In today’s market, foreclosed homes for sale may have been sitting empty for up to a year or more which makes a home inspection even more important. However, this can make the process of buying a home stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, environmental reports and what the inspector himself says during the inspection. All this combined with the seller's disclosure (if there is one) and what you notice yourself makes the experience even more overwhelming. What should you do?
Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:
Major defects. An example of this would be a structural failure.
Things that lead to major defects. A small roof-flashing leak, for example.
Things that may hinder your ability to finance, legally occupy or insure the home.
Safety hazards, such as an exposed, live buss bar at the electric panel.
Anything in these categories should be addressed. Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).
Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. However in this foreclosure market, banks are not able to provide disclosures and it’s up to the buyer to learn all he can from the home inspection. Realize that sellers and banks are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure or nit-picky items.
If you have a pool and the next time your pool light burns out, try using a less expensive standard or long life 100watt bulb instead of paying extra for a 300 watt pool light bulb. We have had a standard 100 watt bulb in our pool light for 2 years and no problems and the pool light gets used often.
I pulled the follwoing from another blog and thought it is interesting.
Light bulbs Burn Out Too Quickly
a) Check the line voltage for excessive voltage. Call your power company if you determine for sure that your line voltage is excessive. Use longer life or 130 volt bulbs if the power company cannot or will not correct excessive line voltage.
b) Check for excessive expectations. If you have 12 750-hour bulbs each operated 6 hours a day, it is normal to burn out three of them a month.
c) Light bulbs are junk such as "dollar store" bulbs. Get ones made by one of the "Big Three" lamp makers.
Light bulbs in Recessed Ceiling Fixture Burn Out Too Quickly:
Check that the bulbs are of a type and wattage recommended by the fixture manufacturer. Heat builds up in these fixtures.
Light bulbs in Small Enclosed Fixture Burn Out Too Quickly:
a) Check that you are not exceeding the maximum wattage recommended by the fixture manufacturer. Many fixtures are rated only for bulbs 60 watts or less.
b) Off-brand bulbs, especially dollar store bulbs, may not be up to the job.
Light bulbs in Ceiling Fixtures and Desk Lamps Burn Out Too Quickly:
a) Many of these fixtures are rated to use bulbs no more than 60 watts.
b) Off-brand bulbs such as dollar store bulbs may not be up to the job.
Light bulbs Burn Out Prematurely and Have a White Smoky Appearance:
This means the bulb cracked and air got in and oxidized the filament.
a) This usually means the bulb was an off-brand piece of junk.
b) Water dripped on a hot bulb.
c) The bulb overheated by being the wrong kind/wattage for the fixture.
d) Something hits the bulbs and breaks them.
e) Bulbs heat up and then cold drafts hit the bulbs (unlikely)
f) Condensation on a bulb causes thermal stress when dry parts of the bulb get hot (not especially likely).
Light bulbs Break During Use:
a) See just above.
Long-life Bulbs Don't Last as Long as Expected:
a) Bulb is a junkier off-brand one. Use long-life versions of "Big Three" bulbs, use traffic light bulbs especially if made by the "Big Three", or use ones made in Poland (available in some hardware stores).
Light bulbs Sometimes Get Dim and/or Flicker and then Go Out:
a) Check for corroded contacts on the bulbs or in the socket.
b) Check for poor fit or mashed-down socket contact. You may be able to pry up the center contact in the socket (with power off!). Do not over tighten the bulbs.
c) Check for poor contact or wires screwed down too loosely in the fixture or in the house wiring, especially if changing the bulb does not change the behavior much.
d) Replace the socket or the fixture if necessary.
NOTE - Flickering with dimming must be fixed or avoided. There could be major heat production at the site of resistance due to poor contact. This is a possible fire hazard.
Light bulbs Sometimes Bet Brighter When Something Else is Turned On and also Burn Out at an Excessive Rate:
a) This usually means that you have a broken or poor neutral connection, usually in the main panel, or sometimes in a sub-panel if you have any sub-panels. Be sure that screws holding down wires in your fuse boxes / breaker boxes / panels are adequately tight. If you are not up to this fix or it fails to correct this situation, call an electrician. This is a dangerous condition that must be fixed urgently.
Light bulbs Break or Pop Off Their Bases when they Burn Out:
a) Some off-brand bulbs and a few production runs of "Big Three" bulbs have been known to lack internal fuse wires. The current surge due to a "burnout arc" reaches hundreds of amps and makes the wiring in the bulb explode.
Light bulbs Damage Dimmers or Electronic Switching Devices when they Burn Out:
a) This usually means marginal quality dimmer or switch that cannot withstand the current surge drawn by a burnout arc. Get a sturdier dimmer or switching device.
b) The light bulbs lack internal fuse wires - change brand.
c) For adventurous hacking homebrewers, replace the triac or (or SCR, less likely) in the dimmer circuit with one having much higher current capability and trigger current no higher than that of the original. Use a triac or SCR with slightly higher trigger current requirement at your own risk, although this usually works.
Light bulbs Burn Out Too Quickly Only In Certain Rooms/Fixtures:
a) Check for wrong kind or over-wattage bulb in the fixture.
b) Check if you are putting junky off-brand light bulbs such as dollar store bulbs in the fixtures in question.
c) Check for vibration from slamming doors, people dancing nearby, children jumping or bouncing balls, etc. Vibration-resistant bulbs may be the solution.
Light bulbs Seem Dim:
a) Check line voltage - if necessary, shift loads or upgrade the wiring. Call an electrician if you need a wiring upgrade that you can't do yourself. Call your utility if the problem is upstream from your electric meter.
b) Long-life bulbs are dimmer than standard-life, "Big Three" bulbs.
c) 130 volt bulbs are dimmer than 120 volt bulbs - typically by 22-25 percent, more if the life at 130 volts is longer than "standard".
d) Light bulbs with vibration resistant or shock resistant or rough service filament design are normally less efficient than standard light bulbs.
e) Junky off-brand bulbs such as most dollar store bulbs are dimmer than "big three" light bulbs.
Having inspected numerous new homes, I have found that all new homes have defects of one kind or another, regardless of the quality of construction or the integrity of the builder. This is because human imperfection prevents anything as large and as complex as a home from being constructed flawlessly.
A commonly held fallacy is that all construction defects will be discovered by municipal building inspectors. This is incorrect, but not because of professional shortcomings on the part of those inspectors. The purpose, scope, time allotment and procedures for municipal inspections are not the same as for home inspections.
Municipal inspectors inspect primarily for code compliance, not for quality of workmanship. They can cite a builder for improper structural framing or for noncomplying drain connections, but a poorly fitted door, an uneven tile countertop and slipshod finish work are not included in the list of concerns.
Municipal inspectors rarely inspect an attic or a crawl space. They come to the job site with a clipboard and a codebook, not with a ladder and overalls. Construction defects in such areas can escape discovery.
Municipal inspectors typically inspect a roof from the ground or possibly from the builder's ladder. From these perspectives, roof defects are not always apparent. And final inspections are performed before the utilities are turned on, so municipal inspectors cannot determine if or how well the appliances and fixtures truly work. They don't test outlets for ground and polarity because this can be done only after the power supply is turned on. Nor, without power, can they test the performance of GFCI or AFCI safety breakers.
The lack of utilities also prevents the testing of plumbing fixtures such as sinks, showers, tubs and dishwashers, and of gas fixtures such as furnaces, fireplaces and water heaters.
When buying a new construction home, you should not forego the benefits of a thorough home inspection.
I took some aerial photos of a condo building in Flagler Beach for a friend to market a property. I was wondering if anyone else has used aerial photos to market their listing and if so, how did it work for you?
I have been handing out a great book to sellers to help them get their home ready for sale and have received positive response.
The name of the book is "Sell Your Home for More by Nick Gromicko, former Real Estate broker and founder of InterNACHI.
The book is free and takes a comical look at how to prepare your home for sale. Please take a look and use as you wish. I would appreciate your feedback. You can download the ebook at: http://ahipros.com/moveincertified.html
Like with most professions, you will find qualified and unqualified individuals calling themselves a professional. Home inspectors are no different. In some ways, it's even more difficult to differentiate the good home inspectors from the bad home inspectors, primarily because few states regulate or license home inspectors.
In Florida, any Joe or Jane Blow can print up business cards that identify the individual as a home inspector, and go about the practice of collecting fees from unsuspecting buyers while networking with agents for more business.
Here are a few ways you can protect yourself from hiring an unqualified inspector:
Review a Sample Home Inspection Report
A home inspector should be able to e-mail you a copy of a sample report.
If it's three or four pages long, keep looking. While lengths of reports may vary, comprehensive reports average between 20 and 50 pages and contain color photographs highlighting defects, safety issues, or recommended improvements.
Don't Hire Inspectors Who Recommend Contractors or Perform Repairs
Home inspectors are in the business of inspecting homes. If a home inspector offers to direct you to a contractor to perform work, that inspector could be creating a conflict of interest. The InterNational Association of Home Inspectors (InterNACHI) does not allow its inspectors to repair or recommend a contractor.
Inquire About the Length of Your Home Inspection
To do an adequate job, most home inspections take two to three hours, sometimes longer. An inspector in Sacramento, with a reputation of performing inspections in 90 minutes or less, once popped his head into the attic and declared the insulation was installed upside down when it was, in fact, installed correctly.
Fortunately, the buyer was aware that vapor barriers are typically placed toward the warm side of the surface and called the inspector on his mistake. Otherwise, that home inspector's error could have resulted in the buyer demanding all the insulation be replaced and put the seller in an uproar, possibly causing the seller to cancel the transaction.
Ask if the Inspector Charges for a Reinspection
The question isn't if the inspector will find something wrong. All homes have defects. There is no such thing as a perfect house. Even new homes have imperfections.
However, if an inspector notes a problem, and the seller agrees to repair it, in many states, it's considered a courtesy for the inspector to verify the repair without charging for a return visit. In other states such as Texas, for example, some inspectors charge for a return trip. When you interview inspectors, ask upfront about fee policy.Tip: If you elect to accept the seller's word that the problem has been repaired, you may find yourself in Small Claim's Court after the transaction closes.
A couple in the Land Park neighborhood of Sacramento found themselves in hot water when the buyer's home inspector insisted a girder repair was not done correctly. This inspector, who was unlicensed, without credentials, demanded the sellers jack up the house and add more piers. The sellers panicked. The buyer threatened to back out of the sale.
The contractors who performed the girder repair specialized in building foundations and insisted the girder was now the strongest supporting member of the home's construction. Furthermore, if the contractors were to undertake the task demanded by the uninformed home inspector, the wood floors would pop. The contractor asked the home inspector to meet at the home so the contractor could properly educate the home inspector about foundation construction, but the inspector refused. The inspector wanted the buyer to pay him for the visit.
Through patience and determination, the contractors finally convinced the inspector over the phone that the foundation was solid. Later, that home inspector confided in the buyer's agent that he learned something about foundations. But at whose expense was this education obtained?
Attend the Home Inspection
If your schedule is such that you can't be present during the entire home inspection, you owe it yourself to be there for the last 30 minutes. Let the inspector walk you through the home to point out defects. Use this opportunity to ask questions about which noted "action items" are minor and which are major.
Sometimes a home inspector will suggest further inspections. Find out whether the inspector suspects a problem or if the inspector routinely suggests buyers obtain inspections for items the inspector does not generally cover.
An inspector may suggest a pest inspection because many home inspectors are not licensed to perform pest control inspections. Such a suggestion does not necessarily imply the inspector found termites or dry rot. Not all home inspectors walk on the roof and therefore might suggest a roof inspection. In California, many sellers pay for pest and roof inspections.
Qualification. Ask friends for referrals. Ask your real estate agent for a recommendation, and then double-check that inspector's qualifications. Some inexperienced agents recommend inferior inspectors because they don't want a full-blown inspection that could blow their deal. Reputable agents demand qualified inspectors because they want their buyer informed. It is best to do your own research and pick an inspector that makes you comfortable in terms of his qualifications. .
E&O Insurance. Errors and Omissions insurance protects you in the event the inspector makes a mistake. However, bear in mind, in some instances, that liability for errors is limited to the amount of the home inspection fee
Lets say I approached a FSBO and offered them the following.
"Mr and Mrs home owner, if you purchase a Move In Certified Home Inspection with a free 90 day home warranty from Accurate Home Inspections of America, LLC and if the home doesn't sell in 72 days, ABC Reality will pay for the inspection if you list your home with them."
Would you as the Broker for ABC Reality be willing to accept this type of offer?
Are your existing home listings more attractive to buyers than other listings? Existing homes must compete with new homes on the market. Differentiate your listings by encouraging your seller to order a pre-listing inspection of their property and market the listing as "Move In Certified" One small Realty Company in California buys pre-listing inspections for each of their listings. That's 200 pre-listing inspections a year!
How does this help the seller?
A seller inspection reveals problems ahead of time which
if corrected, will make the home show better.
gives the seller time to make repairs and shop for competitive rates.
permits the seller to attach repair estimates or paid invoices to the inspection report.
removes over inflated buyer procured estimates from the negotiation table.
The report might alert the seller to any immediate safety issues found, before agents and visitors tour the home.
The report provides a 3rd party, unbiased opinion to offer the potential buyers.
A seller inspection permits a clean home inspection report which can be hosted on a web site and used as a marketing tool.
"Move In Certified" yard signs attract potential buyers.
The report can help the seller substantiate a higher asking price if problems don't exist or have been corrected.
The report can help the seller realistically price the home if problems exist.
A seller's inspection is the ultimate gesture in forthrightness and provides full disclosure protection from future legal claims
A sellers inspection lightens negotiations.
The inspection is paid and the report might encourage the buyer to wave the inspection contingency.
The inspection company sets up a marketing display in the home with copies for the Home Inspection Report that the buyers can take with them. The Inspection report reinforces the value of the home and differentiates the home from all the other homes that the buyers have visited.
How does the buyer benefit?
The inspection is done and hosted on a web site.
The Home Inspection is already paid for by the seller, the inspection company will return to the home with the buyer and go through the inspection report.
The report gives a more accurate 3rd party view of the condition of the home prior to making an offer.
A seller's inspection eliminates surprise defects.
Problems are corrected or at least acknowledged prior to making an offer on the home.
The report might assist in financing.
A seller's inspection allows the buyer to sweeten the offer without increasing the offering price by waiving inspections.
"Move In Certified" homes carry a 120 day American Home Warranty!
RICHARD ROSS ACCURATE HOME INSPECTIONS OF AMERICA, LLC Serving Orlando and all of Central Florida 407-865-5884 215-392-8365 FAX www.ahipros.com richard@ahipros.com
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
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