Home Maintenance Tip - Smoke Detectors

It always surprises home inspectors that one of the primary safety items is often overlooked, smoke detectors. These warning devices could save your life or the life of a loved one.

According to Today's Texas Standards of Practice, smoke detectors should be installed near the ceiling in bedrooms and each adjacent hallway. There should also be one at each story of the home, one in the kitchen and one in the garage.

In newer homes, the smoke detectors are interconnected so that if one goes off, they all go off. Often in older homes, they are not interconnected and go off independently. 

Every smoke detector on the market today also has a battery backup. It is important to keep fresh batteries in smoke detectors so that when the electric service fails, your home's smoke detectors are still on the job. Batteries should be replaced at least annually.

Smoke detectors have a test button so that they can be tested insuring they work and that the battery backup is in good shape.

Smoke detectors are not expensive and are easily installed by most homeowners by following the manufacturers instructions. Prices range from about $12 to $30.

Making sure that there is a smoke detector in each bedroom, adjacent hallway and at each story not only protects your family, but will also reduce the number of safety related defects listed in your home inspection report. The cleaner your home inspection report, the less negotiations and headaches there are during the home sales process.

For more safety and home maintenance tips, I encourage you to take advantage of our online Home Maintenance Guide.

Septic System Inspections

Selman Home Inspection provides Septic System Inspection services in Dallas County, Ellis County, Collin County, Tarrant County and surrounding North Texas including all of the Dallas Fort Worth Metroplex with a home inspection. A Septic System Inspection is essential to good health, property value, aesthetics and the ecology. If a property has a septic system, lenders will require that it be inspected by a certified, licensed inspector and that a Septic System Inspection report be completed. 

The purpose of a septic system is to dispose of the waste water in such a manner that the soils on the property can disperse it without causing an adverse effect on ground water and, in turn, on public health and the environment. The simple fact is that a neglected septic system or aerobic system will become blocked, it will have an obnoxious order, it will overflow and it will contaminate and pollute. When buying a home, a Septic System Inspection is highly recommended by trusted realtors, brokers and lenders. Selman Home Inspection is certified to perform Texas Septic System Inspections.

How Does A Septic System Work

A septic system receives, treats and disposes of unwanted wastewater and solids from a building’s plumbing system. Solids are partially broken down into sludge within a septic tank and are separated from effluent (water) and scum (fat, oil and grease). Effluent regularly exits the tank into a drain field where it is naturally filtered by bacteria and reentered into the groundwater. Scum and sludge must be pumped periodically and should never enter the drain field. Learn more from our Homeowners Guide To Septic Systems.

When Should A Septic System Be Inspected?

• As soon as a house is put on the market. This enhances the home’s value and helps avoid any liability issues that might result from a malfunctioning septic system. 
• In the interest of a prospective buyer, insist that a Septic System Inspection be performed before purchasing a home.
• A new inspection is needed if prior inspection documentation is not available or more than 6 months old.
• Depending on your county, many are required to be inspected quarterly.

What Is A Septic System Inspector Looking For?

• If available, we would like to find the date that the tank was last pumped. Ultimately, sludge level should determine whether a tank should be pumped, but knowledge of previous pumping dates can be a helpful reference.
• Check the sludge level with a “sludgejudge” or a similar device. Sludge accumulates on the tank bottom and should not occupy more than 1/3 of the tank’s total volume or rise to the level of the baffles.
• The septic tank and drain field should be far from water sources such as wells and streams.
• We perform a calculation to determine if the system is large enough for the home and occupants that it serves. A four-bedroom home, for instance, typically requires a 1,200-gallon tank. The more occupants living in the home, the larger the tank that is required. Capacity in gallons can be calculated by tank dimensions. For rectangular tanks, length x width x depth in feet x 7.5 = capacity in gallons. For round tanks, 3.14 x radius squared x depth in feet x 7.5 = capacity in gallons.
• We check for liquid waste that has made its way to the ground surface known as ponding. This condition is unsanitary and indicates that the system is overloaded. It is important to make sure that the tank is watertight so that wastewater does not contaminate groundwater, and groundwater does not flow into the tank and cause it to overfill.
• If riser lids are present, they should be inspected for cracks and made sure they are secure.
• Make sure that the baffles are firmly connected to the tank’s inlet and outlet pipes when accessible.
• Check that drain lines appear to be receiving the same amount of wastewater.
• Check for solids covering the baffle. This should be reported immediately, as it indicates overflow.
• Check baffles for erosion from chemicals and water flow.
• Check for evidence of previous overflows, repairs or potential system failures.
• Check sewage levels which should be several inches below the baffle top. A lower level indicates leakage and a higher level indicates blockage.

Septic System Dangers

Septic systems are designed to handle dangerous household waste and can pose serious health hazards to homeowners and home inspectors. Septic system inspection, repairs and maintenance should be left to certified, licensed professionals. The following are a few important precautions:

• A professional septic tank pumping service, not an inspector, should remove solid waste.
• No one besides a licensed, equipped professional should enter a tank. Noxious fumes such as methane can cause rapid asphyxiation and death.
• If a septic tank shows signs of weakness, tread with caution! Collapse can be fatal. Beware of tanks with rusting metal, homemade lids, or anything else that appears unstable.

In summary, a Septic System Inspection should be performed on an annual basis to ensure proper function. The septic tank is the most expensive household fixture and its lifespan will be shortened significantly if it is not properly maintained. Knowing the condition of the septic system in a home you intend to buy is important. Understanding the importance of a Texas Septic System Inspection as part of a home inspection is also important.

Home Inspection Maintenance Tips - High Soil Levels

One of the most common defects we find when performing home inspections is called "high soil" conditions. It is also one of the easiest to correct for many homes.

High soil levels are cited as a defect in home inspections when soil, fill material or mulch covers the top 4-6 inches of the foundation perimeter beam. This condition prevents the inspector from observing the foundation in these areas, creates conducive conditions for insects, covers weep holes and may also allow moisture to penetrate the structure between the foundation and first (bottom) row of bricks or siding.

In many cases, the soil, fill material or mulch could simply be raked away from the foundation perimeter beam to expose the top 4-6 inches of the foundation. Not only would this create a better home inspection report, but it is an easy way to eliminate the issues mentioned above.

In extreme cases of high soil, it may be best to hire a landscape specialist. A landscape specialist has the tools and man-power to correct most high soil conditions easily and at very low cost.

Correcting high soil conditions around any home is smart and show that you care about correct home maintenance. If you want to get a cleaner home inspection report, this is one item the homeowner can do to accomplish this goal.

Home Inspection Maintenance Tips - Mechanical Exhaust Vents

Before about 2005, many home builders vented mechanical exhaust vents such as bathroom and utility room vents directly into the attic space. This was an accepted practice for many years. 

Experience and advances in home building have taught home builders that the old practice of venting mechanical vents into the attic space sends the moist, humid air from these areas directly into the attic. Adding moisture to the attic space is now known to create problems over time such as damaged insulation and moisture damaged roof decking not to mention the impacts to a homes efficiency.

In addition, I have inspected many homes were the dryer vent was vented directly into the attic space. So along with moisture, dryer lint (which is highly flammable) was also being added to the attic space.

Today, all mechanical exhaust vents should be vented to the exterior of every home. In most cases, this is not a difficult task to do or have done by a professional. With the availability of flexible vent line materials, it is easier than ever to connect to existing vent ducts and direct them to the exterior of the structure. In many retrofit situations, vent line extensions can be added to allow the vent to reach a soffit vent. In other cases, new vent adapters can be easily installed through the roof deck.

 As a home inspector, I encourage you to check your home or have it checked by a professional to see whether or not the mechanical vents in your home are venting to the exterior either to a soffit, through a wall or through the roof covering. Correcting any errors will improve your homes efficiency, remove potential moisture problems and possibly improve the fire safety. Along with the improvement benefits, when you are ready to sell your home, you can make this one less item noted in the inspection report. The fewer items that are in an inspection report may well improve how soon your home sells. 

Home Inspection Maintenance Tip - Dishwasher Anti-Siphon Device

In the course of performing home inspections, I often find dishwasher drain lines which are improperly installed. Improperly installed drain lines from a dishwasher may allow water from the sink or food waste disposal to be siphoned into your dishwasher. Not good!

If your dishwasher drain line enters the sink cabinet near the bottom and curves upward to connect directly to the food waste disposer or drain T, you may be in danger to contaminates and even food poisoning. This condition can easily allow dirty sink water and other contaminates to be siphoned from the sink/disposer into a running dishwasher.

There are at least two ways to solve this potential health problem;

1. Install an air gap valve at the kitchen sink.

2. Create a high drain loop in the dishwasher drain line to create an air gap.

Shown in the attached diagram are these two methods.

The health and safety of you and your family are important to Selman Home Inspections. I encourage you to take a few minutes to examine your own dishwasher drain line configuration. This is not a costly repair and can easily be corrected by most homeowners. If you are unsure, your local plumber can assist you with this simple correction.

Seller Home Inspections Offer Tremendous Marketing Advantages

A Seller Home Inspection or "Move In Certified" inspection is the new trend in marketing advantages for sellers and professional real estate agents. A "Move In Certified" Seller Home Inspection will virtually eliminate all the hassles and blown deals caused by traditional buyer inspections. Home Inspection for sellers gives the leverage back to the homeowner (and their Realtor) and offers tremendous marketing advantages. 

Real estate sales deals fall through simply because the seller did not get a professional Home Inspection to evaluate the condition of their house before putting it on the market. Eventually, potential buyers are going to hire an inspector to find Defects (Common Defects). The selling homeowner may as well know what an inspector is going to reveal and correct any possible issues in advance. The advantages of a "Move In Certified" North Texas Home Inspection are numerous. Consider the following:

• Marketing advantage, including listing and yard signs as "Move In Certified".
• Online listing advantage that makes a sellers property stand out from thousands of others.
• See the sellers real estate through the eyes of a critical third-party.
• Seller home inspections assist in realistic pricing.
• Make repairs ahead of time so that defects won't become negotiating stumbling blocks later.
• Encourage the buyer to waive contingencies, even another home inspection.
• Relieve buyer concerns and suspicions.
• Reduces the Realtor and home owner liability by adding professional supporting documentation to your disclosure statement.
• The report can help the seller substantiate a higher asking price if problems don't exist or have been corrected.
• Alerts you to immediate safety issues before agents and visitors tour your home.
• Sellers can use the report to communicate to contractors the nature of the defect(s), to obtain estimates for repair or to arrange for repairs or replacements.
• A seller inspection lightens negotiations and 11th-hour renegotiations.
• A seller inspection is the ultimate gesture in forthrightness on the part of the seller.
• Real estate agents who recommend seller home inspections are regarded as true professionals leaving nothing to chance.

In today's economy, buyers have more homes to choose from than ever before making it a "buyer's market". Why should they stop and look at your house? What is different about your house and online listing from so many others? To catch buyers and Realtors attention, you need to make your house stand out from the rest. A Seller Home Inspection eliminates some natural fears of the buyer right away by letting them know that this home in generally good shape or better. When buyers look online for homes, they can pass over your listing fast. Just because you may think your house is in good shape does not separate it from the 1000's of others that you may be competing with for the buyers attention. A Seller Home Inspection can give you the marketing edge you need to sell your home for more, faster.

Annual Home Maintenance Home Inspections - Protect Your Investment

Many Professional Home Inspectors offer annual home maintenance inspections also known as a home checkup inspections. Keeping your home in good condition is a smart thing to do and provides marketing advantages when you are ready to sell. An experienced home inspector will review your property each year to provide a complete home maintenance inspection report that will identify Common Defects major concerns, safety concerns, repair needs and items which should be monitored over time.

Home maintenance inspections are like a standard home inspection but are designed for those home owners who are not involved in a real estate transaction. If you are interested in preserving your home in great condition and prefer professional help, a home maintenance inspection is the right choice for you.

A home maintenance inspection is ideal for those who wish to maintain their home in optimum condition. Maintaining your home is a wise investment and will improve your energy savings as well as keep your family safe.

The purpose of an annual home maintenance inspection is to preserve the home in optimum condition, to be informed of repair needs and to avoid future problems. Our Professional Home Inspector is educated and trained to identify changes and upgrade in building standards and inspects every property using the Texas Standards of Practice and local building codes. As building codes and standards change, our reports will help you maintain your real estate and make improvements to stay up to date.

Home Inspection - Upon Taking Ownership Of A Home

After taking possession of a home, there are some maintenance and safety issues that should be addressed immediately.  Selman Home Inspection always recommends hiring certified, licensed professionals to perform tasks which homeowners are not qualified or equipped to perform. The following checklist should help you undertake these improvements:

1. Change the locks on all exterior entrances, for improved security.
2. Check that all windows and doors are secure.  Improve window hardware as necessary.  
3. Security rods can be added to sliding windows and doors.  Consideration could also be given to a security system.
4. Install smoke detectors on each level of the home.  Ensure that there is a smoke detector in every sleeping area and adjacent hallway.  Replace batteries on any existing smoke detectors and test them.  
5. 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.
6. Examine driveways and walkways for trip hazards and undertake repairs where necessary.
7. Examine the interior of the home for trip hazards.  Damaged carpeting and flooring should be repaired.
8. Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling or stumbling.
9. Install rain caps and vermin screens on all chimney flues, as necessary.
10. 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.
11. Review your home inspection report for any items that require immediate improvement or further investigation.  

Home Inspection - A Systematic Guide To Preventive Maintenance

A systematic guide to home maintenance allows one to monitor certain conditions and components of their home. Regular roof inspections, for example, will give you enough advance warning to allow for several roofing quotes in order to make an educated and cost effective purchase of a new roof covering. If on the other hand, no maintenance is done, and the roof suddenly leaks, there is very little time to do comparative shopping. Under these circumstances, one is forced to go with the roofer who can do the job the fastest - not necessarily with the roofing materials of your choice or at the best possible price.

In addition to monitoring systems in your home which wear out, structural monitoring can also be performed. It is not uncommon for people who have been living in a house for some time to suddenly realize that a door frame is out of square and the door does not close properly. With regular maintenance, the cracks which occur in the wall surfaces adjacent to the door frame can be monitored. Knowing whether these cracks have appeared suddenly or have been increasing at a specific rate, is valuable information when diagnosing the problem and designing a repair.

Regular home maintenance is not everybody's cup of tea. Hiring a Professional Home Inspector to perform annual home maintenance inspections and certified, licensed specialists to perform repairs is a prudent decision. Ideally, preventative maintenance inspections should be performed semi-annually in the spring and fall. However, some components require more or less frequent inspections. Records of any work performed should be maintained.

New Questions For Today's Home Inspector

Peace of mind is the top reasons that home buyers hire a professional home inspector. People want to know that the home they are buying is not a money pit. They want to know that the home they buy is safe and in the best condition possible for their family. And, if there are repair needs, buyers want to have an idea about what to do about the defects, what the repairs will cost and how soon they need to be done. Asking the right questions of a perspective home inspector is important.

There are many traditional things that are suggested qualities for a great home inspection. And, there are lots of questions that people have been told for years to ask a home inspector before they hire one. Some of these are questions like;

• What gets inspected?
• How long have you been an inspector?
• How many inspections have you done?
• Can I attend the inspection?
• How long will the home inspection take?
• What will the inspection cost?

In addition to these questions, you may also want to ask if the inspector has any referrences. Today, video referrences are preferred by many.