucco more porous. This is expected, as the prevailing mode of stress relief during curing is restricted by its bond to a fixed substrate such as concrete block. Stucco thickness has a direct correlation as well. Typical requirements are for 5/8” to ¾” thick coatings of stucco, but layers as thin as ¼” or less are commonly observed, particularly on low-budget projects. It is also a known fact that as stucco, applied coatings and sealants aged the amount of water intrusion increases in both magnitude and frequency. Also, in older homes the lack of expansion joints both horizontally and vertically is virtually nonexistent.

Normal paint finishes used by builders and home owners are typically unable to bridge micro cracks and is found to deteriorate over time particularly on orientations with direct sun exposure making the coatings ineffective in preventing water intrusion.

So what does this all mean and what should I do?

Monitor you exterior walls surfaces at least twice a year. Perform your inspection once in a hot time of the year and once in the cold time of the year. You will note in the cooler times that your cracks may be wider due to expansion in in the warmer times they will shrink.

Keep your house painted. The average life expectancy of and exterior paint job in Florida is approximately 7 years. If your home is experiencing a large amount of micro cracking consider using products such as Sherwin-Williams Loxon masonry coatings. These types of coatings have a high crack bridging capability and allow for water vapor transmission. Consult with your local Sherwin-Williams dealer for the proper products.

Chase fill all cracks that are more than ½” with approved backer rods and sealants and paint.

As always we are generalist inspectors. If you feel the need to have a structural engineer evaluate these areas then we highly recommend that you do so. Typically the types of cracks I am referring to in this article are of the non-structural type and are no wider then 3/32 of an inch.

Other normal home maintenance tips to help in regards to water intrusion issues are but not limited to:

• Never allow groundwater to gather around your foundation perimeter. Monitor the height of the grading around your home and be sure that the top of the sod and or landscape mulch beds are at least 5 inches below the living floor elevation. NOTE: you can measure this distance from the bottom of your window sills to the floor covering on the inside and from the bottom of the window sill to the fill dirt on the exterior. Also, make sure that you maintain at least a 5% slope of grading away from the foundation at all times.
• Insure your gutters and downspouts are always clean and that you’re down spout kick outs are aimed away from the structure. If you don’t have gutters and downspouts we highly recommend you install them.
• Cutback all landscaping trees, bushes, hedges so that you allow at least 18 to 20 inches of space between the exterior wall surface and the plantings. This will allow for air to dry out the exterior wall after it gets wet.
• Never allow your irrigation system to spray on your structure this will increase the rate of moisture in the mass wall assembly and more than probable cause a water intrusion issue.
• Maintain proper sealants and flashing details around your windows and doors, but be sure not to seal you window weep holes.

	Fred Sylvester, of Accredited Building Consultants, is a State of Florida Certified Home Inspector and Commercial Building Inspector with over 45 years of construction experience. Fred specializes in Southwest Florida, including Home Inspections and Commercial Building Inspections in Fort Myers, Cape Coral, and Naples FL.

The City of Fort Lauderdale, which developed out of fortifications built in 1838 during the Second Seminole War, has grown into a diverse metropolitan area with many annual events and a strong tourism industry. Fort Lauderdale beach is a hub of activity, and is host to an annual Air and Sea show, which draws between two and three million spectators each year. Unique local attractions include the Museum of Discovery and Science, located in the Riverwalk arts and entertainment district. This is home to the largest living coral reef in any museum. The museum runs programs for schools and school camps, and locals are able to enjoy multiple benefits as subscribed members, such as complimentary tickets to the museum’s IMAX theatre.

image at fortlauderdale-realestate.org

Real Estate in Ft. LauderdaleReal estate in Fort Lauderdale is diverse – there are beachfront condos and family homes, properties which look out over the city’s attractive network of canals, and homes situated more inland. Because the city’s economy has diversified in recent years (tourism used to be the primary industry), there has been an influx in residents and a rise in property prices due to demand. Certain neighborhoods, such as Imperial Point and Victoria Park, are especially popular. During the period from November 2012 to January 2013, properties in Fort Lauderdale cost an average of $195, 000, an average taken from a statistical sample of a thousand home sales. This is an increase of 21.9% from the previous year, making Fort Lauderdale property a promising investment opportunity.

Ft. Lauderdale Lifestyle

Those who live within close proximity to Fort Lauderdale’s entertainment district are able to enjoy a diverse array of cultural activities. The Florida Grand Opera has been putting on performances of the world’s best-loved operas for seventy years and is still going strong. The Museum of Art, which is situated at the corners of East Las Olas Boulevard and Andrews Avenue in downtown Fort Lauderdale, offers not only thought-provoking exhibitions of contemporary modern art but also runs art classes for adults as well as kids throughout the year. Property in the downtown area is well-situated for quick access to a diverse variety of establishments and amenities. With its diverse attractions, from annual cultural events to beautiful waterfront real estate, it is easy to see why Fort Lauderdale has become a popular choice for those who wish to relocate.

References:
trulia.com/real_estate/Fort_Lauderdale-Florida/market-trends/
fortlauderdale.gov/EconomicDevelopment/index.htm
fortlauderdale.gov/about/about.htm
sunny.org/ways-to-play

	Fred Sylvester, of Accredited Building Consultants, is a State of Florida Certified Home Inspector and Commercial Building Inspector with over 35 years of construction experience. Fred specializes in Southwest Florida, including Home Inspections and Commercial Building Inspections in Fort Myers, Cape Coral, and Naples FL.

As one of the places in Florida that was hit the hardest by the housing crisis and the economic downturn, Fort Myers is in the process of recovery and redefining itself. This city located on Florida’s southwestern Gulf Coast offers great beaches as well as thriving River District. Known as a favorite winter vacation destination since the days of Henry Ford and Thomas Edison, the City of Fort Myers is investing in make the city more appealing to its full-time residents, as well as tourist and snowbirds. This investment is paying off as home prices are on the rebound from their post-bubble lows and both prospective home buyers and investors are taking advantages of the values available in the Fort Myers area.

The River District: An Eclectic Downtown Area

image by http://oasiscondominiums.com

Located on the Caloosahatchee River, the Fort Myers downtown River District has undergone extensive revitalization and is now home to a farmers market as well as art and music walks and an annual Art Fest. The new downtown streets cape won international acclaim when it was awarded the 2012 International Making Cities Livable Walkable Neighborhood Award. If a walking the River District is not an option, Lee Tran is offering a free trolley service through April 2013 with two routes that have stops in the most popular destinations in the downtown area.

Fort Myers Beach: White Sands and Beautiful Views

Fort Myers Beach and nearby Sanibel Island offer both visitors and residents the opportunity to enjoy spectacular views of the Gulf of Mexico and long walks on white sandy beaches year round. Many of the newer homes built on the waterfront have special windows and other technology to make them hurricane resistant. A home inspector can help potential buyers determine a home’s ability to withstand hurricane force winds and storm surges.

The Fort Myers Housing Market

During the past five years, home values in the Fort Myers area have depreciated 28.6 percent as the result of the high number of foreclosures and other distressed properties on the market. The residential housing market is recovering as evidence in the increase of 38.2 percent in the median sales prices of homes, which is $156,900 as of February 2013. The average listing price is $289,299 and the price of homes listed range from hundreds of dollars for foreclosures to millions of dollars for beachfront estate properties. Approximately half the homes listed in the Fort Myers area are distressed properties.

The Importance of Home Inspections

When you are a homeowner, a prospective buyer, or an investor, it is important to retain the services of a home inspector since the humid subtropical climate can take a toll on even the most well-built homes. For homeowners, you can ensure that your home is structurally sound. For home buyers and investors, you can make sure the property that you are planning to buy does not have structural issues, termite damage, mold issues, or other problems that crop up when homes are vacant for an extended period. A home inspection will help avoid any unexpected surprises so you can enjoy the revitalized Fort Myers area.

	Fred Sylvester, of Accredited Building Consultants, is a State of Florida Certified Home Inspector and Commercial Building Inspector with over 35 years of construction experience. Fred specializes in Southwest Florida, including Home Inspections and Commercial Building Inspections in Fort Myers, Cape Coral, and Naples FL.

You have your house listed and now an offer has come to the table, both parties are in agreement on the price and now comes the buyers due diligence inspection period. I am going to tell you how to prepare your home for the inspection from the inspector’s point of view.  I always recommend that you have had the property inspected prior to putting it on the market but if you have not here is what you need to do to make the property ready for the inspector. Some of the items I will list have to do with folks who deal in foreclosed or bank owned properties.  This is not a complete list but it is a great start to making the sale get to the closing table.

• First and foremost make sure that all utilities to the home are turned on (especially bank owned properties); water, electric and gas will enable the inspector to inspect all components in the home.  If the home is on a well system be sure the sub pump and other well equipment are operational.  If some appliances are run off of propane gas be sure there is gas in the holding tank, all the valves are in the on position and all pilot lights are lit.  If natural gas be sure the gas company has gas to the home and that all valves are in the on position and pilot lights are lit.
• Be sure that all the breakers in the electrical distribution panel are in the ON position and that the hot water heater is plugged in if it is electric.
• Access; be sure the inspector has access to the electrical distribution panel and can remove the cover.  If there are boxes, cars, motorcycles, cabinets etc. in the way of the inspector he or she will not be able to access the panel and this will not get inspected.   Be sure that there is access to all attic scuttle of access openings and if any, be sure the pull down stairway can be accessed in the open position.
•  Check and that all appliances are in working order; water to the refrigerator and the ice maker turned on and making ice,  electric range plugged in and microwave operational.  Check the garbage disposal for debris and be sure it is not rusted or locked up. Be sure there are no clothes in the washer and dryer so the inspector can run the appliances through all their functions.
• During the hot, humid (May – Nov) times of the year be sure that the air conditioning equipment thermostat is set to 77°F to 78° F for at least 12 hours prior to the inspection date and time. This will make the determination in temperature differential or TD more accurate for the inspector.
• Clear out excess clutter from under all sinks so the inspector can view all the plumbing connections.
• If you are in the process of moving be sure all boxes are placed in the center of the rooms so that they won’t block the inspector’s ability to inspect the walls and electrical receptacles.
• Make sure all pets are secured or left with a friend so that the inspector can enter each room without concern or hesitation.
• Remove all dishes from the kitchen sink so that leaks can be detected, and the garbage disposal can be tested.
• Make sure all locks are removed or unlocked for gates, doors, electric panels, etc., or that keys are available at the time of the inspection for those locked egress panels or doors.
• Replace any burned out or missing light bulbs.
• Keep trees and shrubs from rubbing against the structure and roof coverings and be sure all gutter and downspouts are secure.

Items labeled in the inspection report as not being able to be inspected may need to be verified as operational prior to closing. This may require a return trip and charges by the inspector which in turn could become problematic on to whom will be charged the re-inspection fees.  Being ready for the inspection will negate this possibility and along with through maintenance and being ready for the inspection can make a big difference to the outcome and ultimately the sale of the home.

We hope that this list will help you get your home sold!

	Fred Sylvester, of Accredited Building Consultants, is a State of Florida Certified Home Inspector and Commercial Building Inspector with over 35 years of construction experience. Fred specializes in Southwest Florida, including Home Inspections and Commercial Building Inspections in Fort Myers, Cape Coral, and Naples FL.

On average 2,900 residential house fires are caused by this appliance and 34% of those fires are caused by a failure to clean the appliance and or venting  system.  Those  fires account for about 5 deaths per year, 100 injuries and  $35 Million Dollars in property loss.   These types of fires can be prevented with just a few simple preventative measures.

1.  Be sure to read all warning labels on the dryer prior to using for the first time. Recommend the dryer be installed by a professional and the proper duct work installed. Never use plastic, try not to use flexible foil and if you must use flexible duct work use aluminum. The best if you can use it is to use rigid metal duct work.
2. Clean your lint trap before drying each load of laundry.  If you find that laundry is not getting dry per the normal drying time this could be a sign that there is a blocked lint trap or exhaust duct.
3. Clean interior of dryer and venting system.
4. Periodically check the exterior exhaust duck work while dryer is running to be sure that there is exhaust air escaping. If your dryer vents out the roof, carefully check the goose neck duct work termination. The termination comes with a screen to keep insects and vermin from entering the duct work. The screen in the cooler months of Florida will condensate from the temperature difference and become moist. The moisture will cause the lint to stick to the screen and clog the termination.  This screen needs to be cleaned once a year.  See the photo to the right of what a clogged termination looks like.
   

   Clogged Dryer Vent Goose Neck

5. Disconnect the dryer before cleaning and be sure to reconnect before using again. If you’re not experienced at this have a professional do it, especially if it is a gas dryer.
6. Clean behind the dryer and keep clear of clutter and lint.
7. Never dry clothing that has alcohol, cooking oils, gasoline or other flammable solvents on them.  Be sure to wash such items more than once before placing in your dryer to be assured that solvents have been washed out completely.
8. Lastly but certainly one of the most important precautions – never leave an appliance running while you are not at home or sleeping.  Had my neighbor not come home when she did her house may have been damaged more severely.

Always be sure to have a fully charged fire extinguisher readily available in your home.  Consult a professional for which type would be best for your home and to have it checked for performance at least once per year.

For more information on this subject visits this web site:  NFPA Dryer Vent Fire Prevention 

	Fred Sylvester, of Accredited Building Consultants, is a State of Florida Certified Home Inspector and Commercial Building Inspector with over 35 years of construction experience. Fred specializes in Southwest Florida, including Home Inspections and Commercial Building Inspections in Fort Myers, Cape Coral, and Naples FL.

South West Florida with the comfort of beautiful weather year round has prompted many homeowners to extend the use of some inside features to their outdoor living space of their home.  If you would like to add some beauty and warmth to your outdoor area here are some ideas you might consider.

Outdoor Beds – In today’s decorating trends you will see not only your traditional outdoor patio furniture commonly thought of, but now you will see actual beds with outdoor mattresses and beautiful cabana or trellis style structures placed over the bed.  These have been displayed for years in high-end hotels but are now thought of as more common place in the family backyard.  The constant Florida sea breezes aid in a romantic tone for draping fabric within the structure.  These can be store-bought or you can find easy to use patterns on the internet to save money on your next DIY project.

Fire elements – Outside living areas commonly have some form of a fire element.  Often seen as fire pits, fireplaces or as simple as a clay or metal chimenea.  Depending on the effect you would like your fire feature to have they may be wood burning, gas or gel. You may want to actually hear the crackling of the wood burning or simply have the beauty of the flame. They can be portable or built-in and be of many materials such as wood, brick, copper or glass tiles or pieces that reflect the flames.

Outdoor showers – Living in the sunshine state of Florida it is common to see an outdoor shower for rinsing off sand after time spent on the beach.  But in today’s home the use of an outdoor shower is used for much more. Anything from penthouse rooftops to suburban backyards the use of bamboo, natural stone and plants are used as a privacy wall to allow a beautiful view and feel of showering in nature.

Having lived in Ft. Myers for thirty-nine years I know the significance of having a pleasing backyard experience.   So gather your friends for some great conversation around the fire, enjoy a nap under the canopy of your poolside bed or take your evening shower while viewing yet another beautiful Florida sunset as I do everyday.  Whatever your fancy bringing a bit of the indoors to your backyard is sure to please.

	Fred Sylvester, of Accredited Building Consultants, is a State of Florida Certified Home Inspector and Commercial Building Inspector with over 35 years of construction experience. Fred specializes in Southwest Florida, including Home Inspections and Commercial Building Inspections in Fort Myers, Cape Coral, and Naples FL.

•  Change your air filters so that your air conditioning system is ready for the winter months.  A dirty air filter can make your heating and cooling system work harder and use more energy.  This will also help with reducing dust, dander and mites inside your home.

• Save fuel costs by reprogramming your thermostat for the winter month’s temperatures.
  

  Fall Florida Style

• With the cooler weather you may want to open windows and let in some fresh air.  Be sure all your window screens are free of  defects.  If you don’t feel you can’t tackle this task your local hardware store can do this for you for a small fee.

• Change the batteries in your smoke detectors. Pick the same time each year to do this so that you will always remember.

•  You may not use your heating system in the Florida winter weather often however you certainly don’t want to wait till the last minute to find out it is not working. Now is a good time to call a service provider and have your system thoroughly inspected. A small particle of dust can cause a heating system to stop working.  Don’t wait until the heat goes out in the middle of a cold night to find out just how cold your home can get with no heat.

•  If you have a wood or fossil fuel burning fireplace have the chimney inspected.  Chimney fires are common and can result in great loss.

• Clear any brush away from your home that may have accumulated over the summer. Brush piled beside the home provides an opportunity for water damage, rodent infestation and fuel for forest fires.

• Fall is a good time to replenish your landscape mulch.  Since the rainy season is about to end your mulch is more likely to stay in place which will help protect your plants from the cooler temperatures. Remember keep your mulch at least six inches away from your foundation walls to prevent termite infestation.

• To ensure proper operating of your water heater you should flush the sediment build-up and check  the temperature and pressure relief valves for proper operation.  Operate all angle shut off valves at least twice a year to ensure valves operate and to prevent the valve mechanisms from seizing over time. In times of extremely cold such as heavy frost warnings, not often in the South Florida climate, consider running your faucets on a slow drip to prevent pipe freezing.

• Check the caulk around all the windows and doors of your home.  Follow manufacturer’s recommendations to re-caulk if needed.

Read more  ways to receive discounts or credits on your Florida homeowners wind insurance policy with a Wind Mitigation inspection. 

	Fred Sylvester, of Accredited Building Consultants, is a State of Florida Certified Home Inspector and Commercial Building Inspector with over 35 years of construction experience. Fred specializes in Southwest Florida, including Home Inspections and Commercial Building Inspections in Fort Myers, Cape Coral, and Naples FL.

One has to do with the Wind Speed Map. For instance in Lee County, Florida the bulk of the county will go from a 120 MPH to 160 MPH. You say that’s a lot, well it is internal pressure that changes how we design buildings.

Lee County Florida Wind Speed Map

Engineers and architects have to calculate those internal pressures and the way they calculate them has changed with the new code. Those changes in the formulas for all intense in purposes bring the design pressures to where the pressures to the old code were, or where we were before the wind speed map change. So therefore there is really almost no change. It does effect however, how each county will have to deal with the Wind Borne Debris requirements. This will effect the installation of hurricane impact windows, shutters, panels and other wind borne debris protection devices.

Two is the implementation of stricter energy efficiency guidelines, Some of the changes have to do with how we have to add thermal barriers with spray foam insulation. The other impact air conditioning and how we design them. New homes will have to have Programmable thermostats, have the duct system tested with a blower door test and have at least 50% high efficiency lamps. HVAC change outs will have to have duct and vent

2010 Wind Borne Debris Map

testing and the sealing of existing ductwork with a signed affidavit from the installing contractor of that ductwork sealing. There is also changes in the swimming pool pump motor requirements for more high efficiency pump motors. All of these are to the betterment to consumers to help reduce energy consumption and will pay back divides to consumers in the long run.

Realizing that Florida State Building Codes change every two years always be aware that these are the minimum requirements and that you should always consult with your design professionals and building consultants like Accredited Building Consultants Inc. to discuss what is the best fit for your building needs.

For more information on code changes please visit—– Florida_Building_Code  Changes

Home Hints n Tips  AR-1

Buildings should always be suited to their environment. It is foolish to expect to construct the type of building  in Toronto as you do in Miami.  Architects and builders design and construct buildings to varying regions, wind loads and snow loads etc. They consider orientation, soil conditions, and other varying factors, yet typically ignored the variance in temperature, humidity, rain, exterior climate and the variances in the interior climate.

Southwest Florida is considered a hot-humid climate, which is defined as a region that would receive more than 20 inches of annual precipitation and where a 67°F or higher, wet bulb temperature for 3000 or more hours during the warmest six consecutive months of the year or a 73°F or higher wet bulb temperature for 1500 or more hours during the warmest six consecutive months of the year.

Postwar changes in the way they design and construct buildings have led to the introduction of thermal insulation, tighter building enclosures and the advent of forced heating and cooling systems. Homes built today are much “tighter” than the homes of yesterday. The introduction of advanced building products has led to homes not being able to breathe or dry out. This has led to the introduction of indoor pollutants and indoor air quality issues. The introduction of lower air changes has led to interior moisture levels rising, causing condensation problems on cold surfaces such as windows and mold on walls.

In today’s environment the construction process should minimize the need for energy and other precious natural resources. Prioritizing is essential. Homes and buildings should be safe, healthy, comfortable and affordable. Homes and buildings should be durable and capable of being maintained easily and without great effort. Homes and buildings should be constructed in a manner that reduces construction waste and operated in a manner that reduces occupancy waste.

Whether you’re selling a new construction or a resale property, reminding your client to take careful consideration regarding site planning, building form, facing for summer and winter sun angles, landscape shading and or room layout will be a major factor in influencing future cost and performance. By bringing attention to this important detail, along with others that will be mentioned in some of our  future articles, will make any professional real estate agent look and sound like a seasoned professional.

We will continue to bring this type of valuable information available to you. Our Home Hints n Tips articles will be timely and educational to Realtors and all home and building owners in Southwest Florida. We urge you to share these articles with your clients to help them better understand the art of building science and good maintenance practices.

	Fred Sylvester, of Accredited Building Consultants, is a State of Florida Certified Home Inspector and Commercial Building Inspector with over 35 years of construction experience. Fred specializes in Southwest Florida, including Home Inspections and Commercial Building Inspections in Fort Myers, Cape Coral, and Naples FL.