On the Level: Take caution in basement finished by previous owners

You are wise to be nervous. I estimate that about 90 percent of the after-market work I see performed in homes is done without a building permit of any kind. You have no idea what sort of defective or sub-standard work may lie behind walls, panels or under floors.

Some amateurs do a good job, don't get me wrong, but the progress inspections that are performed during a project under a building permit are designed to ensure the safety of the occupants, present and future, and attempt to ensure that whatever is being done is performed to the current building codes. Remember a building code is a minimum standard - you can exceed the standard but you may not do less, and unfortunately less is what I see all the time.

Some people believe they can do whatever they want behind closed doors in their own homes, and I won't argue that. But when the doors open and the house changes owners, the rules change. There are places in the world that require a house to be brought up to current codes in order to change hands. That's not the case here and the principles of buyer beware hold. A home inspection helps and when no permit is suspected you are put on notice. Then it's up to you as to what to do about it.

When it comes to things such as plumbing and electric, the codes literally become life and death issues. We can all understand getting shocked or having a fire from an improperly installed electric circuit, but folks don't understand how critical plumbing can be. The SARS epidemic that originated in China years ago was traced to an open sewer line in an apartment building that the tenants had been complaining about. I've seen very attractive basement kitchens in million dollar homes that when you opened the cabinet under the sink the drain went into an open five gallon bucket with a bilge pump in it that pumped the waste water off to a utility sink in another room. Imagine me speechless!

In your case I would tear open the box that covers the pit and call in a plumber to examine what you've got and give you an idea what it's going to cost to do it right. Since the previous owner had the confidence and courage that only ignorance can give, I'll bet the pump they installed in that pit is a common sump pump and not a rated sewer pump. The pit itself may not be the proper type that must be hermetically sealed and I'll make another bet it's not properly vented. That's just for starters.

Ask the plumber to check the whole plumbing job from top to bottom and point out what else needs to be done, and then do it. Next, I'd the turn my attention to the wiring and have that checked.

If that space where your son is sleeping does not have a proper secondary means of egress to the exterior in case of fire - a door or a window of a specific size - then it's not a legal bedroom. A licensed home inspector would pick items like these up because they are taught as part of the required education in preparation for the licensing exam. I know because I teach it. You may have bought your house prior to the licensing law going into effect.

Check your homeowner's insurance policy for a "Back-up of Sewer and Drains" rider on your policy in the event you have a power outage. If you don't have one, get one. With public water you will still have water able to run into the pit - a dead pump with no power and the system will back up and you'll see it backing into the shower or tub first. I've never seen battery back-up sewer pumps. I see them for normal sumps but I admit not in a sewerage ejection pit. When the power goes out don't use that bathroom - if you do you'll only make that mistake once.

Keep the mail coming. If you've got a question, tip, or comment let me know. Write "On The Level," c/o The Capital, PO Box 3407, Annapolis, MD 21403 or e-mail me at jimrooney@jimrooneyonthelevel.com.