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About Luke Griess

Luke Griess is an ASHI certified Home Inspector and Certified HERS rater, with over 20 years cumulative experience in the home inspection, residential energy services, and construction industries.

Ungrounded Outlets and the GFCI Solution

By |2020-03-11T14:56:26-06:00February 10th, 2020|Ask Your Inspector, Back to Basics, Electrical, Pre-Purchase Home Inspections|

Imagine this:  You move into a new home.  You've worked hard all weekend, lugging dressers and couches through narrow doorways and up and down flights of stairs. Your brother-in-law has helped. But let's face it, most of the time he's just been sitting on the ONE couch he helped move in, drinking beer.  Making annoying [...]

The Ultimate HERS Rating Guide Part 2: What Is The HERS Score Index?

By |2020-02-24T11:05:14-07:00July 9th, 2019|Energy Code Info, HERS Ratings|

You may have heard the term "HERS rating" used regarding home construction and energy efficiency.  You may have even seen and read through a HERS report, or you may have a HERS certificate for your own home. Or you may have read our first blog in this series, What Is A HERS Rating.  Many have [...]

Common Problems Found During A Sewer Pipe Inspection

By |2019-06-28T10:30:37-06:00July 1st, 2019|Sewer Scope Info|

Sometimes sewer issues go undetected until they do a good bit of damage to your home. As you might imagine, sewer lines need just as much attention and maintenance as other parts of your home. However, we tend to overlook them because we don’t know what we don’t see. If you suspect something might be [...]

Stone Veneer Problems: The inside story to manufactured stone siding

By |2019-06-27T15:45:20-06:00May 6th, 2019|Ask Your Inspector|

Popular and attractive, but not without its issues, Manufactured Stone Veneer, or Siding Adhered Concrete Masonry Veneer, is a thin siding, manufactured from molded concrete, to mimic the look of natural rocks and stone. Designed to be installed over wood framing, stone veneer can give a modern look to any home. However, stone veneer problems [...]

Home Inspector Tools Of The Trade – What We Use And What They Do 

By |2019-04-24T14:37:42-06:00April 24th, 2019|Ask Your Inspector|

If you’ve ever hired a home inspector and were present for the inspection, you may have looked at his/her tool bag with interest.  Inspectors carry and use all sorts of useful gadgets.  The right tools are necessary for conducting a thorough, top-to-bottom inspection of a home. In this article, we’ll discuss this subject in detail, [...]

Mechanical Ventilation Systems – 2012 IECC

By |2019-02-06T17:09:12-07:00February 13th, 2019|Energy Code Info|

Starting with the 2012 IECC and IRC and carrying through to the 2015 and 2018 versions of these codes, there is a maximum air infiltration rate allowed, and measurement of air infiltration and blower door testing is mandatory. Due to the very tight air infiltration rates required, Mechanical Ventilation systems are also mandatory. Air Infiltration: [...]

Rental Property Inspections Save Time and Money!

By |2019-08-28T16:20:22-06:00January 18th, 2019|Rental Property Inspection|

So much to do, so little time... Home maintenance is a task that affects most all of us, from weekend warriors who struggle up and down ladders to check gutters, to the rental property owners and managers who must maintain multiple properties. Some property managers may manage hundreds of rental properties, which is a Herculean [...]

City of Boulder Outdoor Lighting Ordinance: How This Will Affect Rental Licensing

By |2020-01-27T12:12:38-07:00October 31st, 2018|Boulder Rental License, Rental Property Inspection|

In an effort to reduce light pollution, many municipalities throughout Colorado have been looking at ordinances to regulate and restrict outdoor lighting in recent years.  This effort is commonly referred to as the "Dark Sky Movement." The most touted advantages of reducing light pollution include increasing visibility of the stars and the night sky, reducing [...]

Moisture Control in Homes: A “Watershed” Moment

By |2018-10-18T10:11:12-06:00October 17th, 2018|Ask Your Inspector, Mold Inspection Info|

Moisture Control in Homes: What is the most basic protection that a home provides you? Shelter. We need shelter to keep bugs, critters, and beasts at bay. We also need shelter to protect us from the burning noonday sun, as well as from the cold winter winds.  All of these things are easy enough [...]

GFCI Outlets Explained – The Un-Shocking Truth

By |2020-06-11T16:39:02-06:00November 14th, 2017|Ask Your Inspector, Back to Basics, Electrical|

We've all seen those outlets with the little "test" and "reset" buttons on the face of the outlet.  These are called "GFCI" outlets.  The "GFCI" stands for Ground Fault Circuit Interrupter.   But what does that mean? And why are these types of outlets necessary? The Shocking Details Perhaps at some point in your life you [...]