First Look Home Inspection

Choosing A Home Inspector

mamaestes — Sat, 08 Jan 2011 23:08:53 +0000

Home inspection is a relatively new profession and thus far is not regulated in most states. At present, anyone can claim to be a home inspector because licensing and certification are not commonly required. Therefore, buyers must exercise extreme care and cautious consideration before hiring just anyone. To begin, I would recommend the following criteria:

1) Professional Affiliation: In most areas, the only practical standards for home inspectors are those enacted by professional associations such as the American Society of Home Inspectors (ASHI) and various other state organizations. Membership requires adherence to professional standards of practice and participation in ongoing education. When you choose a home inspector, you should specify membership in one of these recognized guilds. Inspectors who claim adherence to ASHI standards but who are not actual ASHI members are avoiding professional accountability and should be viewed with caution.

2) Inspection Experience: Of paramount importance is an inspector’s actual level of direct experience in the practice of home inspection. A general contractor’s license is an important credential, but when it comes to home inspection, a license to build indicates very little in relation to competence as a property inspector. The experience that matters most is inspection experience, not building experience.

3) Building Code Certification: Although the primary focus of a home inspection is not code compliance, many of the conditions evaluated by a home inspector have their basis in code-related building standards. To ensure that an inspector is competent in this area of building knowledge, it is wise to seek someone with ICBO certification. This is the credential required of municipal building inspectors in most areas of the United States.

4) Ask for a Sample Report: The proof is in the product, so be sure to request a sample report. What you’re looking for is a format which is not only detailed and comprehensive, but which is easily interpreted and which makes a clear distinction between defective building conditions and “boiler plate” verbiage. Some reports are so heavily loaded with general building information and liability disclaimers, that pertinent information about the property is obscured.

5) Let the Choice Be Yours: When choosing a home inspector, let the final selection be your own. Don’t rely on others to make the choice for you. New and inexperienced inspectors are often able to obtain professional recommendations, regardless of their actual levels of thoroughness, competence, or lack thereof. What you want is the most meticulous, detailed home inspector available–the one who will save you from costly surprises after the close of escrow. The best inspectors are often labeled as “Deal Killers.” This tongue-in-cheek appellation generally connotes those inspectors who provide the best level of consumer protection.

6) Avoid Price Shopping: Home inspection fees vary widely. The price of a quality inspection generally falls between $250 and $300. Lower fees should be regarded with suspicion, as they often identify those who are new to the business or who do not spend sufficient time performing the inspection. A home is the most expensive commodity you are likely to purchase in a lifetime. One defect missed by your inspector could cost 100 times what you save with a bargain inspection. The best method of price shopping is to shop for quality.

Courtesy of Richard Kohles & Schneidmiller Realty

A New Look

mamaestes — Sat, 08 Jan 2011 22:49:13 +0000

Welcome to our new site. We hope you find everything you need here. Please let us know if we can add anything to make navigating our site more helpful for you.

Upon Taking Ownership

mamaestes — Sat, 08 Jan 2011 22:26:08 +0000

After taking possession of a new home, there are some maintenance and safety issues that should be addressed immediately. The following checklist should help you undertake these improvements:

-Change the locks on all exterior entrances, for improved security.

-Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can be added to sliding windows and doors. Consideration could also be given to a security system.

-Install smoke detectors on each level of the home. Ensure that there is a smoke detector outside all sleeping areas. Replace batteries on any existing smoke detectors and test them. Make a note to replace batteries again in one year.

-Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door in every room of the house. Consult with your local fire department regarding fire safety issues and what to do in the event of fire.

-Examine driveways and walkways for trip hazards. Undertake repairs where necessary.

-Examine the interior of the home for trip hazards. Loose or torn carpeting and flooring should be repaired.

-Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling or stumbling.

-Review your home inspection report for any items that require immediate improvement or further investigation. Address these areas as required.

-Install rain caps and vermin screens on all chimney flues, as necessary.

-Investigate the location of the main shut-offs for the plumbing, heating and electrical systems. If you attended the home inspection, these items would have been pointed out to you.

Regular Maintenance

mamaestes — Sat, 08 Jan 2011 21:29:28 +0000

Every Month

-Check that fire extinguisher(s) are fully charged. Re-charge if necessary.

-Examine heating/cooling air filters and replace or clean as necessary.

-Inspect and clean humidifiers and electronic air cleaners.

-If the house has hot water heating, bleed radiator valves.

-Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts is appropriate. Remove debris from window wells.

-Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk. Ensure that water is not escaping the enclosure during showering. Check below all plumbing fixtures for evidence of leakage.

-Repair or replace leaking faucets or shower heads.

-Secure loose toilets, or repair flush mechanisms that become troublesome.

Spring and Fall

-Examine the roof for evidence of damage to roof coverings, flashings and chimneys.

-Look in the attic (if accessible) to ensure that roof vents are not obstructed. Check for evidence of leakage, condensation or vermin activity. Level out insulation if needed.

-Trim back tree branches and shrubs to ensure that they are not in contact with the house.

-Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests or other vermin or insect activity.

-Survey the basement and/or crawl space walls for evidence of moisture seepage.

-Look at overhead wires coming to the house. They should be secure and clear of trees or other obstructions.

-Ensure that the grade of the land around the house encourages water to flow away from the foundation.

-Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or safety hazards.

-Clean windows and test their operation. Improve caulking and weather-stripping as necessary. Watch for evidence of rot in wood window frames. Paint and repair window sills and frames as necessary.

-Test all ground fault circuit interrupter (GFCI) devices, as identified in the inspection report.

-Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated.

-Test the Temperature and Pressure Relief (TPR) Valve on water heaters.

-Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the home.

-Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Clean and lubricate hinges, rollers and tracks on overhead doors.

-Replace or clean exhaust hood filters.

-Clean, inspect and/or service all appliances as per the manufacturer’s recommendations.

Annually

-Replace smoke detector batteries.

-Have the heating, cooling and water heater systems cleaned and serviced.

-Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secure.

-Examine the electrical panels, wiring and electrical components for evidence of overheating. Ensure that all components are secure. Flip the breakers on and off to ensure that they are not sticky.

-If the house utilises a well, check and service the pump and holding tank. Have the water quality tested. If the property has a septic system, have the tank inspected (and pumped as needed).

-If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the home inspected by a licensed specialist. Preventative treatments may be recommended in some cases.

Prevention is the Best Approach

mamaestes — Sat, 08 Jan 2011 20:31:19 +0000

Although we’ve heard it many times, nothing could be more true than the old cliché “an ounce of prevention is worth a pound of cure.” Preventative maintenance is the best way to keep your house in great shape. It also reduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, when the time comes. Please feel free to contact our office should you have any questions regarding the operation or maintenance of your home. Enjoy your home!