Home Inspection 5 Biggest Mistakes

Home Inspection 5 Biggest Mistakes

• Even when a new home has met code, it should have a home inspection.
• Always ask about licensing, professional affiliations and credentials.
• Follow up on the inspection report before closing on your house.
• A home inspection is one of the most important steps you can take to make sure your new home is a sound investment and a safe place to live.
• Many people don't fully understand what happens in a home inspection or what they need to do to get the most out of it.  Find out what inspectors say are the five biggest mistakes buyers make during the home inspection, and how you can avoid these potentially pricey pitfalls.

 

Mistake No. 1: Not having new construction inspected

Even experienced homebuyers sometimes make this rookie mistake.  They assume that because a home has passed all local codes and ordinances, it must be in good shape.  Don't be so sure.  Once inspected a brand new home that had just passed the final municipal and county building inspections.  But when exploring the crawl space beneath the house, it is discovered someone had removed about 3 feet of the home's main support beam to accommodate duct work.

The moral of the story:  Don't assume your builder -- or the contractors -- did everything right just because the home passed code.   An inspector is your last line of defense against major defects that could quite literally sink your financial future.

 

Mistake No. 2: Choosing an inspector for the wrong reasons

When you choose an inspector, you're selecting the professional who will give one of your biggest investments a full physical checkup.  You want to choose someone you know who is competent, thorough and trustworthy.  Unfortunately, too many buyers just go with the cheapest inspection company or the one recommended by their Realtor.

The least expensive person is often the person with the least experience, ability and technical savvy

Always ask about licensing, professional affiliations and credentials, and whether the inspector carries errors and omissions insurance.

 

Mistake No. 3: Not going along on the inspection

The written report you get from the inspector doesn't give you nearly as clear a picture of the condition of the house as you might think.  Buyers who don't go along on the inspection can overemphasize minor problems, or worse, not realize how serious a defect is.

You really need to go along with the inspector, ask questions and listen when he gives you his professional opinion on the house."

 

Mistake No. 4: Not following up on the inspector's recommendations

Sometimes, buyers don't follow up on items discovered in the inspection before they close.  Like the man who didn't grasp that the carbon monoxide coming from his water heater was a big problem, you may not realize how much it will cost to fix a given defect.   Often inspectors will recommend buyers get an issue evaluated further, but the buyers wait to do it until after closing.  If buyers wait to have a system evaluated until after closing, it can turn out to be more expensive or a bigger deal than what they anticipated.

You should always get several estimates on repairs before closing, and you should feel comfortable calling your inspector to discuss these estimates.  The inspector may be able to share some insight into the contractors' suggestions.

 

Mistake No. 5: Expecting your home inspector to be a psychic

No matter how experienced or skilled your home inspector is, he can't see the future.  Home inspectors don't have crystal balls, so they can't specifically predict when an aging system will fail.  Sometimes, optimistic homebuyers think a system still has a few good years just because there aren't visible signs of malfunction at the time of inspection."

A home inspector can tell you that an air conditioning system like the one in the home you're buying usually only lasts 10 years, and yours is 11 years old.  But he can't tell you when it will fail.  That's when you need to follow up with people who know more about each specific system about which you have questions.

And remember, the home inspector is hired by you.  He's there to give you an honest, straight opinion about the house.

The inspector is one of the few people in the buying process whose income doesn't depend on the home closing.  They're paid to inspect, not to sell.   So they're in a better position to be neutral.

Yes   

An independent home inspector does make the difference!

Home Inspections Do Not Include Pools

 Home inspections do not include the inspection of pools, above or below ground.  Typically it is recommended that built –in-pools be inspected by a qualified professional pool inspection company.   But remember the state of New Jersey does not require pool inspection companies to be licensed or certified.   That means anyone can say they inspect pools.   Interview the company you choose and get references.

Expectations

  In a pool inspection, the whole pool environment is looked at, not just the pool, pump and filter.

  The intention of a pool inspection is to evaluate the current condition of all accessible pool components and identify items that need repair to make the pool operational and reasonable to maintain.

  The average pool inspection is 2.0 to 3.0 hours.  It is not only involved in just the inspection but also to the remedy of the problems that are found.  When a problem is noted, its remedy is also commented on.  Measurements, verifications, gallonage computation, appropriate equipment, sizing of the equipment and its associated plumbing, are all inspected and verified as adequate.  This information is then used to recommend the proper sizing, turnover rates, and equipment choices.

  Keeping  safety in mind the condition of the fence, gates, walkway, pool perimeter, slide, diving board, rails, coping, lighting structure, and other items of safety and concern.

·         Through the years, the industry has learned what is safer and what is not.  Earlier designed swimming pools may not have had the latest information and technology applied to its construction.  Newly added items may have been inappropriate for the older pool design.   Inspecting the pool for proper function for your safety not just "inside" the pool, but the surrounding area: the walkway, the fence, the gate, the equipment and its wiring.

·         For instance: The diving board is measured. The depth at the tip of the board is measured and compared against the current requirements for that size board.  Are the receptacles GFIC's at the site?  Are they at the suggested distance from the pool?  Is the lighting safe?  Are there proper indications that the shallow end of the pool changes its slope to the deep end of the pool?  Is the underwater lighting at the proper depth?   Verified that the pool is designed with the most recent known safety precautions.

 

 

 

 

 

 

After Home Inspections check for Permits

Most property owners can wrap their heads around the idea of a building permit for some things: new construction, or maybe even a complicated addition.  But what about smaller remodeling projects?  Do you need a permit to swap your laminate countertops for granite?  What about if you want to build a privacy fence or a moderate-sized deck?  Or what if you'd like to do the work yourself?

The short answer is, almost always, yes.  The I-Codes, including the International Building Code and the International Residential Code, are the baselines from which most state, city and municipal building codes are developed.  Regarding permits, I-Code rules are pretty clear.  They state that a permit must be obtained whenever a structure is to be constructed, enlarged, altered, repaired, moved or demolished.

That makes it sound like property owners need a permit to tighten a washer on a leaky faucet.  So when exactly do you really need a permit?

Building codes exist to protect us from unscrupulous contractors who cut corners by using sub-standard materials and unlicensed tradesmen.  They also try to shield us from well-intentioned do-it-yourselfers like Tom Hanks' character in "The Money Pit," who may think they're capable of doing certain jobs, only to find themselves in a hole -- literally.  Getting a permit means that someone knowledgeable will review your remodel plans and spot mistakes before work begins.  Once work is underway, inspectors ensure that any life-threatening errors are corrected before a job is completed.

So, permits are required by law and are intended to ensure your safety, but do you really need one?  

Yes. Every property owner should pull a permit and hire a licensed contractor whenever the law demands it.

These days, we always hire licensed professionals.  They know when it's necessary to obtain permits, and they also know how to help us cut through the red tape to get them quickly.  Experience has taught me that "better safe than sorry" is more than just a silly cliché, especially when it comes to the business of construction and remodeling and the safety of my family

 

Reasons To Have A Home Inspection Before You Sell

  Sellers you want to move on, you have your reasons, but you have to sell your existing home.  The potential buyers have come and gone but no offers have been made, why?   Because they found the same house with less problems for the same price!  Identify your homes unknown issues.  Fix them for your price by a contractor of your choice.   Don't let unknown problems ruin your sale because of failed negotiations.  Having your home inspected will give you the knowledge you need to make informed decisions before you sell.  Remember when a real buyer does come he or she will have their own qualified home inspector checking your home.

  Why would you want to hire a home inspector prior to listing your property?   Because, if your home is in top condition you'll get the highest price and to the closing quicker with fewer surprises.

  This gives you two options.  First, the home can be presented "as is" and reflect any problems in the purchase price.  This allows you the option to negotiate with a buyer to accept items in the current condition by stipulating that they are reflected in the purchase price.  If you hadn't identified these problems a buyer may walk away from the deal if the conditions come as a surprise after an offer has already been made.  You know the buyer's inspector will find them, at the worst possible time, causing delays, and costing you more money.

  Secondly, you can have the problems fixed before you list so they don't become an issue between you and the buyer.

  The inspection should be done as early as possible once you have made the decision to sell your home.  This way, if there are any problems discovered that need to be repaired, you can have the repairs done on your own terms and schedule.

  When a problem isn't found until the buyer has an inspection performed, the deal you've worked so hard to get done may fall apart unless you act quickly to get the repairs done.  Or you may have to take a lower price in order to keep the deal.  You'll most certainly have more headaches and spend more money than if you'd known about the problem and had it repaired before negotiations began.  Buyers appreciate knowing the conditions of the major elements of a home upfront and in most area’s sellers are required to disclose the condition of the home.

  Knowing what's wrong with your home in advance allows you to shop around and get competitive bids from contractors, rather than being forced into paying higher cost for a rush job at the last minute.  You also have the flexibility to choose the materials and methods used in the repair.  By identifying needed repairs early, you'll have the option to save money by using less expensive materials for the repairs.

 

 

 

 

 

 

 

 

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.