Glen's Blog

GENUINE BUYER AGENT SHOULD KNOW HOUSES

Glen Fisher (National Property Inspections of Southern New Jersey, LLC) — Wed, 11 Mar 2009 09:10:50 -0500

Time and time again, I have performed home inspections on horrid homes where the purchaser was represented by a reported Buyer Agent. What I don't understand is that often, the obvious dreadful defects I report come as a complete surprise to the Buyer Agent and my client.

Mt question is a how can a real estate agent represent themselves as a Buyer Agent and not have any expertise in recognizing the condition of the home?

The National Association of Exclusive Buyer Agents (NAEBA) standards of practice state in part that "the Buyer Agent will discuss and evaluate the properties viewed with his/her Buyer-Client, comparing each property shown with the target property profile". How does the Buyer Agent evaluate the home without specific training?

We all are aware that there are numerous real estate sales agent designations that can be earned. Shouldn't there be required training courses for Buyer Agents to help recognize the visible major defects found in a home?

Most automobile sales people are trained on the cars they are selling. But I have met with Buyer Agents that know next to nothing about houses. Importantly, it must also be stated that I have met several accomplished Buyer Agents that are very knowledgeable in every aspect of their profession.

I suggest that the real estate industry education providers develop substantial training courses regarding home construction and the visible major flaws for its professionals. The proper designation can then separate the imposters from the genuine Buyer Agent. The professional Buyer Agent Associations should also require certain minimum education requirements to establish credibility.

The end result will increase the level of confidence in real estate Buyer Agent, in addition to saving valuable resources reviewing and inspecting homes that may never make it to closing.

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

HOME IMPROVEMENT GONE WRONG

Glen Fisher (National Property Inspections of Southern New Jersey, LLC) — Wed, 25 Feb 2009 18:39:50 -0600

Most of us have done it. We have taken on a home improvement that resulted in a disaster. While there were good intentions, the project was destined to fail due to any number of reasons. I call this misfortune "Home Improvement Gone Wrong".

Home improvement project failure can be blamed on various reasons which include lack of planning, inadequate patience and poor skills. It must also be noted that sometimes special tools are required and there is a quite a difference between a utility knife and a reciprocating saw.

There are mainly two different types of home improvements; cosmetic and functional. An example of cosmetic is when an interior room is painted. Fine, the homeowner may be no Rembrandt. However, we all can see that no surface preparation was performed. Paints drips are on the walls and the old color is bleeding through. That carpeting with the blobs of paint needed to be replaced anyway. That is cosmetic - no harm.

An example of functional is when electrical work is performed or maybe the homeowner replaces that natural gas water heater. This is where it will get scary. If the improvement is incorrectly executed in any number of ways it can result in a malfunction. Occasionally fire, personal injury and death may result.

Frequently, an individual will complete the functional home improvement without realizing the debacle that was created. As a home inspector I am continually amazed at what I observe. Just when you believe you have seen it all, another property will show the worst results from a well intentioned homeowner.

Now and again I have to laugh (in private of course). But then I quickly realize the circumstances. Appropriately, I must exercise extreme caution in my occupation as I may be the next victim of "Home Improvement Gone Wrong".

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

Pictured below is a typical example of "Home Improvement Gone Wrong". As you can see, nails are protruding through a recently replaced roof covering. Apparently, the homeowner installed a ceiling cladding at the third floor attic so it could be used as a living area. I guess he never thought about what he was nailing into and where the nails would end up. There were many more nails than pictured and this disaster likely produced at least one-hundred small roof leaks warranting replacement of the roof covering.

INFRARED CAMERAS FOR HOME INSPECTIONS - YES OR NO?

Glen Fisher (National Property Inspections of Southern New Jersey, LLC) — Thu, 19 Feb 2009 11:31:07 -0600

It is getting close to that time of year when I start dwelling on new equipment for my home and building inspection business. I have been thinking about purchasing an infrared camera to use on my inspections which are mostly residential homes.

However, I am not sure how infrared cameras are perceived by real estate agents and brokers. This is where I need your input. If you are not familiar with these cameras, what they do is take a picture of invisible infrared or "heat" radiation also known as thermal imaging. The camera is a remarkable diagnostic tool for inspectors as it can indicate problems not visible to the naked eye. For instance, water leakage can be detected through a roof, wall or window with no interior evidence that the leakage even exists. We all know what problems water may cause (can you say mold) and the liability it presents.

It is also possible to use the camera for energy loss issues (think green) such as missing insulation and improper operation of air conditioners and heat pumps. There are safety uses too, such as locating overheating electrical wires inside walls or other faulty electrical components.

Now that you are up to speed on what thermal imaging can do, I think you are starting to get the picture (no pun intended). Using infrared cameras for home inspections will find more problems. And with more problems, selling properties may become increasingly difficult and more deals may not close due to the seller's unwillingness to negotiate repairs.

This is my dilemma. Although my inspections already are high quality, an infrared camera will help me provide an even better inspection. But I am not sure an infrared camera can help me grow my business with real estate agents and brokers. Do you want this technology - yes or no?

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

HOW DID THE DOG GET IN THERE?

Glen Fisher (National Property Inspections of Southern New Jersey, LLC) — Fri, 13 Feb 2009 10:27:44 -0600

Sometime ago, I was performing a home inspection on a single family residence. I usually don't remember the details of the home inspections that I provide. However, occasionally a unique discovery or event will occur that does create a lasting impression.

This inspection was proceeding as normal with the buyers following and the selling real estate agent and the owner of the home nearby. It was time for the review of the attached garage and the first item I wanted to check was the main electrical service panel.

After a quick visual inspection of the panel exterior, I grabbed my battery screwdriver and removed the four screws that secured the cover plate to perform an internal viewing. I removed the electrical panel cover plate and rested it against the garage wall. My eyes then proceeded to the interior of the panel. And to my surprise, the lower half of the electrical panel was filled with large brown kernels which I quickly realized was dog food.

While removing the cover plate, the real estate agent and the homeowner had joined the buyers in the garage with me. As I stood there gazing at the dog food, no one said a word. I shortly spoke to report my finding and stated that "the interior of the electrical panel was halfway filled with dog food".

Again, no one said a word until the homeowner irately questioned "how did the dog get in there"? Being an experienced home inspector and analyzing that dogs do not have screwdrivers, I quickly surmised the situation and observed a small opening about the size of a quarter at the top of the electrical panel. I then explained that it appears that mice have been stealing the kernels from the large bag of dog food that was stored in the garage and saving it inside the electrical panel for leaner times.

Fortunately, I was also able to observe that the electrical wires inside the electrical panel did not appear to be damaged. This often happens as rodents love to chew wiring. Nonetheless, I recommended that a licensed electrician be engaged to clear the interior of the electrical panel of the dog food and cover the opening in the electrical panel. I further stated that industry standards do not permit any openings in electrical panels and this was an error by a past electrician or unknowledgeable homeowner.

The remainder of the home inspection was completed with no further events out of the ordinary and when fully finished, the homeowner stated that "now I don't have to punish the dog".

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

PREPARING FOR A HOME INSPECTION - ADVICE FOR SELLERS

Glen Fisher (National Property Inspections of Southern New Jersey, LLC) — Thu, 12 Feb 2009 08:57:24 -0600

Just a reminder after the contracts are signed the work is not done. The house is not sold until closing.

For liability reasons, home inspectors are not required, nor advised to move items blocking access to areas that need to be inspected. Failure to provide access to these areas during the inspection can lead to incomplete results, call backs, additional fees or a frustrated buyer. Most home inspectors will charge an additional fee if they must return to the property to inspect items which were not accessible. Listed below are some simple tips that can prevent unnecessary delays when it is time for the home inspection.

To make the process as smooth as possible, the seller should verify that:

All utilities are on
Pilot lights are lit including gas fireplaces
Attic access doors are clear of clothing or stored items
Crawlspace entrances are not blocked or nailed in place
Water meter and main water line are accessible
Water heater and surrounding area are accessible
Furnace and surrounding area are accessible
Air conditioning units and surrounding area are accessible
Electrical panels are accessible and not locked
Electrical sub panels are accessible
Decorative items from doors and windows are removed (including sun catchers, plants, etc.)
Kitchen counter tops are clear. Please remove items from the oven and dishwasher.
Foundation walls, especially the corners of the basement are clear of stored items
The garage overhead and service doors are clear of items

Provide a safe place for pets

Whether a home inspector (in addition to an appraiser, real estate agent or prospective buyer) is coming into your home, it's important to provide a safe place for pets. This may mean a sturdy, appropriately-sized kennel in the home. It can also mean taking the pet to a friend or relative they are comfortable with until things are more settled. Please remember, many of these professionals will need to view both the interior and exterior of the home. Simply putting pets in an open yard is not enough. Modest preparation today can help avoid a giant headache tomorrow.

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

RADON ACTION MONTH DISMAL DESPITE LUNG CANCER RISKS

Glen Fisher (National Property Inspections of Southern New Jersey, LLC) — Wed, 11 Feb 2009 19:15:38 -0600

Much to my dismay, January produced a disappointing number of radon tests completed by us for the southern portion of New Jersey. Understandably, the economy is shaken and real estate sales are suffering, but January was National Radon Action Month.

January is when radon tests should peak due to government alerts and promotions by the radon industry. January is also an ideal time for radon testing to take place as short-term tests require that windows remain closed.

Radon continues to be the number-one environmental concern for homeowners with up to 20,000 annual lung cancer deaths estimated by the US EPA. Radon is the second leading cause of lung cancer with cigarette smoking number-one.

I believe that attention has been diverted from radon due to the media's love for mold. Mold is sexy as you can see it and it is often displayed in many pretty colors. Radon is colorless and odorless, nevertheless it kills people.

Unfortunately, occasionally real estate professionals will discourage radon testing by making comments such as "this town does not have a radon problem" or "only houses with basements have radon". The state of New Jersey recommends that all homes be tested for radon upon resale. In my experience only about one-third actually do have a radon test. It is estimated that there are millions of homes in the US with high levels of radon that have not been tested,

The recent lung cancer deaths of Peter Jennings and Dana Reeve have raised radon awareness of non-smokers. On the whole however, the general public has not taken the initiative to get their homes tested for radon. If a test does confirm high levels of radon gas, the best news is that can often be corrected for a modest investment.

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

BEWARE OF UNHEATED HOMES!

Glen Fisher (National Property Inspections of Southern New Jersey, LLC) — Wed, 11 Feb 2009 13:00:16 -0600

With the generous number of foreclosure homes and short sale homes on the real estate market today, they are often found without heat due to one or more disconnected utilities. This is a serious concern in the colder parts of the country.

While everything may appear fine, freezing conditions may have caused major damage. Often a property will have notices posted that it has been winterized. However, I have seen many a home that was not properly winterized or winterized only after cold weather has set in.

Plumbing and hot water heating systems are the number one concern that is affected by freezing due to lack of heat. Additional defects that often prevail are mold growth, damaged sheet rock and buckled floors. The mold growth can occur as an unheated home will gain a substantial amount of moisture. And when warmer weather returns, mold will have its way.

In severe cases, foundations have even been lifted by frost heaving of the soil. With a heated home there always is some warmth escaping adjacent through foundation which maintains the nearby soil from freezing. With an unheated home now the soil next to the foundation can freeze and if wet, can raise the foundation often causing severe structural damage.

Sometimes defects are apparent as in the home I inspected this past Monday. The property was posted as winterized. Nevertheless, most of the hot water heating system radiators and a baseboard heat unit showed severe freeze damage that will warrant replacement. There is also a high probability that hidden damage may be present to the hot water boiler, hot water boiler piping, water supply piping and plumbing fixtures. Often it is not possible to have the utilities turned on prior to closing. In any case, choose a highly experienced home inspector and prepare for surprises.

Below are photos showing freeze damage to one of the radiators and a baseboard heat unit.

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"

FIVE BIGGEST MISTAKES WHEN CHOOSING A HOME INSPECTOR

Glen Fisher (National Property Inspections of Southern New Jersey, LLC) — Tue, 10 Feb 2009 10:59:50 -0600

•1. DO NOT SELECT A CHEAP HOME INSPECTOR

You get what you pay for. Discount home inspectors rely on low fees to retain work as they are not able to generate referrals due to poor quality inspections and/or reports. Does it make any sense to save a few dollars using a cheap home inspector that may overlook a large problem that can cost thousand of dollars to rectify after you take ownership?

•2. QUESTION THE HOME INSPECTOR'S EXPERIENCE

New Jersey has weakened the licensed home inspector requirements and will grant a license to an individual with only forty hours of field training in addition to classroom work. Numerous licensed New Jersey home inspectors have very little inspection experience. Why risk a new inexperienced home inspector when there are home inspectors such as myself that have completed several-thousand inspections?

•3. LOOK FOR A PROFESSIONAL ASSOCIATION WITH HIGH STANDARDS

Many high quality home inspectors are members of the American Society of Home Inspectors (ASHI). ASHI is North America's oldest and most respected professional society of home inspectors. Be careful of another large home inspector organization that allows an individual to take their home inspector's test on-line and un-proctored. Television reporters and children have been able pass this organization's test and have been offered membership as a certified home inspector.

•4. CHOOSE A NAME THAT YOU CAN TRUST

Some independent home inspection companies change their names every few years due to complaints. Founded in 1987, National Property Inspections, Inc. is one of the oldest and most well-respected names in the property inspection business. NPI franchisees in the United States and Canada have completed nearly 2 million commercial and residential inspections.

•5. INSIST ON TAMPER RESISTANT RADON TESTING

The Radalink® continuous radon monitor used by us has various tamper resistant features. Sometimes the home seller will attempt to alter the test results by moving the detector, opening windows or other interference. The Radalink® monitor can detect tampering while the commonly used charcoal canister does not incorporate any tamper resistant features.

Glen Fisher southjerseynpi@aol.com

"The South Jersey Home Inspector"