Boulder & Denver Franchise Owner, Bryan Zenner

Meet Bryan Zenner: Your Trusted Inspections Over Coffee Owner in Denver, Boulder, Colorado Springs, Fort Collins

At Inspections Over Coffee, we believe that understanding your home inspector's philosophy and approach is crucial. Bryan Zenner, our dedicated owner and inspector for the Denver and Boulder areas, shares his insights and experiences in the field. We hope you'll gain a deeper understanding of his commitment to thoroughness, honesty, and client education.

Interview with Bryan Zenner

1. What is the most serious issue you’ve missed in an inspection — and what did you learn from it?

The most serious issue I have missed was not calling out a knob & tube insulator that was visible in an attic. There was no visible wiring so I thought it was no longer running that type of electrical wiring since the house was completely updated. They later discovered that there was an active knob & tube wiring buried under the attic insulation. I learned that as an inspector I need to point out everything visible even if I feel that there is no inherent issue. I don’t want our clients moving in and discovering something potentially costly that could have been negotiated before the purchase of the home.

2. How do you evaluate hidden moisture or mold issues in areas that are not visibly damaged?

I evaluate by using my thermal cameras to try and identify hidden moisture in walls, ceilings, floors, attics, basements and crawlspaces. Using my senses is very important as well. I listen for water leaks or drips, I smell and feel the air for changes in moisture and scents. I also use moisture meters to test for moisture in walls and floors that have not leeched through to the surface. For the discovery of airborne molds I test with an air sampler that will not only identify the type of molds but at what levels they are present so we can report to the client if there is a present danger or not.

3. How do you maintain objectivity when the agent or seller pressures you to ‘downplay’ issues?

I would never downplay an issue but I have learned over the years how to speak about problems so that the client is fully informed in a non alarmist fashion and feels confident by the time our conversation is complete. This style of conversation takes away the pressures agents deal with after inspection and usually never have to ask us to downplay anything.

4. What standards do you exceed that aren't required by state or association guidelines?

I exceed all requirements as a home inspector. I do not have to be licensed in this state but I felt it was important so that I can deliver the best inspection for the clients I serve. I am a InterNachi certified master inspector, hold multiple environmental testing licenses and for every class that was required for my InterNachi home inspection certification I have completed the advanced level certification classes as well. I continually take courses every year to advance my knowledge in this industry.

5. Have you ever recommended that a buyer walk away from a house? Why?

I would never tell a client to walk away from a house. My job is to inform them about everything that comes with the purchase of that home whether good or bad. Every buyer has different expectations and I need to keep my opinions to myself. I do ask the client what the goals are for the house so that I can tailor my conversations with them. It may need a lot of work and that may work for some and not others. At the end of the day most everything can be fixed or even negotiated in the sale. There was only one house that was beyond repair and luckily the agent recognized that before the client showed up and they personally steered them away from the purchase.

6. How do you inspect homes that are newly renovated or flipped, where cosmetic work might be hiding deeper problems?

Just like any job you learn to hone your skills. For me observation is key and I have gotten better every inspection at recognizing any potential problems that can come from a flipped or newly renovated home. It’s become easier to spot and so I inspect the obvious alterations to make sure they were done properly and that they are not hiding something behind it. I also make sure the client understands that work has been done to the home and while I wish I had x-ray vision, problems may occur in the future due to the level of craftsmanship.

7. Can I see a sample of your most detailed report — including the worst property you’ve inspected?

I am happy to show any of my reports. I may find it difficult to provide the worst report since that was years ago but I am happy to look for it.

8. How do you detect unpermitted work or code violations that aren’t obvious on the surface?

I use a website called Buildfax that provides all of the permits known for that property. I research it before I enter the home so that I can inform the client that something like a recent water heater replacement potentially wasn’t permitted. Because of this the installer may have not properly installed it according to code and I will direct them to have that particular service person to evaluate it further.

9. How do you inspect complex systems like radiant floor heating, gray water systems, or solar setups?

In regards to radiant floor I inspect the heating system and all of its visible components. I then use thermal imagery to make sure all lines are working when the thermostat is engaged. For gray water systems I look over the visible plumbing, I have our sewer inspector run a camera down the piping to the tank, and I inspect the landscape the water is being delivered to for noticeable issues. Depending on the location of the solar panels I will either inspect them from the roof or use my drone. I look in the attic to see if everything has been sealed properly and I will finish the inspection at the electrical panel connections.

10. What’s your protocol when you find a potential safety issue like knob-and-tube wiring or foundation movement?

I document the issues with a red indicator in the report to relay that I want the client to have the problem evaluated prior to closing. If the client is there at the walkthrough I will show them the issue and explain to them in a non alarmist, advisory approach what the issue is and what it may take to resolve the problem.

11. If I don’t attend the inspection, how do you ensure I understand what’s serious vs. cosmetic?

If you don’t attend I will call to discuss the report with you at your convenience. I want to make sure you understand the report and the way it is laid out by systems. The report is easy to understand, color coded by severity level and tons of pictures and videos giving you a clear picture of the day of inspection. We use three colors indicators, blue which is informative, orange which is a noted deficiency that should be addressed at some point in the life of the home, and red which needs further evaluation or repair preferably before the purchase of the home. We do note that any one of the items reported on could potentially lead to a problem if not dealt with. Nothing in the report should be ignored, but rather repaired or monitored.

12. Have you ever been sued or had a claim filed against you? How did you handle it?

I have never been sued but I have had to file a few insurance claims for clients that felt I had missed an issue. Once a complaint comes in I send out a claim form to the client. Once I have the form I review the claim against my report. I will then have a conversation with the client to discuss. If at the end of the conversation they still feel it was a miss on my part I will direct the claim to insurance. If it was a miss on my part I bear the burden of repair without hesitation.

13. What do you do if there’s evidence of pest activity but no live infestation at the time of inspection?

I make note of any pest activity or evidence in the report with pictures or video. I make sure that the client understands that it was noted and that they should be diligent by hiring a service to monitor so that a problem doesn’t get worse. I also look for specific damages that can occur because of the pests which I make note of if there is evidence.

14. Can you explain how you test the integrity of foundation slabs or crawl spaces in different soil conditions?

As an inspector I check the visible foundation walls for cracks, signs of settling, moisture issues and bowing walls. If I note any of these issues in the report I speak to the client about who should be contacted to evaluate further.

15. Do you differentiate between ‘builder defect’ and ‘normal wear’ in newer homes — and how?

I do differentiate the differences so that the client knows whether this is part of the homes charm or something that they may be able to go back to the builder with to have fixed.

16. What’s your process for evaluating homes with known structural settling, and what types of settling concern you most?

My process is to discover the potential cause first. I use an outside in approach when inspecting. I look for any variables like moisture retention, ground settlement, tree roots, and animal burrows to name a few that could have lead to the settling. I then note in the report the severity of the settlement and have a discussion with the client about it to answer any questions and point them to the proper service person to potentially repair the problem. The types of settlement that concern me most are cracks that are over a 1/8 of an inch in separation, horizontal cracks and stair stepping which occurs in brick and stone mortar.

17. How do you determine if roof aging is cosmetic vs. a sign of imminent failure — especially with newer shingles?

Imminent failure are advanced stages of what I would deem cosmetic. For example the shingle may show signs of light fading or granular loss(which is common over time), where as failure would be major granular loss and heavy fading. These are signs of failure that shouldn’t occur until closer to the end of the shingle life or after major weather events.

18. Do you ever bring in third-party tools or specialists for borderline issues? If so, who pays for that?

I do not bring in third party tools or specialists for issues. If the client wants something evaluated they or the seller of the home pay for that service.

19. What’s your approach to evaluating electrical systems in homes built before 1960?

I am extra diligent in homes before 1960 because there are very specific electrical wiring or known issues that I am inspecting the home or panel for. Examples of this would be cloth wiring, knob & tube, federal pacific panels, main fuse panels, mixed circuits, and silver strand wiring to name a few. I am inspecting the panel, attic, basements, crawl spaces, exterior, and outlets for any one of the potential electrical issues.

20. What have you changed about your inspection process in the last two years — and why?

I am constantly changing my process to not only suit the type of home I am inspecting, but as I learn about new deficiencies or recalls I add that to the reporting process. Every home is different and may require a different approach. That’s what makes the job so fun everyday. You never know what you are walking into but I have to be ready to adapt.

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