inspectorben on Instagram

Follow me on Instagram for all the fun and crazy things I find on a daily basis.

I recently took the historic tour of Waverley Hills and wrote a quick review of my adventure.  Link in bio. 

To anyone who is curious about the old hospital, now turned haunted attraction, I do encourage you to spend an afternoon walking the halls. 

Just be sure you don't bring home any extra house guests! ๐Ÿ‘ป๐Ÿ˜ฑ #waverlyhillssanatorium #waverly #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky  #hauntedhouse #haunted
Pro tip from ol' Ben. 

Every couple of years or so you should peek into your air return ductwork to see what has been sucked into the system.

If you have pets, you'll be surprised how much hair and gunk will build up. 

I'm pretty sure this homeowners cat was sucked into the duct, never to be seen again.๐Ÿ˜ณ๐Ÿคฃ #๐Ÿ™€ #hair #cleanyourducts #hvac #airquality #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
We all know the YouTube expert. And after the year I've had with crappy new construction homes I'll bet this dude have been teaching others. #youtube #newconstruction #homeinspector #homeinspection #louisvillerealestate #homeinspectorlouisvilleky
Boy...this takes no f$&@'s given to another level. Something has to give with Mr. Flipper. ๐Ÿ’ฉ๐Ÿ˜”๐Ÿ’€ #mrflipper #flipped #flippedhouse  #wth #homeinspection #homeinspectorlouisvilleky #louisvillerealestate
Sometimes the city of Louisville looks great in the background. #roof #Louisville #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
Heads up! Do not forget to unscrew your hose tonight as Winter is Coming. 

It's been a great ride of warm weather but frozen hose bib and busted pipes are just around the corner.  #hosebib #unscrew #youllbesorry #frozenpipes
This may be the single greatest upgrade one can do to their house. 

Who wants one?!? #peeinyobackyard #upgrade #urinal #homeinspection #homeinspector #homeinspectorlouisvilleky #louisvillerealestate
It's one of those times you make a reference to days gone by and you realize you are old.

I thought the electric slide was a timeless classic like the chicken dance or the cha cha. I was wrong.๐Ÿ˜†๐Ÿคฃ๐Ÿ˜‚ #theelectricslide #old #outdated #homeinspection #homeinspector #louisvillerealestate
What do you mean my car needs a home inspection? ๐Ÿคฃ๐Ÿคฃ๐Ÿคฃ

I have lots of questions about this. #fail #homeinspector #homeinspection #carporn #louisvillerealestate #homeinspectorlouisvilleky
Modern insulation standards call for around 14-16" of depth in my area.

I installed 24" of blown in cellulose in my own home, and that is what I recommend to my clients. 

Always remember, a house built to 'code' gets you a D- built house. There will always be better ways of doing it than the minimum standards. 

I found this tag hanging in an attic the day of a 1960s house and it states that the insulation was installed to a depth of 4". 

I'm sure that was the 'code' back then. 

There will always be a better route than the minimum standard- the building code. #buildings #insulation #homeinspectorlouisvilleky #homeinspection #homeinspector #code #buildingcode
Check out the wedged gap of the back door along the top edge. 

Because the gap is nearly touching at the hinge side of the door, and much wider at the lock side you can surmise that the wall/floor to the right of the door has settled. 

Doors and windows are usually a good clue to potential foundation issues. 

While servere movement is rare, it does happen and can be very expensive to correct. #foundation #sinking #thisisgonnabeexpensive #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky #doors
I know what you are thinking. This can't be real. No builder would try to leave this mounting block like this.  Unfortunately, there were 3 more just like this.

What is supposed to happen is the block gets installed first, and the siding goes around it.

As an industry, new construction is as bad as I've ever seen. If you are building a new home, having a pre-drywall inspection performed could be the smartest move you can make.  #newconstruction #predrywall #homeinspection #homeinspector #homeinspectorlouisvilleky #louisvillerealestate
I know the market has been crazy this summer, but are folks even trying anymore? ๐Ÿคฃ๐Ÿคฃ๐Ÿคฃ#bathroomremodel #bathroom #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
Nothing but the best for folks buying new construction today. This builder had multiple damaged shingles throughout the roof, and this was their 'repair'. 

Sometimes I think I'm in the upside down. #newconstruction #roof #nope #homeinspection #homeinspector #homeinspectorlouisvilleky #theupsidedown
Pro tip: When your builder is mounting a cabinet inside it's always best to make sure they aren't using screws that are longer than the wall is deep. ๐Ÿคทโ€โ™‚๏ธ๐Ÿคฃ๐Ÿคฃ #newconstruction #newhouse #louisvillerealestate #homeinspector #homeinspection #abi
Another new construction home with some of the worst work I've ever seen. 

Both of these vents install the same way, yet one is completely wrong.

How in the world could anyone look at this mess and think this is acceptable? 

What's the fix? The siding will have to be removed so the flange can be flashed correctly and the install stay water tight. 

What did "the builder" say? 

"That's normal. We'll go back and fix this later." ๐Ÿ˜‚๐Ÿ˜‚๐Ÿ˜‚๐Ÿคฆโ€โ™‚๏ธ

#newconstruction #jameshardie #hardieplank #nope #homeinspection #homeinspector #homeinspectorlouisvilleky
I've always been fascinated with what folks leave behind when they move out of their home. 

This place was totally empty except for one small closet. 

What is the story to leave these items? #why #leaveit #homeinspection #homeinspector #homeinspectorlouisvilleky #louisvillerealestate
After a few hours at my inspection last week I saw this dude staring through the front door. 

Instantly, I thought the family cat had snuck out on me. I gapped the door handle and stopped...

I realized I hadn't seen a litter box... I called the listing agent to clarify if the family had a cat and sure enough this little con-man has been tricking people into letting him in the house. ๐Ÿ˜‚๐Ÿ˜‚๐Ÿ˜‚.

The family has no cat.  #neveradullmoment #homeinspection #homeinspector #homeinspectorlouisvilleky #cat #dontletthecatin #abi
A plumber in Florida was called in for a clogged waste line. It wasn't the type of clog you typically find. ๐Ÿ˜ณ #thatsabigsnake #plumbing #plumber #noperope #clogged #holy #homeinspection #homeinspector
Ol Mr. Flipper is at it again. This garage wall was painted 2/3 up the wall. Would anyone hazard a guess as to why? #fliphouse #flipped #mrflipper #tisktisk #louisvillerealestate #homeinspector #homeinspectorlouisvilleky #homeinspection
One of the more important skills as a contractor is being able to see and think 10 steps ahead in a project. 

Mr. Flipper did a nice job on this bathroom, except for pushing the toilet against the wall.  This room was a total gut, and shifting the closet flange to the left a bit wouldn't have been much trouble. 

Now, we have a toilet with 6.5" of side clearance that some of you would have to sit sideways on. ๐Ÿคฆโ€โ™‚๏ธ 

Would you accept this in your new home? #homeinspection #toilet #bathroomremodel #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
Say hi to Daisy. She is my employee of the week and did the bestest job. 

Daisy is an expert at grazing for food, and testing the hvac supply for air flow by laying on top of the vents.  We appreciate all the hard work! #dogs #dogsofinstagram #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
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If "I found a cheaper a price." was an image. ๐Ÿคฃ๐Ÿคฃ๐Ÿคฃ #yougetwhatyoupayfor #pricematch #holy #wt #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
A few weeks ago I posted a beautiful tile shower in a new construction house. 

Well, this is the other side of that coin. 

This tiled shower looks like a child did it, complete with a drain not set to the proper height. 

The cut tiles are also so sharp you'll need to wear flip flops so you don't cut your feet. ๐Ÿ˜”.

I know it's hard to find help, but what builder would try to pass this mess off as acceptable? #newconstruction #homeinspector #homeinspectorlouisvilleky #homeinspector #wecandobetter #shower #tileshower
Never ever sit on a bed in a staged house. Things are rarely what they seem. ๐Ÿคฃ๐Ÿคฃ๐Ÿคฃ #flipped #fliphouse #stagedtosell #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky #mrflipper
I had another Brown Recluse Spider house last week. Over 25+ spiders found roaming the home. In the basement, first floor, garage, and attic.

This one was in the north east corner of Louisville. 

Check out this little baby I was able to grab a shot of before it darted off and disappeared. Be sure you get sticky boards and place them in your home and garage.  #brownrecluse #recluse #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
I would have returned the ceiling fan and got one a bit smaller, but you do you! #ceilingfan #whateverittakes #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
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You never know what you'll find when looking at the labeling of an electric panel.

I've seen 'cooker' used for range/oven. 

I've seen 'dinning room' for dining room. 

But this one may take the trophy. #spell #electrician #electricpanel #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
We appreciate you cleaning up a bit for the home inspection. ๐Ÿคฎ #cleanbathroom #pee #gross #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
With the heat of summer pounding down on us, double check the plug at your window A/C unit if you have one. 

These things take it right to the edge of power consumption and weakest point is where it plugs into the wall.

This one was close to catching fire and looked perfectly fine until I unplugged it.  You may not be able to see such damages while it's plugged in.  #fire #housefire #๐Ÿ”ฅ #airconditioning #windowac #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
Last week I found a Brown Recluse Spider problem in 75% of the houses. 

A problem being 5+ spiders in each house. 

It's amazing to see how much they have spread in the Louisville area over the past decade or so. 

I encourage everyone to set sticky traps around their house and monitor them for these dudes. 

It's likely only a matter of time before they find your home. 

This image is a large adult with 3 baby's hanging out in a bathtub.  Check out the size difference between them! 

You can learn more about these poisonous spiders here 

https://abihomeservices.com/brown-recluse-spider-in-kentucky/

#brownrecluse #spiders #louisvillerealestate #homeinspector  #homeinspection
This is what you get when you hire the cheapest contractor- another poorly installed radon mitigation system.

Every radon mitigation system should terminate above the gutter of the building. 

This is so you don't push Radon back into the building through windows and soffits. 

If you look closely you can see the stain on the brick just above the end of the pvc pipe because the installer was too lazy to run another 10 ft of pipe. We can do better. #radonmitigation #nrpp #radon #tryagain #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky #abi
Here is a thermal shot of the attic framing  from yesterday afternoon. 

Obviously this is surface temperature and not air temperature, but I don't care. 

When the 2x4 trusses burn you as you monkey through the attic it's too damn hot. ๐Ÿ”ฅ๐Ÿ”ฅ๐Ÿ”ฅ #hot #attic #thermalimaging #flir #homeinspector #homeinspection #louisvillerealestate #homeinspectorlouisvilleky
Tell me why are we, so blind to seeeeeeee! ๐ŸŽถ๐ŸŽถ๐ŸŽถ

Yeah. I'm old. 

#floormats #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky #gangstasparadise
It's been nearly 100 degrees every day for the past week or so. 

This old nasty crawlspace almost got me. 12" of clearance, snakes, water damaged, mold, the works. I was under there for nearly 45 minutes. ๐Ÿคฎ 

After pulling myself through the 3rd layer of Hell I had to take a break. ๐Ÿคฃ #crawlspace #oldschool #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky #oldhouse
Well...that's one way to cap a chimney I suppose. ๐Ÿ˜† 

Does anyone know the burn rate for shingles? #shingles #chimneysweep #chimneys #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky
Big shout out to the installer who laid this shower pan. Beautiful tile work. #newconstruction #tile #homeinspection #homeinspectorlouisvilleky #homeinspector #showerpan
Here is a profile view of a modern day brick house. These walls are classified as a brick veneer, but the brick is a full width thick.

You can see the void in the wall assembly between the masonry block structure and the back of the brick. 

This is known as your air gap. How wide this space has to varies depending on where you are, but I find that 1 inch is a great rule of thumb.

All masonry claddingโ€˜s absorb water, they are very much like a sponge. We install this dead space between the brick and the masonry/wood framing to prevent that moisture from wicking back into the structure.

Most of the time it performs perfectly fine. However, I have had three litigation cases in the past two years involving improperly installed brick veneer that had a filled air gap with  mortar from sloppy masons. All three houses had catastrophic water damage, mold, unsafe living conditions.

Such a simple detail is critical to every day performance of your brick house. #brickmason #brickveneer #brick #homeinspection #homeinspector #louisvillerealestate #homeinspectorlouisvilleky #airgap