Oh, Oh, What is that? A signature water stain on a wall or ceiling. Where did it come from? That answer may be elusive. Moisture stains expose themselves in some peculiar places and sometimes not very close to the source of the leak. A homeowners' discovery of any signs of a moisture issue needs to be repaired immediately. First, there may be no way to tell how long the leaks has been active or the extent of the damages. That is why immediate repairs are recommended.

If part of a wall covering (drywall) needs to be removed to investigate the problem, do not worry, it is better to patch a small hole in a wall or ceiling than to have major structural component due to moisture damage. This is but one type of indicator a good home inspector is always trying to discover.

Subtle signs, such as a stain or a small "insignificant crack" in a wall can indicate a major defect is present. Sometimes, sellers don't know any particular item has s deficiency to disclose. (when was the last time you inspected your attic ,basement or crawlspace?) Buyers are too excited to have found a house, have an accepted offer in hand, making plans on the move, orientation of furniture, painting or carpeting,  etc. and simply overlook a issues that can be costly. 

Homes are complex. Many components are inter-related. There is no way to predict when a component will break down, (but, they always do). On the other hand, a good, experienced inspector can inform you through a written report, of any discovered deficiencies, and give you the age (and expected life estimate) of major components. This information enables you to investigate the repair or replacement costs prior to owning the property.

"Uncle Bob" or dad may not have the expertise to give a complete & impartial evaluation of your new home!  A good home inspector does not have emotional ties or monatary interest in the sale of property, or beholding to a realtors wishes. It is what it is - don't kill the messanger.

Be sure to investigate your chosen inspector(s) -

What are his/her experciance / qualifications ?

Are you encouraged to attend the inspection?

Is a home maintenace manual provided?

Are they, Licensed, Insured, Cerified by whom?

Are they part time inspectors?

Are they active members in any national or state home inspection associaitions?

What was the last education session related to inspecting completed?

What is the fee for services provided?

Then check them out, the intenet is a wonderful tool.

Unhurried, careful, thoughtful steps is what it takes to find the property that is right for you. Finding the right home.  Making the offer to buy, after some negotiations, you and the seller have a meeting of the minds, the offer is accepted.  A home inspection is ordered after the offer to buy has been accepted.

You knew the basics of your needs and wants in a home. The # of bedrooms, bathrooms, garage size, 1 story or 2, etc. Narrowing the available real estate to make a final selection you will call home.  A similar process should be undertaken for selection of your home inspector.

So what are the steps?  First of all realize that inspection experience is valuable to you. A new inspector cannot be as effective at identifying defects as an inspector with 5,10, or 20 years experience.  Don't get me wrong, everyone has to start somewhere, that is why a lot of franchise inspection companies are flooded with novice inspectors trying to gain experience.

Training is key to gaining knowledge required to do any job. I believe prior experience, goes hand in hand with training. When a person has experience in home construction, or remodeling for example, where many home components' issues come into play.  This type of experience is more likely to be a better fit to home inspection service than someone wanting to make a job change to become a home inspector because of "make money quick & easy" hype.

Referrals from your trusted attorney, realtor, friends, family, or co-workers are excellent resources to find an experienced, unbiased, & thorough home inspector. Another good source is national home inspection organizations such as American Society of Home Inspectors (ASHI), InterNational Association of Certified Home Inspectors (NACHI) or the National Association of Home Inspectors (NAHI).

Narrow your choices.  Interview your potential inspector.  Here are some basic questions to ask.

Ask how long & what is your experience?  Are you insured?  Do you perform property inspections part time or full time?  Are you a member of any national organizations?  Are you certified by any national home inspector organizations?  Are you a member of any Chamber of Commerce?  Do you provide a home maintenance manual?  Are you available after the inspection for questions or consultation as long as I own my home?  Is the inspection report a checklist type with hard to read carbon copies, or a concise computer aided written report with digital photos?

As with most services, competence, reputation, & experience all come into play. At this critical juncture, keep your eye on the ball.  If after all your due diligence, your selection is experienced inspector that charges a little more.  Are you willing to gamble you hard earned money on what may be the largest investment of a lifetime on a few dollars?  You usually get what you pay for.  What is your peace of mind worth to you?

Do you have water damaged stored items, a musty smell, or a growing stain-like spot(s) in your home? These are indicators of moisture intrusion.

The #1  destructive issue to a home and its' contents is moisture intrusion.  Excessive moisture in a home creates an atmosphere that promotes wood rot, deterioration of building materials and MOLD (mould) growth!   A few facts about mold. Mold spores (seeds) are all around us. In order for a mold seed to grow, it needs the proper environment, such as food, proper temperature, & moisture.  Food for some types of mold is cellulose (wood) materials.  Most homes are built with wood materials.  Temperature ideal for growth of some molds coincide with our comfortable temperature range.  The only thing to eliminate or control is MOISTURE, the third element for mold growth.  Most mold spores are beneficial to us.  We eat them (cheese), breathe them, drink them. Some kinds of mold spores are allergens for some environmentally sensitive people.  For people sensitive to molds, it is essential to have a dry home.  A home is our refuge, keeping it dry eliminates many, & various issues .  Mold is not the problem, moisture intrusion is the problem.

It rains. The ground becomes saturated with rainwater. Your home, with a basement was not intended to be a boat.  OK, maybe a leaky one . . . This also applies to crawlspaces!  Unless there is flowing spring under your home, there are some simple solutions that may help eliminate moisture problem(s).

The grade or slope of the area near the foundation is critical.  A positive slope, by design, will shed rainwater, lawn sprinkler water, or water used for washing your car, away from the foundation.  Most soils next to the foundation are settled, covered with mulch or rocks and plants for landscaping.  This condition results in a negative slope or grade funneling rainwater toward the foundation which finds its way into your home.  I've not yet seen a concrete wall or floor that does not have cracks. This provides a path for moisture intrusion.  Solution? Provide a path for water to drain away from the foundation.  If required, build up the soil near the foundation to divert moisture away. Typically, a 6 inch of drop at 10 feet from the foundation is recommended. What if the land around the home is flat?  A "swale" may be option. A "swale" is a slight depression in the area around the structure, sloped away to provide a drainage system for water.  In this situation, a landscape contractor is the best option since specialized tools will be needed to attain the proper drainage slope. 

The second most critical item? A properly functioning gutter & downspout system with a minimum 6 foot downspout extension to move rainwater away from the foundation.  Properly functioning?  Correct slope of the gutters to allow proper drainage.  And yes, that also means keeping the gutters clean!  When the system does not operate or not properly designed, rainwater from the entire roof can dump near the foundation.  Again, this promotes moisture intrusion. In my opinion, keeping moisture/water in its proper place is by far the most important home maintenance consideration.

Homes are complicated. Homes have hundreds of components.  When working properly together, they provide a safe, comfortable space to live.  Hundreds of home components will wear over time.  This is why regular, scheduled maintenance is so important.  Just like changing the oil in your cars' engine, this action prolongs the life of the engine, so does proper maintenance of a home.  If you do not know, do not want to know, or do not want  to do maintenance, have someone do it.  Ask for references & hire a qualified handyman. This will save you money, time, & the aggravation of something breaking down at the most inconvenient time. 

You do not have to be selling or buying a property for a home inspection. Performed by an experienced, trained, professional home inspector, a home safety/maintenance inspection will provide you with information of the true condition of your home.  Safety items should take priority. Major defects, then small deficiencies that can become  major defects, such as a small leak in a drain, are next.   With a written home safety/maintenance inspection in hand, it's your call, what gets immediate attention, and what can wait a few weeks.  Prioritize your safety deficiencies and maintenance tasks to be completed. Providing a safe, dry, healthy home for you and your family is fundamental.

You want or need to sell your home?

Now what?

The number one factor in keeping a buyers' interest is the first impression of a home. It goes without saying that an unkempt property will immediately turn off a buyer no matter if you have bread baking in the oven! Buyers are looking for a property that says to them: This looks good, I want to look some more. So how do you get to this point?  Preparation!

The home is an extension of us. We have cared for, improved, upgraded or changed items to reflect your personal taste. The location, price, type ( 1 or 2 story, etc.), size, and various other factor come into play. Buyers will automatically be pre-screened by their wants or needs, then, they are going to come looking. You need to be ready.

Rarely do properties sell sight unseen. If you are lucky, someone knows and wants to buy your property already. (If you are reading this, that is not the situation)  How do you increase your chances of selling quickly? Certainly a nice appearance keeps a buyers interest so they want to see more.

Where do you start? Be proactive.  Perform obvious maintenance tasks. Caulking, painting, cleaning.  Remember the honey-do list? It needs to get done. Not necessarily by you, but it needs to get done.  I know, I know, it is a long list.  I'm not talking about extensive remodeling projects, it is the little things. For example; Fixing a leaking faucet, cleaning the gutters, trimming bushes away from the building. Mostly easy stuff. Not doing the most obvious tasks will result in buyers rejecting the property and going elsewhere to look at someone else' property.  Would you buy a property that has obviously been neglected? Or as some would say, has deferred maintenance issues?

Step two; get a licensed, qualified home inspector to inspect the property. You will be surprised at the thoroughness of a good home inspection. From the top of the roof to the bottom of the foundation, experienced inspectors see the small indicators of a problem in the making or a component near the end of it's expected life. The inspector does not have the emotional attachment to the property. A home inspection is an independent, objective analysis of a property. No monetary interest.  No skewed sentiments.  A written report will be generated, some reports include digital photos for added clarity. It is by far an excellent, proactive solution to set yourself apart in the normal Home for Sale jungle.

Even new homes have deficiencies. However the issues are normally covered with a builders warranty, if the defects are identified.Your own inspection will give you the opportunity to eliminate obstacles to a sale. Every home has items of concern. When deficiencies are identified, you get to decide what items you want to repair or not. Deficiencies that could have been easily corrected are corrected.

You get to decide when or who does the repairs. No more inflated estimates for repairs. No more last minute re-negotiations of the asking price. A property that has a 12 year old water heater, or a 20 year old roof issue is noted in the written report. The issues, such as components that are close to the end of their expected life can be reflected in the asking price. Any safety issues, such as missing GFCI receptacles, or recommended repairs can be rectified. No buyer should expect every small item to be corrected. That is unreasonable. It is reasonable for a buyer to expect a safe home for their family.

Your asking price will reflect the true condition of the property, with an independent report & receipts to prove you have corrected deficiencies!  Buyers like facts. Buyers want to know if a property a money pit or is it a going to be a safe, comfortable home for the family?  About 70% of buyers will hire a home inspector to be sure the properly has no major defects. Buyers may counter-offer, sometimes again & again for items discovered by their home inspector. Be one step ahead. Be prepared. 

Finally, as you know, buyers are scarce. They know there are numerous properties for sale. It is a buyers market. The final agreed dollar amount for the property will be closer to your asking price because you will have done the hard work...Just the facts.

A home inspector is your advocate. An inspectors' responsibility is to look out for you. To provide the information so you can make an informed decision when purchasing a home. As a neutral party, an independent inspector should have no financial interest in the sale of the property. Home & building inspection services provide you an unbiased written report of the condition of the property at the time of the inspection.

Think about it, you are good at what you do, whether a teacher, police officer, manager, or whatever your employment is, few people have the knowledge, experience or training to inspect the hundreds of items in a property, such as foundations, roofing, plumbing, or electrical systems. From the top of the roof to the bottom of the foundation, and everything in between, an experienced inspector looks for any indicators of concern. Have a trusted, knowledgeable, experienced professional examine the home to make sure you are not investing hundreds of thousands of dollars in a money-pit!

An inspector examines hundreds of elements in a normal or standard visual inspection. This is where experience comes in. Having inspected hundreds of properties, experienced in all aspects of home construction, and the building sciences, an experienced inspector is worth every penny they charge. Finding small, almost negligible indicators of abnormal system operation, a worn out components' sound, or the distinct smell of burning wire insulation of an overloaded circuit, can be the difference between a novice inspector passing by not even noticing. An inspectors experience helps to find the defects & informs you of the consequences.

Most inspections are visual in nature. More invasive technically exhaustive inspections are available. This type of inspection (technically exhaustive) requires the services of individual contractors such as an electrician, plumber, structural engineer, roofer, etc. to examine the individual components of a property. The cost for technically exhaustive inspections may become unrealistic (10x a visual inspection) because of the nature of the tests and time required to perform invasive inspections. Visual inspections are the norm.

Depending on the region, inspection charges range from $275-$500, for a typical three bedroom, two-bath home with a basement. (Note- Experienced inspectors are at the higher end of the scale) Some inspector services include digital pictures for added clarity, or a home maintenance manual to help guide you through normal home maintenance procedures.

All homes have issues of concern, i.e. deferred maintenance (caulking, painting, clogged gutters, etc.). The objective is discovering and reporting the items that can mean the difference between a huge repair bill and extra money for whatever you choose.

After consultation with your attorney, the choice is yours to make after all the information is in front of you. The inspection is one of the most important or essential step in the home buying process. It gives you the peace of mind knowing what to expect. Is it worth it? What do you think?