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  #21  
Old 2018-09-03, 05:11 PM
Halton Home Inspector Halton Home Inspector is offline
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Thank you very much for your response. One more question... the new location where I am re-locating my bathroom doesn't have AC/Heater vent..... Do I need to add one there? Is it optional or required by building code?
Every room with an exterior wall requires an HVAC vent. Be aware that when a required vent is missing in a new finished basement it is an immediate red flag for any future buyer of your home who has a good inspector look at the home. An omission like that would also indicate that there will be other visible and hidden problems with the finished basement.

IMO when a basement in a new home is not done well then it adds no value to the home.
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Last edited by Halton Home Inspector; 2018-09-04 at 07:20 AM.
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Old 2018-09-04, 02:36 PM
nafr1 nafr1 is offline
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Every room with an exterior wall requires an HVAC vent. Be aware that when a required vent is missing in a new finished basement it is an immediate red flag for any future buyer of your home who has a good inspector look at the home. An omission like that would also indicate that there will be other visible and hidden problems with the finished basement.

IMO when a basement in a new home is not done well then it adds no value to the home.
Thank you very much. Also you mentioned earlier that the HVAC return air duct needs to be re-directed closer to the basement floor. My contractor wanted to put that on ceiling but I am insisting him to put it close to the floor. The current duct opening is right in the middle of the basement, where there is not going to be any wall. It can be pulled straight to the exterior wall and than pulled down close to the basement floor. You think it would be ok for it to be that long(pulled from middle to the end-wall, it's about 15 ft) and on the exterior wall.
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Old 2018-09-04, 06:42 PM
Halton Home Inspector Halton Home Inspector is offline
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Thank you very much. Also you mentioned earlier that the HVAC return air duct needs to be re-directed closer to the basement floor. My contractor wanted to put that on ceiling but I am insisting him to put it close to the floor. The current duct opening is right in the middle of the basement, where there is not going to be any wall. It can be pulled straight to the exterior wall and than pulled down close to the basement floor. You think it would be ok for it to be that long(pulled from middle to the end-wall, it's about 15 ft) and on the exterior wall.
The existing air return can be sealed / removed ( covered with a metal patch, screwed to the plenum and with the seams taped with aluminum tape ) and relocated. Try to relocate it to a central area of the basement and close to the floor. You should call an HVAC company to do the work if your contractor does not know how.
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Last edited by Halton Home Inspector; 2018-09-05 at 06:27 AM.
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  #24  
Old 2018-09-09, 03:54 PM
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Proper sizing of the return vent is also important.

Have to say it - if your contractor was going to leave the vent at the ceiling, I wonder what else he doesn't know how to do properly.
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Old 2018-09-10, 09:44 AM
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Proper sizing of the return vent is also important.

Have to say it - if your contractor was going to leave the vent at the ceiling, I wonder what else he doesn't know how to do properly.
Have to admit, when I did my basement, I discussed with the inspector and also assessed the amount of work it would be to move it to the lower part of the opposite wall and I opted to leave it in the ceiling.

I'm not saying that works for everyone, and I am surprised there isn't a code for this but I suppose it's a difference of pulling slightly cooler air from a space that is about 6' apart in height.

That said, if the inspector didn't know that, I agree with good2know that there is an issue there. I was aware, brought it to my inspector and he cited the lack of code and said it's up to you, so I made my decision (but he recommended the ceiling for the record). A contractor working on someone else's home shouldn't be making that decision, should be aware of why it makes more sense on the wall, or at the very least let the homeowner know so they can discuss.

Good luck nafr1, hope you can post pics as you go along so others can comment/learn from the experience!
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Old 2018-09-12, 01:21 PM
nafr1 nafr1 is offline
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So today I finally applied for the Permit. Also talked to the inspector present there and discussed about the existing R12 insulation in the basement. She mentioned that I don't need to upgrade my insulation and R12 is good. R20 is the requirement for new homes but if my house inspection/permit was passed with R12 at the time of closing than it's still good now.
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Old 2018-09-13, 06:31 AM
Halton Home Inspector Halton Home Inspector is offline
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So today I finally applied for the Permit. Also talked to the inspector present there and discussed about the existing R12 insulation in the basement. She mentioned that I don't need to upgrade my insulation and R12 is good. R20 is the requirement for new homes but if my house inspection/permit was passed with R12 at the time of closing than it's still good now.
That is the simplest option - to leave it as it is.
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