Need to jump through a hoop to help overcome a home inspection that is complicating a real estate transaction. Very high end townhome project built in 1995. Traditional masonry fireplace in the living rooms with brick chimney. The floor of the firebox is plumbed with a gas line so the the fireplace can be traditional wood burning of fake logs with gas. Full basement below. Although it has never been brought up in any other home inspection in the complex, this home inspector said the hole for the gas line through the concrete needs to be lined, the line itself needs to be isolated from the concrete. I am thinking of drilling a new hole through the concrete floor of the firebox into the basement and running the gas line through the new hole. But what do I use to isolate the new line? Needs to be able to survive in a gas fireplace and if the fireplace burns wood. Ay advice would be much appreciated.
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Ignore the Home Inspector. The gas line chase he is referring to has to do with floor slabs not chimney hearth/base. Million of homes were done just like yours.
I've got a 52 y/o home with a gas starter in the f/p. I just rebuild the firebox last winter - it has fires in it frequently. The gas line was fine down inside the masonry, but the part subjected to fire needed replacing.
I vote ignore the HI.
spelling edit.
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Edited 9/24/2008 6:49 am ET by seeyou
I think the HI's concept is correct for cast-in-place concrete gas line penetrations in foundation walls, slabs or structure in contact with the soil. The intent is to prevent corrossive action between the concrete and the iron gas pipe as well as providing for differntial expansion between materials.
The gas pipe coming from the basement through the masonry was probably not cast inplace and is not exposed to ground/rain moisture that might cause corrosion.
I would be concerned about where the gas line was in relation to the firebed when wood is being used. The gas line should be placed at the front of the fire box away from the firebed area. Seasonal cleaning of the firebox should also include inspection of the gasline for degradation by fire and wood ash.
A gas valve in the basement to segregate the fireplace service would be a good.
This is definitely not a deal-breaker, let alone a point of concern, only good practice and maintenance by the user of the fireplace. Have the flue liner inspected and cleaned, too!
................Iron Helix
In this buyers market you would be surprised what can be a deal breaker. HI has really thrown a wrench into things by advising the buyers that, among other things, load bearing walls supporting basement stairs need to be rocked to provide an adaquate fire barrier, demanding a battery back up on a sump pump that has NEVER run because the basement is bone dry, using language such as "a mold like substance was found", etc. There are about 80 units in this complex and to my knowlege none of these issues have ever been raised in any previous transaction.
You don't want to loose a buyer over a $250 issue and run the risk of the property value falling tens of thousands of dollars while another buyer is courted. Granted I think most of the HI's issues are extortionary, but it is often the case where someone has to take it in the a$$ with a smile on their face to complete the transaction. I think that is the situation for sellers in a challenging market.
Many thanks for your suggestions and advice.
I think I'd have a talk withthe prospective buyer and explain to them what an idiot the HI is.
Meet them half way on other issues and tell them this one is a non-issue.
Frickin' HIs. Extortionists.
Remodeling Contractor just on the other side of the Glass City
Problem is the HI is covering his a** so if that funny stuff DOES turn out to be mold he's in the clear. You think he could recommend a test or something...
HI's have seen lots of damage caused by neglected problems, so some are just sayin' "hey this could turn into a problem."
Problem is most buyers don't understand that lots of the stuff on the report is really minor, they just want it all fixed.
You'd think the buyer's agent would help here to keep the deal alive...
I'm not "pro inspector" by any means, they've cost me lots of time and effort and one killed a deal, but I understand where they're coming from, too....
Get another inspector, have your seller or your agent tell the buyer that you are taking issue with the competence of the inspector. Have the buyer pick a new inspector and have the seller pay the inspector. Insist that the inspector is certified by a national organization. See what the new inspector independently says. If he hits on the same issue fix it. That is option one.
Option two is to demand a Specialist inspection. Again buyer chooses inspector and seller pays for part or all. A fire place mason or engineer would be able to tell you exactly how it should be and also recommend a repair method. In the RE contracts a Home Inspector's OPINION carries more weight than a layman's opinion, a Specialist's opinion is above a HI opinion, and then the highest is FACT.
e.g. Buyer's brother says "That black spot on the floor is mold." HI says "I think it is mold." Environmental guy says "It might be mold, lets send off a sample for testing." Lab comes back and says "It is not mold" The buyer then cannot require mold remediation without paying for it themselves.
Baring fighting the inspection, you might call an engineer and have them recommend a fix. Yes, it will cost some money but not thousands of dollars in a falling house price and the buyer will not be able to argue that it was not fixed properly
Good luck
-Day