R Eyes Inspections, Inspector Blogs

A simple small thing can cause big Temperatures

Robert Flaa - #9501 - (R Eyes Home Inspections) — Sun, 12 Jul 2009 23:04:37 -0700

I was inspecting a nice little 1400 square foot house on a very hot day it was over 100 in Denton Texas just about 30 miles north of Dallas and Fort Worth. This house was built in the late 80's on a flat lot that could use some minor drainage improvements like most houses can. The house was very well maintained, updated and clean however it has the normal minor issues with very little movement for Denton Texas area.

This house looks like the perfect find for a buyer and realtor if the price is right for them. The buyer told me that they where even thinking of not getting this house inspected by a Professional Home Inspector saving the small fee that was charged. With the good condition, cold air conditioning, nice quite area, perfect size and bedrooms.

There where some insolated window seals that had started to show signs of moisture in them on the sunny side of the house no real big deal.

However there was a hidden Issue that paid the fee back too the buyer of this new Home that was charged buy R Eyes Home Inspectors and may have doubled the fee too the buyer by having this issue addressed by the seller and saving them from a more expensive issue if it had failed and time without power too the house or more damage too the house when it failed. This issue could have been solved by a simple anti oxidizer being installed on all the aluminum main feed wires when the houses electrical system was installed. The electrician just failed to put the anti oxidizer on two wires making this an issue many years later for these buyers. This was not a big mistake in the eyes of the installer or even in the scope of the job that the electrician did just a small oversight on his part since he put it on all the other connections. However could have been a fatal mistake for the house or its occupants. At the least an inconvenience for the owners.

In the photos you will see the main breaker and wires at temperatures that will blow your mind.

Pool Inspections

Robert Flaa - #9501 - (R Eyes Home Inspections) — Fri, 20 Mar 2009 20:49:06 -0700

Pool inspections

R Eyes Inspectors has long term experiences with pools being a certified pool operator. We are familiar with the operations, safety, proper installations, and defects. Having maintained many pools in our past making us more comfortable, negligible, informative and detailed than other inspectors that are uncomfortable with the pool inspection. We charge a little more for your Pool Inspection because we take the time to run all the components of the pool system and compile a detailed pool inspection report of general safety and operational components that is informative.

How important is the pool inspection?

The inspecting of a pool is as important as the home inspection. The components can be very expensive to replace. Knowing what you are getting is important to prepare yourself in the beginning rather than finding out issues later.

FAQ's about Home Inspections

Robert Flaa - #9501 - (R Eyes Home Inspections) — Wed, 31 Dec 2008 06:17:15 -0800

What is a Home Inspection?

A home inspection is a professional, complete visual examination of the all the systems and physical structural elements of a home. Our emphasis is on identifying existing or potential problems that would affect a purchasers buying decision.

Why do I need a Home Inspection?

A home is the largest purchase most people will ever make. It only makes sense to find out as much as you can about the house you are interested in before you buy. That way you can avoid costly surprise repairs and problems with your new home. Our report will also advise you of what maintenance is required to keep your home in top condition. A professional inspection will give you a clear picture of the many systems and structural elements that make up the property. If you are selling your home, a listing inspection will point out any potential problems that might be uncovered later by the buyer's inspector. Finding them early will allow you to address them before listing your home, making for a faster and smoother sale.

What does a Home Inspection include?

Our standard inspection report covers all the major systems and structural elements of the house. This includes the condition of the homes heating and air conditioning systems, plumbing and electrical systems, roof, foundation, attic and visible insulation, walls, doors, windows and all visible structures.

Do I need to be there during the Inspection?

No, you aren't required to be there for the inspection. But we highly recommend that you be present at the end of the inspection. It's a valuable learning experience for most people and will help you get the most benefit from the inspection. By being there you can ask the inspector questions directly and the inspector can explain issues specifically. We feel you'll be able to best understand the finished report and get the most benefit from it by having been there during the inspection.

How long will the Inspection take?

The time will vary depending on both the size and condition of the home. For most homes, 3 hours is pretty typical. But for larger homes, or homes in poor condition, it may take longer.

Does a newly constructed home need an Inspection?

Absolutely. A professional inspection of a new home is important. We can spot potential problems early, while they are still easy to correct. It's especially valuable to arrange an inspection before the interior walls are finished. As building professionals, we may find problem areas where the builder has taken shortcuts or not done good work.

Why can't I do the Inspection myself?

Chances are that even if you are very familiar with home construction, you still don't have the knowledge, training and experience of a professional Home Inspector. We've inspected thousands of homes. We are not only familiar with all the systems of a home, and how they work and need to be maintained, but we also know what to look for to tell us that they are getting ready to fail. But beyond the technical expertise and experience a professional inspector brings, it is important to remember that the inspector remains an impartial third party. If you are involved in buying or selling a house, it's impossible for you to remain completely unemotional about the house, and this may cloud your judgment. The professional inspector will provide an objective outside reporting of the facts.

What if the Inspection uncovers problems?

Our report will tell you the condition of the house. No house is going to be perfect. It is up to you to decide how any problems the inspection uncovers might affect your decision to purchase. If major problems are discovered, you may want to try negotiating with the seller to have them repaired before closing the deal. Or perhaps the seller will lower the price, or offer more favorable contract terms. In the end, the decision rests with you, but knowing about potential problems, before you buy, gives you the power to negotiate and make the best decisions.

PLEASE KEEP IN MIND: No house is perfect. Keep things in perspective in regards to the age and value of the property. Don't kill the deal over things which don't matter. Assessment and prioritization of repair items is subjective, only you, the client, can determine what observed conditions are acceptable. It is inappropriate to demand a seller address deferred maintenance, conditions already listed on the seller's disclosure statement, or nitpick items. Realize the seller is under no obligation to repair anything mentioned in the report unless specifically stated so in your current contract.

Will you fix the problems you find during the Inspection?

No. The code of ethics of The Texas Real Estate Commission (TREC) prohibits its members from doing repair work on properties they inspect. This assures that there will never be any conflict of interest by the inspector. Our purpose is to provide an unbiased, objective third party report on the condition of the home.

Why Get a Home Inspection

Robert Flaa - #9501 - (R Eyes Home Inspections) — Sat, 27 Dec 2008 20:05:42 -0800

If you are selling a home, youll get the highest price in the shortest time, if your home is in top condition. Almost all sales contracts include the condition that the contract is contingent upon completion of a satisfactory inspection. This is known as the inspection contingency. Buyers will insist on a professional home inspection performed by an inspector they will hire. If the buyers inspector finds a problem, it can cause the buyer to get cold feet and the deal can often fall through. At best, surprise problems uncovered by the buyers inspector will cause delays in closing, and usually you will have to pay for repairs at the last minute, or take a lower price on your home.

Its better to pay for your own inspection before putting your home on the market. Having a pre-listing inspection done will make the whole sale process easier. Present any items as is and reflected in the purchase price. Otherwise, you can count on the buyers inspector finding them, at the worst possible time, causing delays, and costing you more money.

One of the key benefits of having the inspection done early, is that if there are any problems discovered that need to be repaired, you can have the repairs done on your own terms, on your own schedule. When a problem isnt found until the buyer has an inspection performed, the deal youve worked so hard to get done may fall apart unless you act quickly to get the repairs done. Or you may have to take a lower price, in order to keep the deal moving. In either case, youll almost certainly have more headache, and spend more money, than if youd known about the problem and had it repaired before negotiations began. You could save thousands by simply being able to shop around and get competitive bids from contractors, rather than being forced into paying for a rush job at the last minute. Another area where you can save money is in having flexibility to choose the materials used in repairs. Sales contracts usually specify repairs must be made using materials of comparable quality. By identifying needed repairs early, youll have the option to save money by using less expensive materials for the repairs.

You can also benefit from simply offering certain items as is. Often, you can negotiate with a buyer to accept items in the current condition by stipulating that they are reflected in the purchase price. But that same buyer may walk away from the deal if the conditions come as a surprise, after an offer has already been made. If the home is inspected before the house goes on the market you will be aware of the condition of the house before an offer is made. There wont be any surprises and the deal is far less likely to fall apart. It takes a lot of effort to get a sales agreement signed in the first place. If the inspection turns up problems, the buyer will want to negotiate a new deal and that second sales agreement is usually even harder to get done than the first one.

By having a pre-listing inspection done, you can identify problems early. Then either correct them or present them as is, assuring that the first offer you accept can move quickly and smoothly to closing without delays or costly surprises.

New Home Inspection

Robert Flaa - #9501 - (R Eyes Home Inspections) — Sat, 27 Dec 2008 19:56:51 -0800

There are good reasons to have a professional inspection performed on the brand new home you are buying.

Buying a new house is likely one of, if not the largest purchase decision you'll ever make. The whole process is fraught with emotion and stress. A professional home inspection will substantially reduce the risk for your large investment in a new home. It just makes sense to learn as much as you can about the quality of your new home, before signing off on everything.

Building a new home is a tremendously complex endeavor. It involves many people, usually split up into sub-contractor groups, each working on different parts and systems of the house. Even for the best builders, its nearly impossible to complete this process without missing something. Maybe its a plumbing fixture that didn't get tested for leaks, maybe its an electrical box that isn't working, or any one of dozens of minor problems that can easily be overlooked in such a major undertaking. We will find such problems while it is still early enough for you to bring them up with the builder and have them corrected before you sign-off and start moving in.

For the relatively small cost, a professional inspection of there new dream home can pay big dividends in peace of mind and getting any problems identified and corrected before they can become an unpleasant surprise.

Septic Tank Inspection

Robert Flaa - #9501 - (R Eyes Home Inspections) — Sat, 27 Dec 2008 19:53:20 -0800

Septic Tank Inspection If you are buying a home with a septic tank, you should consider having it inspected by a professional septic contractor. Our standard home inspection does not include this type of specialized, intrusive inspection. To properly inspect the system, the contractor will need to dig holes to access the underground parts of the system. This will include inspecting the tank, as well as the leach field. It makes good sense to have the tank pumped at the time of this inspection. A professional septic contractor can perform both the inspection and pump the tank, killing two birds with one stone and assuring that you begin with an empty tank and a system that has been inspected. Often, you can negotiate with the seller to have them pay for the pumping. R Eyes Inspections Robert Flaa TREC # 9501 940-390-4083 robertflaa@charter.net robert@reyesinspections.com We’re on the Web! R Eyes Inspection.com

DON'T SLAM THE DOOR!!!! I HAVE A SENTAMENTAL ATTACMENT TO IT!!!

Robert Flaa - #9501 - (R Eyes Home Inspections) — Fri, 12 Dec 2008 20:47:03 -0800

I have been watching this house for at least 25 years in Denton!

I guessed it was going to fall sometime ago.

This house is vacant at this time however there where people living in it at one time with the leaning.

Why would anyone keep this house standing I don't know.

This house in person looks worse than in the photo.

This maybe a case of sentimental attachment what do you think?

Only in Texas!!!

Do you think that they are waiting for the city to condemn it and tear it down??

I have an update on this house! it is now for sale

Why are Rodents in the attic a bad thing

Robert Flaa - #9501 - (R Eyes Home Inspections) — Sat, 29 Nov 2008 01:44:19 -0800

Rodents in the attic, you would not think that they could do that much damage to anything. There looking for water, food and lodging, a place to make a nest or raise there young!! They also eat holes in PVC pipes to get at the condensate water. They can eat the insulation off of the electric wiring causing them to short out. They can eat a hole in the duct like in the photo then get in the house. There are many things that the rodents can destroy in the attic.Like the Electric wires in the photo below.

Why is my fireplace leaking?? I have had everyone look at it!!!!

Robert Flaa - #9501 - (R Eyes Home Inspections) — Sat, 29 Nov 2008 01:08:40 -0800

This fireplace has a cover on it however it is still leaking the owner told me. I have had many people out there to fix the problem. One guy said that it was coming in thru the brick and he charged to seal the brick with silicone. The roofer found that the flashing was in good shape and charged her for that. The landscaper said that it would need to have a french drain put in to the street too drain the flowerbed. This is where I came in and this is what I found.

I recommended having a brick layer seal the top.

Happy Thanksgiving to all & most of all to the PEOPLE that keep Active Rain Running

Robert Flaa - #9501 - (R Eyes Home Inspections) — Wed, 26 Nov 2008 21:57:24 -0800

This is to thank the people that work to keep us up and running. We all need to remember that the bigger that this gets the harder that it is to keep us running. We are enjoying Active Rain while someone is working to keep it all working right and a darn good job there doing THANK YOU GOD BLESS YOU.

Please write what you love the most about Active Rain!!!!!

HOW MANY CIRCUITS DO YOU THINK THIS TOOK?

Is The House Trash or Treasure The Buyers Ask

Robert Flaa - #9501 - (R Eyes Home Inspections) — Mon, 17 Nov 2008 22:41:26 -0800

Trash or Treasure that is the Question

Asked the home buyer

BY: ROBERT FLAA TREC # 9501

Is this a good house?

Would you buy this house?

What is wrong with it?

Should I buy this house?

Is this house a deal?

These are some of the questions that are asked of the inspectors.

What do you tell someone in this situation?

What are Realtors telling them?

The inspector on the other hand has to be more delicate than that. We have to tell them what is wrong with the house and at the same time not kill the deal. But there is a lot more to these Questions than Black and White.

Is the buyer a Construction guy that can rehab the house to better than new Statius? Or is the buyer a computer guy that can't use a hammer? Will the buyer have plenty of money or is the down payment the last sent that they own? Are there friends that will help them with this house or are they new to the area, having to pay full price for the contractors?

I know what I tell my clients I start off with there is not a perfect house, all houses have issues some more than others. And all issues are fixable if you have the money to fix them. These are thing you will have to take into consideration.

Then they need to decide whether the issues are something that they can deal with? There are a lot of things that play into all these questions and a lot of them your realtor can answer for you, taking the price, the neighborhood, the repairs, and your money available for repairs. Then you and only you can answer these questions for yourself.

All that the inspector should do is to inform them of the issues on any given house.

I have seen people that bought a house that was trashed and turn it into a treasure. Buying at the right price.

Each person is different with different objectives and I think that is what the agents are doing, is finding the house for the person and the situation. A deal for one person maybe a dud for next one, everyone is different as well as every house is different with different issues.