How To Choose Your Inspector

The purpose of having a home inspection is so that the homebuyer can get a clear indication as to the overall condition and quality of the property in which they are interested in.  As a homebuyer, your decision to have the home inspected is critical during a real estate transaction. It is very important and it is in your best interest to know all you can about the property.  Your inspector’s job is to work for you and to provide you with as much information as possible. This is why you hired the inspector.

When searching for your Home Inspection Company or an independent home inspector, make sure that you ask questions about their knowledge of conducting a home inspection, their association memberships, and their certifications. You have the right to know before you hire them.

The inspecting parties should also carry liability insurance and proof of his or hers certifications and qualifications. The inspector should present them to you at the inspection site upon your request.

By asking for the inspectors certifications and qualifications, you will gain knowledge about their expertise. Beware, some home inspectors may not trespass in the area in which they are not qualified. For example reporting code violations, conducting mold and termite inspections, code official enforcement, and building inspections, etc. This is good practice for inspectors.

 Each one of these categories requires a certain expertise, certifications, or licensing in some states. This is why you must ask to see proof of his or hers certifications and qualifications so that you will know if you have the right inspector for the job. You don't want to hire someone without the proper training or someone who is unable to recognize mold or defects.

I remember receiving a call from a potential client who was not afraid to ask questions. This person inquired as to what is the difference between hiring a Home Inspection Company versus an independent home inspector.

My answer was as long as the Home Inspection Company or the independent home inspector is insured, certified, currently a member of a home inspection association or code enforcement organizations, and remains in good standing with their association's or organization than that person or company would become a potential candidate to hire. Here's why.

The Home Inspection Company or the independent Inspector who is a member or an association or organization would be required to under go continuous educational growth, as well as refresher exams in order to maintain their certifications, membership or licensing with those organizations. They must abide by certain standards and guidelines.

Some realtors will recommend a home inspector, possibly someone they have known or have worked with, but you are the deciding factor. It is up to you to choose the inspector and it should be based upon the individuals knowledge and qualifications and not simply because the realtor suggested this company or individual.

I have provided you with some questions to ask in order to assist you when choosing your inspector.

Questions to ask before selecting your inspector:

• How many years of experience do you have in the home  inspection field?
• Are you insured?
• What qualifies you as a home inspector?
• Are you certified? If so, can I see your credentials?
• What is the name of your home inspection association or organization?
• What kind of certifications do you have?
• Do you have a web site or a phone number in which I can verify that your certifications are active?
• What is involved in the home inspection process?  For example - Would there be any pictures? Will you examine the roof and electrical? Will you check the foundation? Etc.
• How long does the home inspection process take? Just for your information, a good home inspection should take anywhere between 2 ½ to 3 hours or possibly longer depending on the condition of the structure.
• How long will it take to receive my report? Some inspectors can generate their reports the same day, which this is good practice and the agents love it, but remember the inspector is supposed to be working for you not the agents. It would be in your best interest to allow 1-3 days so that your inspector has as much time as possible to work on your report. I maintain that if you rush the inspector, it could lead to an error that would not be in your best interest.

I strongly recommended that all homebuyers inspect or hire a certified, insured, professional Home Inspection Company or an individual home inspector whom you can trust and who respects your best interest.  I hope this information was helpful. May your home purchasing experience be a great one.



Seller Not Disclosing Defects

 If you are planning to buy a home, the sellers are required to disclose all known defects but they don't always do so. As a home buyer it would be in your best interest to take the time to hire your own home inspector and here's why.

A former client of mine purchased a home for the first time and she was so excited, especially after baring the burden and making every effort to become qualified to purchase this home. During our initial phone conversation, the woman was very disappointed because the home she had just purchased was contaminated with what she suspected was mold.

The poor woman upset and crying stating that the sellers failed to disclose this problem and now she felt it was too late to do any thing about it because escrow had already closed.  The woman continued to say that she had already had a home inspection. She hired a home inspector recommended by the sellers’ agent, but the inspector failed to notice and identify the existing problem. 

 After hearing the situation, I scheduled an appointment with her since I was a certified mold inspector and registered as an environmental specialist at that time. I arrived at the location, and went into the home and I immediately encountered a significant musty odor. Knowing what the odor was right away I started my investigation. During the course of my investigation, I immediately discovered a significant amount of water damage and microbiological growth in the kitchen space.


The existing mold contamination, resulting from excessive water damage, involved the entire bottom cabinet space in the kitchen, structural members below the kitchen sink, both of the kitchen counter tops, the concrete slab, and the dining area below the breakfast bar, as well as the dishwasher compartment and drywall. 

Mold on sheet rock and wood members supports

It was unbelievable to see water leaking from the hot water angle stop under the kitchen sink causing the new home owner to use buckets and pots as a catch basin. 

Bucket filled and over flowing with water under sink

As I continued to investigate, I also discovered that someone, which I suspect to be the seller, had patched and painted over the contaminated drywall under the kitchen sink and cabinets in an attempt to cover up the problem. 




Walls were painted over in an attempt to cover up the problem

In the end, according to the lab results, the existing contamination was identified as the lethal Stachybotrys a known micro toxin producer, which required immediate remediation at a cost of approximately $5,000.  Stachybotrys is a black fungus that feeds on water damaged material like insulation, dry wall, and wood. You do not want this black fungus in your home because it is very dangerous.

Stachybotrys toxin producer found in the dishwasher compartment

After the new home owner submitted my report to her insurance company, it was fortunate the home owner, did not have to bare the remediation expense. Instead, the insurance company had to pay the full cost and they were not happy. 

This is the reason why the home buyer should be aware of how to protect his or herself during a real estate transaction; this kind of thing goes on even today. Even though California has a disclosure law which went into effect in the first week of October 2001 SB 732 Re: toxic mold disclosure, this law was clearly ignored by the seller or possibly other parties involved in the transaction. I believe that the seller had knowledge of the excessive water presence and the existing mold contamination.

The only motivation that the seller had was to hurry and sale the house quickly leaving the home buyer with the problems and expense. It is strongly recommended for all home buyers to hire their own insured professional home inspection company or an individual home inspector that you can trust and who respects your best interest. There are some home inspectors out there that are not working in your best interest. This kind of practice does not set very well with the home inspection industry and has smeared the images of truthful home inspectors.

It is clear that the seller failed to disclose a defect in the from of mold which was later identify as Stachybotrys a very dangerous black fungus that is a serious health threat. Instead they chose to deceive the buyer by covering up the problem. 

Don't let it happen to you. Ask your realtor for a full disclosure list of known defects from the seller. This is very important so you wont be left holding the bag filled with costly defects.


My friends, I hope that this little bit of information was helpful to you. May your home purchasing experience be a great one.

GE Recalls Front Load Washers Due to Injury Hazard

http://www.cpsc.gov/cpscpub/prerel/prhtml13/13003.html

Solar scams

http://watchdogwire.com/california/2014/12/19/how-solar-leases-scam-the-homeowner-and-solar-contractors-keep-the-subsidies/

Las Vegas, Squatters

 http://www.nytimes.com/2010/10/03/us/03vegas.html?_r=1

  

http://dailycaller.com/2015/02/14/solar-scams-arizona-moves-to-protect-homeowners/

http://www.cslb.ca.gov/Consumers/Report_Unlicensed_Activity/
 

Disclaimerhttp://www.cpsc.gov/cpscpub/prerel/prhtml13/13003.htmlhttp://www.cpsc.gov/cpscpub/prerel/prhtml13/13003.html

The Information on this site is for informational purposes only and does not guarantee results from your inspection or from the Information from this site will get the seller or their affiliates to perform any repairs. It is a tool to empower you with knowledge before you make a major purchase of a home. This site does not provide any guarantees or accuracy regarding governmental, local jurisdictional codes, and city regulations in your area. Governmental, local, and jurisdictional codes are subject to change when necessary in order to keep structures up to high standards. It is recommended to you check with the local jurisdictions in your area when necessary for any up dates or changes.

Neither this site nor the Information, picture and Author does not represent any code reference Home Inspection organizations, Home Inspection Association nor was it intended to be used as a code reference or representation of any code reference Home Inspection organizations, Home Inspection Association, legal law firm, local jurisdictional and governmental codes, or regulations and dose not give legal advice. It is strongly recommended consulting with an attorney for any legal questions. 

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HOME OWNERS UNDER ATTACK

Every day many home owners in different states are at risk of losing their home. Why is this possible? Due to unpaid utility bills; unbelievable isn’t it. I was shocked after hearing about this unimaginable attack. Here is how this attack work’s.  Whenever a home owner is behind and can’t pay their utility bills, some cities in some states, are selling the homes of owners by filing a Lien. There are Companies who are making millions and millions of $$$$ off of the poor. The home owner could owe just $200 (or more). The cities and Lien Company’s in these states should be ashamed for taking peoples homes for crumbs and putting the elderly, children and people with disabilities out on the streets for their own financial gain.

Some Things You Should Know

Hello my friends. Imagine purchasing a home after searching for days, weeks, or even months and choosing not to get a home inspection. Your loan was approved and you anxiously signed your loan docks. You were so excited that escrow finally closed and you happily took possession of your home. You were blissfully enjoying your new home when suddenly, one rainy day, the roof starts to leak. Water enters the structure and into the service panel resulting in water damage and electrical failure. What are you going to do?

 I will tell you what your about to do. Since you failed to get a home inspection, you are about to spend hundreds and even thousand of dollars in repairs. 

Always get your home inspected before escrow closes.

Do not be afraid to ask questions about the home that you are considering to purchase.

Don't let anyone try to discourage you from having your home inspected.  The knowledge you gain can save you thousands, and the lack of knowledge could cost you dearly.

Once you've decided to have your home inspected, always have your inspector send you a copy of the inspection report, so that you can have the full original copy.  The reason why is this: with today's technology I believe that e-mails can be altered. By having a hard copy of the report, you will be able to compare the two for any changes that may have been made.

It would be in your best interest to not rush your inspector. Allow enough time for him or her to analyze the structure carefully and to make the necessary documentations in their report.  A rush job leaves room for error and that is not something that you want to have happen when purchasing your home.

If the seller agrees to make repairs, it would be wise for you to make a list of the repairs and have a re-inspection done.  A re- inspection is a powerful weapon. It always catches the seller's by surprise. No one is expecting you to have the inspector to return. The look on their face is priceless and the reward you get is peace of mind.

Always conduct a background check on the structure, especially the older ones. Whenever you see modifications have been made, such as roof replacement or room additions, visit the local jurisdictions.  This method will ensure that the proper building permits are on file for that particular modification.

Important note: Room additions, pool installations, and roof replacement definitely require a building permit. Check with your local building department.

Learn more about your homeowners warranty prior to the close of escrow. Ask the agent or agents for the name and telephone number of the homeowner warranty company so that you can verify what is actually covered in the warranty. 

 During the real estate transaction, some of my clients were told, “the homeowners warranty will cover some repairs.” This method is being used to appease the buyer, to help the deal run smoothly, too avoid any argument, and to discourage the transaction from falling out of escrow.  Once escrow closes, the home buyer is left holding the bag when they find out the items they were told were covered by the homeowner warranty during the purchase of the home are in reality not covered. 

 My friends, I hope that this little bit of information was helpful to you. May your home purchasing experience be a great one.

Plumbing Defects

A  plumbing system is designed to carry water to and from a structure. Most importantly, the plumbing systems must stay in a good state of repair. All leaks require repairs right away to avoid water damage and mold. While conducting your inspection, look for signs of broken and leaking pipes as  well as rusted and corroding angle stops and water supply lines. 

The waste pipe you see is designed to carry waste to the sewer and if you look very closely at the bottom center section of the pipe, you will see water leaking from the pipe into the crawlspace.

At this point, it appears that the sewer pipe has been leaking for quite some time because of the amount of  wastewater accumulated in the crawlspace.

Remember water found leaking into the crawlspace is not allowed and must be repaired right away.

It is imperative to make a note of this discrepancy and reported it to the seller or agent to ensure proper corrections.

A disconnected drain pipe has waterpouring into the crawlspace. In addition, you can see the soil is saturated from water going into the crawlspace. This is an environment for soil settlement which will result in major structural deficiency over time if not corrected.

The trash should also be removed.

A 2" drain pipe has failed. It is premitting water to leak into the crawlspace while in uses. Replacement is necessary.

Galvanized piping

Galvanized piping is known to cause restrictions in water flow.  Under normal soil and water conditions however, galvanized iron pipes should last about 40 years.

     Overtime galvanized pipes will eventually corrode from the outside and start to leak.  As these pipes increase in age, rust deposits will cause buildup on the inside resulting in the restriction of water flow. This will eventually lead to repiping the entire structure which can be very costly.

     When inspecting galvanized pipes, look for the obvious signs of external rusting and leaky pipes at the joints, as well as corroded and rusted water valves. Turn on the water from the inside and the outside. If you see the water is not clear but of a brownish color, this means that the pipes are rusting internally and showing signs of wearing.  Make a note of your findings.

                        This is what galvanized pipes look like. It is showing signs of failing.

Water heater's

When inspecting a gas water heater, pay particular attention to water leaking from the tank, the pressure relief valve, the drain valve, and the hot and cold water supply lines, in addition to any severely rusted components.

If water is found to be leaking from the tank, replacement of the water heater is necessary. If you find a significant case of rusted components such as the interior lining, main burner compartment, and the exterior casing, this unit should be replaced as well.

The age of the unit is another important factor for replacement. Whenever the water-heating unit exceeds its life expectancy, it is recommended to replaced the unit.

       Important note: It would not be in your best interests to hold on to the water heater unit as long as possible after reaching its life expectancy. For example: if the water heaters ANSI label says 1984 and it is now 2006, that makes the water heater approximately 22 years old.  The water heater should have been replaced 12 years prior.

       The life expectancy of the water heater is anywhere between 6 to10 years. It would be in your best interest to replace the water heater because the water heater will eventually fail and could cause significant water damage especially if the water heater is located inside of the structure.

     The seismic support straps are designed to hold the water-heating unit in place during seismic activity to avoid  displacement. If you find that there are no straps on the water heater, the installation of the straps must be completed.

 

Here are  water heater's with seismic support straps.

Here is a water heater without seismic support straps.The installation of straps is required.

My friends, I hope that this little bit of information was helpful to you. May your home purchasing experience be a great one.

Inspecting The Exterior Of Your Home

As you arrive on a location, it is best to start on the outside of the structure first. This way you can examine all of the exterior wood trim, rooftops, chimneys, rain gutters, downspouts and splash blocks. In addition, you can also examine the sprinklers and any water leaks that may be visible as well as standing water on the ground next to the structure which is not allowed.

Porch covers

      When inspecting porch covers, look for the obvious signs of water damage, wood rot, fungi growth, and wood deterioration.  If any of the above discrepancy are discovered make a note of it and negotiate repairs.

                           

The existing cover is in need of repairs as well as wood replacement.

Wood trim

You should examine the exterior wood trim to look for obvious signs of wood rot and deterioration, warped sections, and unpainted wood.  In addition, look for loose or separating wood from the structure which would promote exposure to the element creating an atmosphere for moisture infiltration.

A tool, such as a flathead screwdriver, is required to assist you when starting your inspection in the area with rot.  If you suspect that there is an area of wood trimming that has wood rot, you should begin slightly probing it to see if any rotted wood will fall out of the area under examination. 

                                       

                      This fascia board is rotted and deteriorating. Replacement is necessary.

What to do with damaged and rotting wood?

Any wood that is found with excessive rot or deterioration should be replaced.  In addition, any exterior wood trim showing slight separation from the structure should be sealed with an exterior weatherized caulking or silicone method to protect the joints from moisture infiltration.

Whenever the exterior wood trim is showing signs of loose and separating sections of wood that is beyond repair, replacement of the damaged wood trim is recommended.

Usually the pest control agencies may replace the rotted and deteriorated wood as well as termite infested wood.  I recommend discussing the rotted wood replacement with the real estate agent.

This exterior trim below the front support column is not only rotted but it has wood attack from termite infestation as well. If you look closely, you will see a small brown termite in the right corner burrowing into the wood. 

The discrepancy above must be evaluated by a pest-control agency to determine if there is a significant termite problem. Following the evaluation, the pest-control agency should treat the infected area and replace the rotted wood.

Newly replaced wood must be protected from the elements by sealing and painting the bare wood. This method is designed to prolong the life of the wood.

  This exterior trim below was penetrated by excessive moisture resulting from the sprinklers spraying against the column, which have promoted wood rot and deterioration.

                                  

In a situation like this, I would recommend for a further evaluation by a pest-control agency to determine if there is an inactive or active termite problem.  After that, the rotted wood should be replaced.

        It would be in your best interest to make a note of your findings and then try to negotiate with the selling party to have excessively damaged wood replaced

Freshly painted exterior wood trim

It is imperative to pay close attention to freshly painted exterior wood surfaces. Many homeowners today will use wood filler or even plaster as a method of filling in the damaged and rotted sections instead of spending money to properly replace the wood. 

Another thing to look for is cracks, brittle, or a smooth finish in the wood surface that are not consistent with the existing wood grain. Some problems can be found in the fascia boards, wood board siding, wooden support columns, the exterior window casing, etc.

     I recommend using a small flathead screwdriver as a probing device and slightly rotating the screwdriver around in the areas of concern.  Be very careful when probing wood surfaces because some of the sellers do not appreciate holes being made around the property, especially if the home is not purchased by you or falls out of escrow. 

If you want to avoid any controversy with the sellers, it is recommended to hire a professional certified home inspector to conduct the inspection for you. 

Rain gutters and downspouts

            The installation of rain gutters and downspouts are nice to have for the sole purpose of catching the rain runoff from the roof and diverting water away from the structure. Without the installation of rain gutters, water can seep into the basement, crawlspace, and foundation. You will find many structures that lack the installation of rain gutters and downspouts.  It is not mandatory for the seller to install them before selling the home.  

        There are several key points when checking the rain gutters and downspouts. Make sure that the gutters are free from obstruction such as twigs and leaves.

       You should also look for missing, damaged, or sagging sections in the gutters. This step will require the use of a ladder. I do not recommend that an inexperienced person climbs up the ladder, especially during rainy and windy conditions.

      It will be in your best interest to hire a professional inspector or an experienced licensed rain gutter contractor to conduct the inspection for you. If these discrepancies are present, repairs or replacement is necessary.

The rain gutter below is currently leaking at the seams where the to gutters join together. I would recommend replacing the gutter instead of trying to patch the problem.

Here is a photo of a downspout without a splash block at the discharging end of the spout.  Remember, a splash block is recommended at the base of the spout for the purpose of

diverting water away from the structure.

       Standing water on the property is not allowed. It must have an adequate means to drain.  The photos below show water resting on the grass adjacent to the concrete slab and block wall. The installer who laid the slab failed to put in a drainage system to move water from the property. This problem does not meet code requirements and violates the vecter control ordinance  because the standing water is promoting a breeding ground for mosquitoes. Please make a note of it.

Whenever there is a swimming pool present, the fencing surrounding the pool area must remain in good repair.  Fencing and pedestrian gates that fail to meet pool barrier requirements must be corrected immediately because of the hazardous condition involved. It is recommended to consult with your local jurisdiction to determine what the pool requirements are in your area.

             

The drain cover is missing at the bottom of the pool. This must be corrected  right away by installing a new drain cover. If this problem is not repaired, someone could be held down by the suction from the pump and drawn.

  My friends, I hope that this little bit of information was helpful to you. May your home purchasing experience be a great one.