Home Inspections “Think Outside the Box”

For as long as I can remember purchasing real-estate was always handled the same way.  Let me give an example.  You feel like you have seen 100 homes and finally you find the one you want.   Now the game starts.  The realtor tells you make an offer.   Let’s say just to make this story a little shorter the home owner accepts it.  Great, now what?   Get a lawyer, the realtor tells you.   So to make dollars amounts simple you find one for $1000.   A few weeks later the lawyer is finished, you’re out of attorney review!  Now you’re told to get your inspections, and as not to waste your time you’re advised to get them all done on the same day.   Let’s push this example to the limit with inspections and make the dollars simple to add.   Home inspection $500.  Septic inspection $500.   Well and water testing $500.  Built –in pool inspection $500.  Oil tank testing $500.  A one day total of $2500.   So now let’s throw a little problem into the mix.  The home inspector gives you the news he found a deal breaker.  The house is infested with termites.  You find out it will cost approximately $20,000 to fix everything.   Your realtor talks to the other realtor, who talks to the owner.   The owner states no way am I picking up the bill, the house is being sold “as is condition”.   The deal falls through.  You just spent a grand total of $3500 to find out you’re not buying the house.

Let’s think outside the box this time.  You finally find the house you want.   The realtor tells you make an offer.   NO, stop!  You’re going to get a home inspection first.  Why?  Because you what to know what condition the house is in before an offer is made so you can make an educated decision.   So now the game starts.  Home inspection $500.  The home inspector gives you the news he found a deal breaker.   The house is infested with termites.  You find out it will cost approximately $20,000 to fix everything.   Your realtor talks to the other realtor who talks to the owner.   The owner states no way am I picking up the bill, the house is being sold “as is condition”.   The deal falls through.   You just spent a grand total of $500 to find out you’re not buying the house.

Which scenario do you like?  There will be resistance for thinking outside the box don’t be mistaken.  But I look at it this way.  The $3000 saved is still in your pocket.   What did your home inspector do for you lately?   Show you a picture of an electrical panel.

What Should You Know About Mold

Ten Things You Should Know About Mold

1.      Potential health effects and symptoms associated with mold exposures include allergic reactions, asthma, and other respiratory complaints.

2.      There is no practical way to eliminate all mold and mold spores in the indoor environment; the way to control indoor mold growth is to control moisture.

3.      If mold is a problem in your home, you must clean up the mold and eliminate sources of moisture.

4.      Fix the source of the water problem or leak to prevent mold growth.

5.      Reduce indoor humidity (to 30-60%) to decrease mold growth by: venting bathrooms, dryers, and other moisture generating sources to the outside ; using air conditioners and de-humidifiers; increasing ventilation; and using exhaust fans whenever cooking, dishwashing, and cleaning.

6.      Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold growth.

7.      Clean mold off hard surfaces with water and detergent, and dry completely.  Absorbent materials such as ceiling tiles, that are moldy, may need to be replaced.

8.      Prevent condensation: Reduce the potential for condensation on cold surfaces (i.e., windows, piping, exterior walls, roof, or floors) by adding insulation.

9.      In areas where there is a perpetual moisture problem, do not install carpeting (i.e., on concrete floors with leaks or frequent condensation).

10.  Molds can be found almost anywhere; they can grow on virtually any substance, providing moisture is present.  There are molds that can grow on wood, paper, carpet, and foods.

Prepare Your Home for Old Man Winter

Everyone puts off those last minute maintenance chores until the weather turns cold.  So we felt bringing back this previous blog entry, a list of items that will make the transition into winter mode that much easier.

 

Heating

Furnace Inspection;  Having your furnace inspected and is operating at peak efficiency is a wise investment.  Typical cost for a technician to inspect and clean your furnace is around $80 to $100.00.  This is a small price to pay to avoid a costly repair on the coldest day of the year when your furnace won’t start.  Change your furnace filter every 30 days or so, if you have animals who shed hair a more frequent replacement might be required.

Check or have your chimney checked for any cracks, missing brick or mortar or loose rain cap.  The freezing thawing action of water penetrating small cracks can do a lot of damage over the winter season.  If you have a wood burning fireplace you should consider having it cleaned prior to use and have the flue tiles inspected for any cracks or deficiencies.

If you have ceiling fans now is a good time to clean the dust and lint off the blades and reverse direction of motor.  Forcing the warm air down will make your living area feel much more cozy.

 

Windows & Doors

Caulking Windows;  Clean your windows and doors inside and out.   This is a great time to check your seals and exterior caulking.  Ensuring your seams on brick and concrete window sills are not open can save you a lot of money on needless repairs later on.   Water can enter your exposed seams cracking mortar and eventually damaging the brick below.  This “spalling” as it is known, happens when clay style brick absorbs moisture, which then freezes and blows off part of the brick surface.

Check all your door closures to ensure they all operate smoothly.  Screen doors should have glass panels lowered or installed on older models.  Basement windows screens in window wells are susceptible to damage from rodents and other small animals.  Screens should be removed and stored for the winter.  Replace any damaged door seals or sweeps to prevent drafts from entering home during the cold months.  Operate your garage doors and lightly grease track for smoother and quieter operation.

 

Roofs & Gutters

Flashing Not Sealed on Roof; Inspect your roofs shingles for any damaged or missing tabs.  Pay close attention to any flashings on walls or chimneys to ensure that they are completely sealed.  Caulk any suspect areas to be doubly sure of preventing any roof leaks.   Clean out any debris in gutters and ensure your downspouts and extensions are in good condition.  If you have an older home using heating cables for eaves or downspouts, now is a good time to ensure that they are in good working order.   Put away your rain barrels and ensure your splash pads and extensions are directing water away from your home.

 

Plumbing

Draining Exterior; Tap Drain all your exterior water lines to prevent freezing.  I personally always leave the exterior tap open and have never had a freeze up problem.  If you have hose reels installed, now is a good time to store them after draining out the water.  On older homes with crawlspaces now is a good time to close ventilation vents and cover with insulation in preparation for winter.  Any in ground sprinkler lines should have already been blown out by your sprinkler maintenance company, if not call them immediately.

Wrapping your hot water tank and hot water lines with insulation can save you money all year long.  Check your sump pump by either lifting float or pouring water into unit to ensure it is in operating condition.

 

Drafts & Air Leaks

Energy experts estimate about 30% of the heat in your home is lost to leaks and drafts.  Adding foam seals to exterior wall outlets can stop and lot of heat loss.  Check any penetrations on the exterior wall of your house and seal any gaps with caulking, this stops both cold air and moisture from entering your home.  Check you interior for leaks and missing insulation at penetrations.  Most contractors will not replace your vapor barrier or insulation when they install electrical or heating vents.  Replacing insulation and re-sealing vapor barrier can save a lot of heat loss over the course of a winter.

 

Fall Is The Time To Check Your Fireplace And Chimney

  As days get shorter and weather gets colder, we retreat indoors to the warmth of our homes and fireplaces.  If you have a fireplace, fall is a great time to make sure the chimney and flue are in good working order.  You can check yourself or call in a chimney professional to diagnose the chimney and fireplace for any problem before it gets big, expensive and potentially dangerous.

 

Liberty Chimney, LLC

Level 1 & 2 Inspections

201 667-7639

www.libertychimneys.com

 

Exterior

  Visually assess the chimney from the outside.  Is it leaning?  Are there any chipped bricks or masonry joints?  Do you see any cracks or holes?  If your chimney is factory-built metal, look for any corrosion, stains or loose sections.  If your chimney is exposed to your attic, make sure to check there as well.  Look for any signs indicating repairs are necessary.

Chimney cap

  A good cap can reduce damage caused to a chimney by water and wildlife.  Rain and snow can enter an uncapped chimney, and subsequently freeze and thaw, causing expansion damage.  Small wildlife can nest in chimneys, creating clogs and potentially introducing fleas, ticks, worms and other disease-causing pests to your home.  A chimney cap with screen mesh will keep animals out while shielding your roof from embers and sparks.

Leaks & stains

  Inside the house, check the area around your chimney for any stains or dampness.  These could be caused by faulty flashing around the chimney at the roof line, or by a damaged flue liner.  If you see signs of water around your chimney, call a chimney professional right away.

Flue

  Open the clean-out door from the base of the flue, located either in your basement or outside the house.  Using a small mirror and flashlight to see up the flue, look for buildup of soot and also any cracks, holes or separations.  If in doubt, give your chimney professional a call for a good checkup and cleaning.

Interior

  Check the brickwork in your fireplace for wear.  Check the damper as well, it should open and close easily.  Look into the smoke chamber above the damper to check for buildup of soot.  Again, call your chimney professional for service if you see any of these telltale signs. 

  Chimney safety should be a high priority for every homeowner.  With regular maintenance, your fireplace and chimney can give you years of wonderful service.  A chimney professional can spot things that even a diligent homeowner could miss.  Call on a pro to do regular cleanings and safety checks as part of your home-maintenance routine.  Then throw another log on the fire, sit back and enjoy.

Rent Or Buy?

Here are a few points to consider when deciding whether homeownership or renting makes better sense for you. 

Reasons to rent

•Flexibility. Renting allows you to explore an area before making the longer-term commitment to homeownership. Unless you are certain about a specific neighborhood, renting allows time for research and discovery.

•Career uncertainty. If you think you might need to move in the near future, or are mulling job changes that span several areas of town or are located elsewhere in the country, you might want to rent. Buying ties you down to a greater extent.

•Income uncertainty. If you expect a pay hike or cut in the near future, that can change your borrowing ability as well as impact your ability to pay a mortgage.

•Bad credit. Creating a history of on-time rental payments can help you build the sort of credit you’ll need to qualify for a mortgage.

•No maintenance expenses. When a pipe leaks, you don't head to the store; you head for the telephone and call the landlord.

•Utilities (sometimes) included. In some instances, the landlord may pay for many utilities such as water, sewer, garbage, and, in some cases, even heat and hot water. 

Reasons to buy

•Equity. When you pay rent, you are paying your landlord’s mortgage or adding equity to his or her bank account. However, when you have a home mortgage, you increase your degree of ownership in your home with every payment. A general rule is that if you intend to stay in your property for at least five to seven years, the costs of purchasing the home are more likely to be offset by accrued equity and increased housing value. In the event that equity in the home grows to more than a 20-to-80 percent loan-to-value ratio, you will be able to borrow against your equity in the home. This can be cautiously used should you need capital to pay for major purchases. If interest rates drop, you can refinance your mortgage at more favorable rates, or, once you've paid the entire mortgage off, borrow against the equity in your home to fund major purchases such as a second home or your child's education.

•Tax deductions. You can deduct mortgage interest as well as your property taxes. Uncle Sam doesn't give renters this bonus. Not only that, but if you meet certain requirements the IRS won't apply a "capital gains" tax on your profits from the sale of your home. You can keep the first $250,000 in profit you make when selling the home if you're single, or the first $500,000 if married. In addition, those who work from home may be eligible to take deductions for their home office and portions of utilities.

•Creative control. You like dozens of pictures on the wall? Well, hammer away -- they are your walls now. Go ahead and paint them mango! Wish you had another room? Go ahead and add one.

•Maintenance choices. If you live in a house, you can decide how to approach maintenance, either doing it yourself or picking your own contractor. If you live in a condominium or homeowners' association, you may pay a monthly fee to have maintenance work covered by the association's contractors.

13 Things Home Inspectors Won’t Tell You

A friend of mine from North Carolina sent this to me.  It was in her local newspaper.   13 Things Home Inspectors Won’t Tell You

1.     Don’t find a home inspector through your real estate agent.  It’s in the agent’s best interest to have the deal go through quickly, so some pitch inspectors who find few problems.

2.     If I don’t spend at least two hours at the house, I’m what we call a drive-by-inspector, and you’re not getting your money’s worth.  A thorough inspector checks the crawl space, opens the breaker box and walks the roof if safe enough.  Most houses take me every bit of three hours.

3.     I won’t tell you not to buy a house, because I’m not supposed to give real estate advice.  But if I keep telling you that the house has “a lot of issues” or has “a major issue”, read between the lines-or at least be prepared to spend big money to fix some problems.

4.     If you’re a seller, you should clean and prepare your house the same way you would for a showing.  Most people leave a mess, and when the buyers arrive with me, their jaws hit the floor.

5.     Ask to see a sample report before you hire me-it will give you a good idea of what kind of inspector I am.  Do I include digital pictures?  It’s a great way to compare two inspectors.

6.     Even brand-new homes should be inspected.  We find a ridiculous amount of things wrong in new construction: leaks, electrical issues, improperly installed appliances, clogged pipes because the tile guy cleaned his tools in the sink.

7.     If you want the sale of your home to go smoothly, have the house inspected before you put it on the market.  Working with me can give you time to find a reasonably priced contractor or to make the repairs yourself.

8.     Please, if you’re going to pay for my services, read my full report-not just the summary.  Many people don’t. 

9.     I’ve encountered every kind of hazard.  Once, I was crawling underneath a bathroom, and I felt something strange beneath me.  I looked down and discovered I was on a huge pile of double edged razor blades.  I took a picture of it because I thought no one would believe me.

10. If you have a lot of questions, don’t ask them as I’m walking through the house-it will distract me, and I might miss something.  Let’s go through them at the end.

11. I can’t see under the cement slab or inside the walls, so if a dishonest seller wants to go out of his way to hide defects, I might not be able to find them.

12. Some of the worst homes are those owned by do-it-yourselfers.  I’ve seen toilets flushing with hot water, weird appliance hookups, and indoor electrical panels dangerously mounted outside in the elements.  Hire a professional if you don’t know what you’re doing.

13.Roof and foundation issues can stop a sale fast.  If you’re selling and are not sure of their conditions, get a professional to evaluate them ahead of time-and make sure tree limbs trimmed far away from the roof to prevent damage.

Facts About Radon and Radon Testing

Facts About Radon and Radon Testing

Radon is a colorless, odorless, tasteless radioactive gas that's formed during the natural breakdown of uranium in soil, rock, and water.  Radon exits the ground and can seep into your home through cracks and holes in the foundation. Radon gas can also contaminate well water.

Health officials have determined that radon gas is a carcinogen that can cause lung cancer.  Studies show that radon is more of a risk to smokers, but nonsmokers have a slightly elevated chance of developing lung cancer when radon levels in the home are high.  The only way to find out if your house contains radon gas is to perform radon tests.

 

Facts About Radon Gas

•There are no average radon levels for a specific city, state, or region.

•Houses without basements are as much at risk of radon contamination as houses with basements.

•It doesn't matter if your neighbor's radon test was low or high, results for your home may be completely different.

Long term radon tests take more than 90 days, but provide an accurate picture of the average amount of radon in your home. Since time is an issue, home buyers usually perform short term radon with either  

What to do if Radon levels are too high?  About 0.4 picoCuries per liter (pCi/L) of radon is found in the outside air and the average indoor radon level is about 1.3 pCi/L.  The EPA recommends you use mitigation techniques to reduce indoor radon if levels in your home are above 4 pCi/L by installing a system to reduce radon gas in your home.

 

Radon Testing and a Real Estate Transaction

Currently it is acceptable to have a radon test performed along with a home inspection.  The only problem we have with this, there is no way to guaranty the test will not be tampered with.   Tampering will produce inaccurate results.  We suggest doing the radon test after taking ownership of the property.   This way you as the owner can control the testing environment.   Insuring an accurate result.  What your lawyer can do is place into escrow the appropriate funds.  Once your test comes back the funds are there to take care of any issue.